Model valuation£417,0008 Busby Close
Local market context
21 Falcon Way, Beck Row, Bury St Edmunds, IP28 8EL
6 sales on record
Estimated value
£180,000
- Since the 2009 sale (£109,995)+64%
- Against IP28 8EL's recent median (£285,000)-37%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
55 m²
592 sq ft
Energy rating
D
Score 64
Council tax
Band A
Tenure
Private Rental
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
£180,000
- Against its 2009 sale (£109,995)+64%
- Against IP28 8EL's recent median (£285,000)-37%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Falcon Way is modelled from its 55 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in IP28 8EL. 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
55 m² from the EPC lodged in February 2020
Sales of this home
6 sales recorded, the latest in 2009
Recent sales in IP28 8EL
5 sales, median £285,000 (2026–2025)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
21 Falcon Way has more than tripled in price since its earliest registered sale in 1996.
Sales timeline
18 June 2009Most recent
£109,995
-7.6%over 3 years27 April 2006
£119,000
+101.7%over 4 years12 December 2001
£59,000
+29.7%over 2 years26 March 1999
£45,500
+8.3%over 1 year6 March 1998
£42,000
+20.0%over 1 year4 July 1996
£35,000
Median price across the last 5 sales in IP28 8EL: £285,000 (2026–2025).
Nearby sales in IP28 8EL
95 Falcon Way, Beck Row, Bury St Edmunds, IP28 8EL
Sold Jun 2026
£285,00054 Falcon Way, Beck Row, Bury St Edmunds, IP28 8EL
Sold Dec 2025
£300,00079 Falcon Way, Beck Row, Bury St Edmunds, IP28 8EL
Sold Oct 2025
£205,00060 Falcon Way, Beck Row, Bury St Edmunds, IP28 8EL
Sold Oct 2025
£230,000103 Falcon Way, Beck Row, Bury St Edmunds, IP28 8EL
Sold Aug 2025
£300,000
What this page doesn't show
1 potential issue has already been flagged for 21 Falcon Way, Beck Row, Bury St Edmunds, IP28 8EL. 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 21 Falcon Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Falcon Way is a two-bedroom mid-terrace house in Beck Row, Bury St. Edmunds, Bury St Edmunds (IP28 8EL). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 2003-2006 and council tax band A. The latest certificate (February 2020) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since February 2009. Between certificates, lighting went from Very Poor to Very Good. The recommended improvements would lift it to A (score 92), a 3-band jump. Main heating runs on electricity.
Held since June 2009 — that's 17 years off the open market, well above the local norm. Across the public record there are 6 sales, relatively high churn for a single property. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 1996–2009, sale prices on this property compounded at 9.2% per year. Today's modelled estimate of £180,000 sits 63.6% above the 2009 sale of £109,995. On a £-per-square-foot basis, the last sale (£186/sq ft) was about 53.7% above the typical sold price in the postcode. At 55 m² it sits well below the postcode median (104 m² across 76 EPCs), making it one of the more compact homes locally.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
Outside
- Private gardenYes
- ParkingOff street
Building
- RefurbishedYes
Before you decide
Everything you need to know about 21 Falcon Way
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Feb 2020
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
4.0 t/year
Occupancy
Rented
Certificate validity
Valid until 28 February 2030
Property Improvements
Changes detected from historical EPC data
Feb 2020from Feb 2009
Roof Insulation
PartialInsulated
Roof insulation improved
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 21 Falcon Way, Beck Row, Bury St Edmunds, IP28 8EL, sourced from the PlanIt planning register.
21 Falcon Way has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Falcon Way homes
Four headline reads against 76 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 21 Falcon Way runs well behind the street norm.
Price per m²
£2,000
Street avg £2,136
Floor Area
55 m²
Street avg 94 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.0 t/year
Street avg 5.2 t/year
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
0.3 km
Moss Edge Farm — bus stop.
Closest school
1.5 km
Beck Row Primary Academy. 2 schools nearby.
Nearest schools
- Beck Row Primary AcademyPrimary1.5km
- West Row AcademyPrimary2.2km
Nearest stops
- Moss Edge FarmBus stop310m
- Rookery DroveBus stop334m
- Barleycorn WayBus stop852m
- Barleycorn WayBus stop855m
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 8EL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.9dB
Night-time· 23:00 – 07:00
38.3dB
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 centuryMid-Terrace HouseEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£184k
1 All Saints Walk, Worlington
IP28 8SP
2 bed
£215k
1 Beech Drive, Red Lodge
IP28 8GZ
2 bed2 bath
£182k
1 Bergamot Close, Red Lodge
IP28 8SL
3 bed2 bath
£236k
1 Aster Close, Red Lodge
IP28 8XL
3 bed3 bath
£261k
1 Berberis Drive, Red Lodge
IP28 8XJ
3 bed2 bath
£275k
1 Aspal Way, Beck Row
IP28 8FE
3 bed1 bath
£338k
1 Beck Lodge Barns, Queens Close, Beck Row
IP28 8HQ
3 bed1 bath
£502k
1 Aspal Lane, Beck Row
IP28 8BH
3 bed3 bath
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Start your researchHow to read this page
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 21 Falcon Way is modelled from its 55 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in IP28 8EL. 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. 6 sales are recorded for 21 Falcon Way. 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 21 Falcon Way was lodged in February 2020 at band D and is valid until February 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 21 Falcon Way. 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 2 schools and 21 stops listed are measured in a straight line from IP28 8EL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 Falcon Way is in council tax band A. 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 21 Falcon Way, Beck Row, Bury St Edmunds, IP28 8EL. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in IP28 8ELSold prices, values and energy ratings for the postcode
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- 21 Falcon Way, Beck Row, Bury St Edmunds valuationHow the estimate is built and what moves it
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