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2 Blackbird Road, Beck Row, Bury St Edmunds, IP28 8HL

3 sales on record

Estimated value

£331,000

  • Since the 2021 sale (£275,000)+20%
  • Against IP28 8HL's recent median (£218,000)+52%

Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
105 m²
1130 sq ft
Energy rating
C
Score 78
Council tax
Band B
Tenure
Owner Occupied
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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

£331,000

  • Against its 2021 sale (£275,000)+20%
  • Against IP28 8HL's recent median (£218,000)+52%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Blackbird Road is modelled from its 105 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in IP28 8HL. 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

    105 m² from the EPC lodged in June 2020

  • Sales of this home

    3 sales recorded, the latest in 2021

  • Recent sales in IP28 8HL

    5 sales, median £218,000 (2025–2025)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2025Latest 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.

2 Blackbird Road saw 3 transfers in just over a decade — high turnover for the postcode.

Sales timeline

  1. 17 February 2021Most recent

    £275,000

    +22.2%over 4 years

  2. 31 October 2016

    £225,000

    +21.3%over 2 years

  3. 22 January 2014

    £185,500

Median price across the last 5 sales in IP28 8HL: £218,000 (2025–2025).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Blackbird Road, Beck Row, Bury St Edmunds, IP28 8HL. 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 2 Blackbird Road

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

2 Blackbird Road is a four-bedroom detached house in Beck Row, Bury St. Edmunds, Bury St Edmunds (IP28 8HL). It has a recorded floor area of 105 m² (around 1130 sq ft), construction records dating it to 1976-1982 and council tax band B. The latest certificate (June 2020) shows a C (score 78), near the top of the C band. When first surveyed in March 2012 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Good to Very Good, window efficiency went from Average to Good and lighting went from Average to Very Good. The recommended improvements would push it to B (score 88). Main heating runs on oil. Records show the property has been extended at some point in its history.

At 105 m² the property is well over the postcode median (75 m² across 51 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Across 2014–2021, sale prices on this property compounded at 5.7% per year. Today's modelled estimate of £331,000 is 20.4% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£243/sq ft) was about 54.3% above the typical sold price in the postcode. Most recent transfer: February 2021 at £275,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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

  • Bedrooms4
  • Bathrooms2
  • EnsuiteYes

Outside

  • GarageYes

Building

  • Previously extendedYes
  • RefurbishedYes
Before you decide

Everything you need to know about 2 Blackbird Road

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.

2 Blackbird Road ranks among the most efficient homes in the postcode for energy use.

Current Certificate(1 of 3)
Jun 2020

EPC Rating

A
B
C
C78
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 17 June 2030

3 years remaining

Property Improvements

Changes detected from historical EPC data

Sept 2016from Mar 2012
EPC improved fromD62toC75
Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting
38%86%

More low energy lighting installed

Jun 2020from Sept 2016
Windows
AverageGood

Window efficiency improved

Planning

Planning history

Applications and permits filed against 2 Blackbird Road, Beck Row, Bury St Edmunds, IP28 8HL, sourced from the PlanIt planning register.

2 Blackbird Road 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 Blackbird Road homes

Four headline reads against 51 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for 2 Blackbird Road runs comfortably ahead of the street norm.

Price per m²

£2,619

Street avg £2,257

Above

Floor Area

105 m²

Street avg 75 m²

Strongly above

Habitable Rooms

5 rooms

Street avg 4 rooms

Above

CO₂ Emissions

3.1 t/year

Street avg 4.6 t/year

Strongly above
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

0.2 km

Rookery Drove — bus stop.

Closest school

1.3 km

Beck Row Primary Academy. 2 schools nearby.

Nearest schools

  • Beck Row Primary AcademyPrimary1.3km
  • West Row AcademyPrimary2.3km

Nearest stops

  • Rookery DroveBus stop170m
  • Moss Edge FarmBus stop507m
  • Barleycorn WayBus stop672m
  • Barleycorn WayBus stop674m

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 8HL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for IP28 8HL

Daytime· 07:00 – 23:00

45.1dB

Low
Night-time road noise heatmap for IP28 8HL

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

Late 20th centuryDetached HouseEPC CNo mains gas

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

From £955 · 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.
£339k

1 Birch Walk, Beck Row

IP28 8UG

4 bed3 bath
£338k

1 Beck Lodge Barns, Queens Close, Beck Row

IP28 8HQ

3 bed1 bath
£380k

1 Bilberry Close, Red Lodge

IP28 8GD

5 bed4 bath
£275k

1 Aspal Way, Beck Row

IP28 8FE

3 bed1 bath
£400k

1 Bayberry Close, Red Lodge

IP28 8QX

5 bed
£261k

1 Berberis Drive, Red Lodge

IP28 8XJ

3 bed2 bath
£448k

1 Acorn Way, Red Lodge

IP28 8FY

5 bed4 bath
£236k

1 Aster Close, Red Lodge

IP28 8XL

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 2 Blackbird Road is modelled from its 105 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in IP28 8HL. 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. 3 sales are recorded for 2 Blackbird Road. 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 2 Blackbird Road was lodged in June 2020 at band C and is valid until June 2030. 3 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 2 Blackbird Road. 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 8HL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Blackbird Road 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 2 Blackbird Road, Beck Row, Bury St Edmunds, IP28 8HL. Each answer is also embedded as structured data for search engines.

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