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Hill Cottage, Fordham Road, Freckenham, Bury St Edmunds, IP28 8JB

1 planning record

Estimated value

£517,000

  • Since the 2017 sale (£417,500)+24%
  • Against IP28 8JB's recent median (£460,000)+12%

Newest record on this page: March 2026. 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
3
Bathrooms
2
Floor area
108 m²
1163 sq ft
Energy rating
E
Score 41
Council tax
Band E
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

£517,000

  • Against its 2017 sale (£417,500)+24%
  • Against IP28 8JB's recent median (£460,000)+12%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Hill Cottage is modelled from its 108 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP28 8JB. 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

    108 m² from the EPC lodged in March 2025

  • Sales of this home

    2 sales recorded, the latest in 2017

  • Recent sales in IP28 8JB

    5 sales, median £460,000 (2026–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

Hill Cottage has more than doubled in price since the earliest registered sale in 2000.

Sales timeline

  1. 14 February 2017Most recent

    £417,500

    +153.0%over 17 years

  2. 7 February 2000

    £165,000

Median price across the last 5 sales in IP28 8JB: £460,000 (2026–2023).

Risks

What this page doesn't show

1 potential issue has already been flagged for Hill Cottage, Fordham Road, Freckenham, Bury St Edmunds, IP28 8JB. 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 Hill Cottage

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

Hill Cottage is a three-bedroom detached house in Freckenham, Bury St. Edmunds, Bury St Edmunds (IP28 8JB). It has a recorded floor area of 108 m² (around 1163 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (March 2025) shows an E (score 41), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since August 2016. Between certificates, window efficiency went from Average to Good and lighting went from Average to Very Good; while roof efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on oil. Other recorded features include outbuildings.

At 108 m² it's 16.3% smaller than the typical home in the postcode (129 m² median across 18 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 83% of similar EPCs). Across 2000–2017, sale prices on this property compounded at 5.6% per year. Today's modelled estimate of £517,000 is 23.8% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£359/sq ft) was about 53.9% above the typical sold price in the postcode. On the market in February 2017 and unlisted since — roughly 9 years. One historical planning record sits against the property in 2019.

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

  • Bedrooms3
  • Bathrooms2
  • StudyYes

Outside

  • Private gardenYes
  • ParkingOff road
  • OutbuildingsYes
Before you decide

Everything you need to know about Hill Cottage

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.

Hill Cottage's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 3)
Mar 2025

EPC Rating

A
B
C
D
E
E41
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
7.2 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 18 March 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Sept 2024from Aug 2016
Low Energy Lighting
36%95%

More low energy lighting installed

Mar 2025from Sept 2024
Windows
Mostly DoubleFull Double

Windows upgraded, improving insulation

Planning

Planning history

Applications and permits filed against Hill Cottage, Fordham Road, Freckenham, Bury St Edmunds, IP28 8JB, sourced from the PlanIt planning register.

1 application on record at Hill Cottage, Fordham Road, Freckenham, Bury St Edmunds, IP28 8JB

1decisions8documents1nearby
  1. Sept 2019
    Full
    Outcome in report

    Householder planning application - 2 bay Stable with attached store room.

    Documents
    8 docs on file
    Reference
    DC/19/1472/HH
    Full record in report

Unlock Hill Cottage, Fordham Road, Freckenham, Bury St Edmunds, IP28 8JB's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (1 on record)
  • All 1 application on this property in full, plus 1 notable nearby
  • The 8 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Fordham Road homes

Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.

Hill Cottage outperforms the street on price per m² by a wide margin.

Price per m²

£3,866

Street avg £2,714

Strongly above

Floor Area

108 m²

Street avg 142 m²

Below

Habitable Rooms

4 rooms

Street avg 5 rooms

Below

CO₂ Emissions

7.2 t/year

Street avg 4.4 t/year

Strongly 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

Golden Boar — bus stop.

Closest school

2.8 km

Isleham Church of England Primary School. 1 school nearby.

Nearest schools

  • Isleham Church of England Primary SchoolPrimary2.8km

Nearest stops

  • Golden BoarBus stop295m
  • Elms RoadBus stop438m
  • East ViewBus stop843m
  • Walnut GroveBus stop3.0km

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

Daytime· 07:00 – 23:00

44.8dB

Low
Night-time road noise heatmap for IP28 8JB

Night-time· 23:00 – 07:00

37.6dB

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

Victorian-eraDetached HouseEPC EPre-1919 buildNo mains gasPermanent outbuildings

Because the property was built before 1919, has no mains gas supply, and has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £1,085 · 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.
£502k

1 Aspal Lane, Beck Row

IP28 8BH

3 bed3 bath
£550k

1 Beeches Road, West Row

IP28 8NP

3 bed2 bath
£338k

1 Beck Lodge Barns, Queens Close, Beck Row

IP28 8HQ

3 bed1 bath
£275k

1 Aspal Way, Beck Row

IP28 8FE

3 bed1 bath
£261k

1 Berberis Drive, Red Lodge

IP28 8XJ

3 bed2 bath
£236k

1 Aster Close, Red Lodge

IP28 8XL

3 bed3 bath
£182k

1 Bergamot Close, Red Lodge

IP28 8SL

3 bed2 bath
£339k

1 Birch Walk, Beck Row

IP28 8UG

4 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 Hill Cottage is modelled from its 108 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP28 8JB. 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 Hill Cottage. 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 Hill Cottage was lodged in March 2025 at band E and is valid until March 2035. 3 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Hill Cottage. 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 1 school and 5 stops listed are measured in a straight line from IP28 8JB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Hill Cottage is in council tax band E. 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 Hill Cottage, Fordham Road, Freckenham, Bury St Edmunds, IP28 8JB. Each answer is also embedded as structured data for search engines.

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