Model valuation£417,0008 Busby Close
Local market context
21 Blackbird Road, Beck Row, Bury St Edmunds, IP28 8HL
6 sales on record
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
77 m²
829 sq ft
Energy rating
E
Score 48
Council tax
Band B
Tenure
Private Rental
About 21 Blackbird Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Blackbird Road is a semi-detached house in Beck Row, Bury St. Edmunds, Bury St Edmunds (IP28 8HL). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1967-1975 and council tax band B. The latest certificate (July 2025) shows an E (score 48), well below the UK norm with real room to improve. Earlier certificates rated it D (February 2010); the latest reading is one band lower. Between certificates, wall efficiency went from Poor to Good; while roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 73), a 2-band jump. Main heating runs on oil.
Most recent transfer was October 2025 at £180,000 — fresh data. Across 1998–2025, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £213,000 is 18.3% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£217/sq ft) was about 37.5% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 21 Blackbird Road
The true value, the hidden risks and the full sale history, in one report.
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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 3)
Jul 2025
EPC Rating
A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Average
CO2 Emissions
5.0 t/year
Occupancy
Rented
Certificate validity
Valid until 27 July 2035
Property Improvements
Changes detected from historical EPC data
Sept 2015from Feb 2010
EPC improved fromD58toE49
Heating Controls
Prog + TRVsProg + Stat
Heating controls upgraded for better temperature management
Hot Water
PoorVery Poor
Hot water efficiency decreased
Low Energy Lighting
100%74%
Low energy lighting percentage decreased
Jul 2025from Sept 2015
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
74%100%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Late 20th centurySemi-Detached BungalowEPC ENo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Planning history
Applications and permits filed against 21 Blackbird Road, Beck Row, Bury St Edmunds, IP28 8HL, sourced from the PlanIt planning register.
21 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Price for 21 Blackbird Road has grown more than fourfold since the 1998 starting point.
Current estimate
See how we calculated this£213,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.2% per year over 28 years.
Last sold (2025)
£180,000
Growth on file: 5.2% per year over 28 years.
Sales timeline
14 October 2025Most recent
£180,000
10 December 2018
£180,000
+20.0%over 10 years15 May 2008
£150,000
+3.4%over 1 year12 October 2006
£145,000
+110.1%over 5 years5 July 2001
£69,000
+53.3%over 3 years2 April 1998
£45,000
Median price across the last 5 sales in IP28 8HL: £218,000 (2025–2024).
Nearby sales in IP28 8HL
15 Blackbird Road, Beck Row, Bury St Edmunds, IP28 8HL
Sold Oct 2025
£320,00050 Blackbird Road, Beck Row, Bury St Edmunds, IP28 8HL
Sold Oct 2025
£208,00044 Blackbird Road, Beck Row, Bury St Edmunds, IP28 8HL
Sold Mar 2025
£218,00017 Blackbird Road, Beck Row, Bury St Edmunds, IP28 8HL
Sold Jun 2024
£205,00022 Blackbird Road, Beck Row, Bury St Edmunds, IP28 8HL
Sold Aug 2023
£210,000
Versus other Blackbird Road homes
Four headline reads against 51 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 21 Blackbird Road runs well behind the street norm.
Price per m²
£2,338
Street avg £2,264
Floor Area
77 m²
Street avg 76 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
5.0 t/year
Street avg 4.6 t/year
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£215k
1 Beech Drive, Red Lodge
IP28 8GZ
2 bed2 bath
£203k
1 Bennett Road, Red Lodge
IP28 8JT
£228k
1 Aspal Hall Road, Beck Row
IP28 8BE
£230k
1 Aspen Way, Red Lodge
IP28 8GU
£236k
1 Aster Close, Red Lodge
IP28 8XL
3 bed3 bath
£187k
1 Ash Court, Red Lodge
IP28 8GW
£185k
1 Aspal Close, Beck Row
IP28 8BB
£184k
1 All Saints Walk, Worlington
IP28 8SP
2 bed
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
0.2 km
Rookery Drove — bus stop.
Closest school
1.3 km
Beck Row Primary Academy. 2 schools nearby.
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 8HL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.1dB
Night-time· 23:00 – 07:00
38.1dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about 21 Blackbird Road, Beck Row, Bury St Edmunds, IP28 8HL. Each answer is also embedded as structured data for search engines.