Ducksluice Farm, Fornham Park, Fornham St Genevieve, Bury St Edmunds, IP28 6TT
About Ducksluice Farm
Ducksluice Farm is a detached house in Fornham St. Genevieve, Bury St. Edmunds, Bury St Edmunds (IP28 6TT). It has a recorded floor area of 522 m² (around 5619 sq ft), construction records dating it to 2007-2011 and council tax band G. The latest certificate (October 2025) returns a B (score 84), comfortably above the UK average. When first surveyed in January 2014 the rating was C, the property has climbed 1 band since. Between certificates, roof efficiency went from Good to Very Good; while wall efficiency dropped from Very Good to Good and window efficiency dropped from Very Good to Average. Main heating runs on oil.
At 522 m² the property is well over the postcode median (292 m² across 6 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 83% of similar EPCs). 6 planning records sit against the property, 4 approved, 2 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Know exactly what you're buying at Ducksluice Farm
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Ducksluice Farm's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency decreased
Loft insulation upgraded to recommended levels
Solar PV panels (20 kWp) installed
Planning history
Multiple extension applications run across more than a decade of planning history at Ducksluice Farm.
- Jan 2021FullIn report
Planning application - one cabin
- Agent
- John Stebbing Architects Ltd
- Documents
- 19 docs on file
- Reference
- DC/20/1907/FUL
- Dec 2017ExtensionFullIn report
Extension: Single storey · Front of property
Householder Planning Application - Single storey front extension
- Documents
- 14 docs on file
- Reference
- DC/17/2224/HH
We flagged 1 thing worth checking at Ducksluice Farm
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
Ducksluice Farm has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£1,532,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in IP28 6TT: £1,120,000 (2025–2019).
Nearby sales in IP28 6TT
The Stables, Fornham Park, Fornham St Genevieve, Bury St Edmunds, IP28 6TT
Sold May 2025
£910,000Lavanda House, Fornham Park, Fornham St Genevieve, Bury St Edmunds, IP28 6TT
Sold Apr 2025
£1,120,000North Lodge, Fornham Park, Fornham St Genevieve, Bury St Edmunds, IP28 6TT
Sold Aug 2024
£410,000The Coach House, Fornham Park, Fornham St Genevieve, Bury St Edmunds, IP28 6TT
Sold Aug 2018
£938,000The Agents House, Fornham Park, Fornham St Genevieve, Bury St Edmunds, IP28 6TT
Sold Jun 2013
£1,025,000
Everything we know about Ducksluice Farm, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Fornham Park homes
On floor area, Ducksluice Farm stands well clear of the street.
EPC Rating
84 (B)
Street avg 65 (D)
Floor Area
522 m²
Street avg 264 m²
CO₂ Emissions
9.7 t/year
Street avg 8.6 t/year
Habitable Rooms
8 rooms
Street avg 8 rooms
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.8 km
Post Office — bus stop.
Closest school
2.6 km
Howard Community Academy. 3 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
42.3dB
Night-time· 23:00 – 07:00
36.5dB