Model valuation£417,0008 Busby Close
Local market context
Ducksluice Farm, Fornham Park, Fornham St Genevieve, Bury St Edmunds, IP28 6TT
EPC B6 planning records
Estimated value
£1,429,000
- Against IP28 6TT's recent median (£1,120,000)+28%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
8
From EPC
Floor area
522 m²
5619 sq ft
Energy rating
B
Score 84
Council tax
Band G
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£1,429,000
- Against IP28 6TT's recent median (£1,120,000)+28%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Ducksluice Farm is modelled from its 522 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in IP28 6TT. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
522 m² from the EPC lodged in October 2025
Sales of this home
No sale recorded since 1995
Recent sales in IP28 6TT
5 sales, median £1,120,000 (2025–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 6 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Ducksluice Farm has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
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
What this page doesn't show
1 potential issue has already been flagged for Ducksluice Farm, Fornham Park, Fornham St Genevieve, Bury St Edmunds, IP28 6TT. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About Ducksluice Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
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.
Before you decide
Everything you need to know about Ducksluice Farm
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Ducksluice Farm's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 3)
Oct 2025
EPC Rating
A
B
B84
C
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
9.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 October 2035
Property Improvements
Changes detected from historical EPC data
Sept 2025from Jan 2014
Hot Water
GoodAverage
Hot water efficiency decreased
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Oct 2025from Sept 2025
EPC improved fromC78toB84
Renewable Energy
NoneSolar PV
Solar PV panels (20 kWp) installed
Planning history
Applications and permits filed against Ducksluice Farm, Fornham Park, Fornham St Genevieve, Bury St Edmunds, IP28 6TT, sourced from the PlanIt planning register.
Multiple extension applications run across more than a decade of planning history at Ducksluice Farm.
6 applications on record at Ducksluice Farm, Fornham Park, Fornham St Genevieve, Bury St Edmunds, IP28 6TT
6decisions3extensions72documents2nearby
- Sept 2007ExtensionFullOutcome in report
Extension: Single storey
Planning Application - Erection of single storey extension incorporating indoor swimming pool following demolition of bungalow known as Riverside Cottage
- Documents
- 7 docs on file
- Reference
- SE/07/1317
- More recent applications — locked
- FullJan 2021Decision
- ExtensionDec 2017Decision
+ 3 more applications in the report
Unlock Ducksluice Farm, Fornham Park, Fornham St Genevieve, Bury St Edmunds, IP28 6TT's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (6 on record)
- All 6 applications on this property in full, plus 2 notable nearby
- The 72 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Fornham Park homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
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
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Bury St Edmunds district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
122/mo
Falling 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.
Nearest schools
- Howard Community AcademyPrimary2.6km
- Tollgate Primary SchoolPrimary2.7km
- St Benedict's Catholic SchoolSecondary2.9km
Nearest stops
- Post OfficeBus stop790m
- The GreenBus stop1.0km
- Parklands GreenBus stop1.1km
- Three Kings RoundaboutBus stop1.2km
Most reported crime locally
- Violence & Sexual Offences770 reports45%
- Criminal Damage & Arson169 reports10%
- Other Theft140 reports8%
- Anti-social Behaviour135 reports8%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around IP28 6TT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.3dB
Night-time· 23:00 – 07:00
36.5dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
21st centuryDetached HouseEPC BDetached over 300m²No mains gas
Because the property is a large detached home over 300m² and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,645 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£527k
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£500k
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4 bed3 bath
£479k
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1 Bakers Way, High Street, Tuddenham
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for Ducksluice Farm is modelled from its 522 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in IP28 6TT. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. No sale is recorded for Ducksluice Farm, which usually means it hasn't changed hands since 1995 or the sale was not for value. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for Ducksluice Farm was lodged in October 2025 at band B and is valid until October 2035. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 6 applications are matched to Ducksluice Farm. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 14 months, which places each incident at an approximate point. The 3 schools and 30 stops listed are measured in a straight line from IP28 6TT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Ducksluice Farm is in council tax band G. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about Ducksluice Farm, Fornham Park, Fornham St Genevieve, Bury St Edmunds, IP28 6TT. Each answer is also embedded as structured data for search engines.
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