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9 Beeches Road, West Row, Bury St Edmunds, IP28 8NP

Estimated value

£347,000

  • Against IP28 8NP's recent median (£260,000)+33%

Newest record on this page: February 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
Habitable rooms
6
From EPC
Floor area
170 m²
1830 sq ft
Energy rating
F
Score 36
Council tax
Band A
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

£347,000

  • Against IP28 8NP's recent median (£260,000)+33%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 9 Beeches Road is modelled from its 170 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in IP28 8NP. 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

    170 m² from the EPC lodged in January 2013

  • Sales of this home

    No sale recorded since 1995

  • Recent sales in IP28 8NP

    5 sales, median £260,000 (2026–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: February 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.

9 Beeches Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

No sales recorded with HM Land Registry

That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.

Median price across the last 5 sales in IP28 8NP: £260,000 (2026–2023).

Risks

What this page doesn't show

1 potential issue has already been flagged for 9 Beeches Road, West Row, Bury St Edmunds, IP28 8NP. 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 9 Beeches Road

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

9 Beeches Road is a detached house in West Row, Bury St. Edmunds, Bury St Edmunds (IP28 8NP). It has a recorded floor area of 170 m² (around 1830 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (January 2013) shows an F (score 36), near the bottom of the EPC scale. Earlier certificates rated it D (October 2011); the latest reading is 2 bands lower. Between certificates, wall efficiency dropped from Good to Very Poor and window efficiency dropped from Good to Poor. The recommended improvements would lift it to C (score 77), a 3-band jump. Main heating runs on lpg. The latest certificate is from January 2013, so improvements made since then won't be reflected.

At 170 m² the property is well over the postcode median (108 m² across 23 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 83% of similar EPCs).

Before you decide

Everything you need to know about 9 Beeches 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.

9 Beeches Road's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 29 Jan 2023

Current Certificate(1 of 2)
Jan 2013

EPC Rating

A
B
C
D
E
F
F36
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Poor
Windows
Poor
CO2 Emissions
8.0 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 29 January 2023

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Jan 2013from Oct 2011
EPC improved fromD55toF36
Hot Water
Main SystemMain (No Stat)

Hot water system changed

Windows
SecondaryMostly Double

Windows upgraded, improving insulation

Low Energy Lighting
100%25%

Low energy lighting percentage decreased

Planning

Planning history

Applications and permits filed against 9 Beeches Road, West Row, Bury St Edmunds, IP28 8NP, sourced from the PlanIt planning register.

9 Beeches 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 Beeches Road homes

Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.

9 Beeches Road is notably below the street on epc rating.

EPC Rating

36 (F)

Street avg 55 (E)

Below

Floor Area

170 m²

Street avg 127 m²

Strongly above

CO₂ Emissions

8.0 t/year

Street avg 7.0 t/year

Below

Habitable Rooms

6 rooms

Street avg 5 rooms

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

0.1 km

Blenheim Close — bus stop.

Closest school

0.2 km

West Row Academy. 2 schools nearby.

Nearest schools

  • West Row AcademyPrimary232m
  • Beck Row Primary AcademyPrimary2.3km

Nearest stops

  • Blenheim CloseBus stop113m
  • Baptist ChurchBus stop400m
  • St Peters ChurchBus stop776m
  • Cricks RoadBus stop1.1km

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

Daytime· 07:00 – 23:00

44.5dB

Low
Night-time road noise heatmap for IP28 8NP

Night-time· 23:00 – 07:00

36.1dB

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

Victorian-eraDetached HouseEPC FPre-1919 buildNo mains gasSolid (non-cavity) walls

Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, 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
£324k

1 Acres Walk, Beck Row

IP28 8WD

£377k

1 Barleycorn Way, Beck Row

IP28 8YQ

£380k

1 Bilberry Close, Red Lodge

IP28 8GD

5 bed4 bath
£316k

1 Bargate Road, West Row

IP28 8PW

£400k

1 Bayberry Close, Red Lodge

IP28 8QX

5 bed
£400k

1 Bell Lane, Worlington

IP28 8SE

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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 9 Beeches Road is modelled from its 170 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in IP28 8NP. 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. No sale is recorded for 9 Beeches Road, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 9 Beeches Road was lodged in January 2013 at band F and expired in January 2023, so a new one is needed to sell or let. 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 9 Beeches 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 17 stops listed are measured in a straight line from IP28 8NP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
9 Beeches Road is in council tax band A. 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 9 Beeches Road, West Row, Bury St Edmunds, IP28 8NP. Each answer is also embedded as structured data for search engines.

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