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12 Harrier Way, Beck Row, Bury St Edmunds, IP28 8FB

Estimated value

£186,000

  • Since the 2014 sale (£121,000)+54%
  • Against IP28 8FB's recent median (£169,000)+10%

Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Bedrooms
2
Bathrooms
2
Floor area
75 m²
807 sq ft
Energy rating
C
Score 72
Council tax
Band B
Tenure
Private Rental
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Valuation

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

£186,000

  • Against its 2014 sale (£121,000)+54%
  • Against IP28 8FB's recent median (£169,000)+10%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Harrier Way is modelled from its 75 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP28 8FB. 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

    75 m² from the EPC lodged in February 2023

  • Sales of this home

    2 sales recorded, the latest in 2014

  • Recent sales in IP28 8FB

    5 sales, median £169,000 (2026–2017)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: May 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

12 Harrier Way valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 13 November 2014Most recent

    £121,000

    +35.2%over 10 years

  2. 31 March 2004

    £89,500

Median price across the last 5 sales in IP28 8FB: £169,000 (2026–2017).

Risks

What this page doesn't show

1 potential issue has already been flagged for 12 Harrier Way, Beck Row, Bury St Edmunds, IP28 8FB. 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

Overview

About 12 Harrier Way

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

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 £186,000 sits 53.7% above the 2014 sale of £121,000. Last changed hands 12 years ago, in November 2014.

Specifications

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
  • Bathrooms2
  • Dining roomYes

Outside

  • Private gardenYes
  • ParkingOff road
  • Cul-de-sacYes
Before you decide

Everything you need to know about 12 Harrier Way

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Feb 2023

EPC Rating

A
B
C
C72
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
3.8 t/year
Occupancy
Rented

Certificate validity

Valid until 7 February 2033

6 years remaining

Property Improvements

Changes detected from historical EPC data

Feb 2023from May 2009
EPC improved fromD68toC72
Low Energy Lighting
0%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 12 Harrier Way, Beck Row, Bury St Edmunds, IP28 8FB, sourced from the PlanIt planning register.

12 Harrier 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.

On the street

Versus other Harrier Way homes

Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.

On price per m², 12 Harrier Way runs well behind the street norm.

Price per m²

£1,613

Street avg £2,105

Strongly below

Floor Area

75 m²

Street avg 74 m²

On par

Habitable Rooms

4 rooms

Street avg 4 rooms

On par

CO₂ Emissions

3.8 t/year

Street avg 3.2 t/year

Below
Area

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.
Full Bury St Edmunds report

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

Rookery Drove — bus stop.

Closest school

1.4 km

Beck Row Primary Academy. 2 schools nearby.

Nearest schools

  • Beck Row Primary AcademyPrimary1.4km
  • West Row AcademyPrimary2.4km

Nearest stops

  • Rookery DroveBus stop313m
  • Moss Edge FarmBus stop494m
  • Barleycorn WayBus stop781m
  • Barleycorn WayBus stop782m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around IP28 8FB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for IP28 8FB

Daytime· 07:00 – 23:00

45.0dB

Low
Night-time road noise heatmap for IP28 8FB

Night-time· 23:00 – 07:00

38.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

21st centuryMid-Terrace HouseEPC CNo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £820 · Includes VAT

Comparables

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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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 12 Harrier Way is modelled from its 75 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP28 8FB. 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. 2 sales are recorded for 12 Harrier 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 12 Harrier Way was lodged in February 2023 at band C and is valid until February 2033. 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 12 Harrier 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 8FB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
12 Harrier Way is in council tax band B. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 12 Harrier Way, Beck Row, Bury St Edmunds, IP28 8FB. Each answer is also embedded as structured data for search engines.

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