12 Harrier Way, Beck Row, Bury St Edmunds, IP28 8FB
About 12 Harrier Way
12 Harrier Way is a two-bedroom mid-terrace house in Beck Row, Bury St. Edmunds, Bury St Edmunds (IP28 8FB). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to 2003-2006 and council tax band B. The latest certificate (February 2023) shows a C (score 72). When first surveyed in May 2009 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Very Good and main heating went from Poor to Average. The recommended improvements would push it to B (score 91). Main heating runs on electricity. The home occupies a cul-de-sac position.
Across 2004–2014, sale prices on this property compounded at 2.9% per year. Today's modelled estimate of £188,000 sits 55.4% above the 2014 sale of £121,000. Last changed hands 12 years ago, in November 2014.
Know exactly what you're buying at 12 Harrier Way
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
What this property has
Inside
- Bedrooms2
- Bathrooms2
- Dining roomYes
Outside
- Private gardenYes
- ParkingOff road
- Cul-de-sacYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
12 Harrier Way has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
We flagged 1 thing worth checking at 12 Harrier Way
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
12 Harrier Way valuation sits well clear of the typical sold price in this postcode.
£188,000
Modelled from EPC, postcode comparables and a sale-price growth of 2.9% per year over 11 years.
£121,000
Growth on file: 2.9% per year over 11 years.
Sales timeline
13 November 2014Most recent
£121,000
+35.2%over 10 years31 March 2004
£89,500
Median price across the last 5 sales in IP28 8FB: £169,000 (2025–2017).
Nearby sales in IP28 8FB
5 Harrier Way, Beck Row, Bury St Edmunds, IP28 8FB
Sold May 2025
£215,00013 Harrier Way, Beck Row, Bury St Edmunds, IP28 8FB
Sold Jan 2020
£166,50015 Harrier Way, Beck Row, Bury St Edmunds, IP28 8FB
Sold Nov 2019
£169,0007 Harrier Way, Beck Row, Bury St Edmunds, IP28 8FB
Sold Dec 2017
£167,00010 Harrier Way, Beck Row, Bury St Edmunds, IP28 8FB
Sold Nov 2017
£179,995
Everything we know about 12 Harrier Way, 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 Harrier Way homes
On price per m², 12 Harrier Way runs well behind the street norm.
Price per m²
£1,613
Street avg £2,044
Floor Area
75 m²
Street avg 74 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.8 t/year
Street avg 3.2 t/year
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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
0.3 km
Rookery Drove — bus stop.
Closest school
1.4 km
Beck Row Primary Academy. 2 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
45.0dB
Night-time· 23:00 – 07:00
38.1dB