Model valuation£417,0008 Busby Close
Local market context
13 Acacia Close, Red Lodge, Bury St Edmunds, IP28 8WT
3 sales on record
Estimated value
£362,000
- Since the 2021 sale (£350,000)+3%
- Against IP28 8WT's recent median (£375,000)-3%
Newest record on this page: January 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
116 m²
1249 sq ft
Energy rating
C
Score 79
Council tax
Band D
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
£362,000
- Against its 2021 sale (£350,000)+3%
- Against IP28 8WT's recent median (£375,000)-3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Acacia Close is modelled from its 116 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in IP28 8WT. 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
116 m² from the EPC lodged in July 2014
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in IP28 8WT
5 sales, median £375,000 (2025–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
13 Acacia Close saw 3 transfers in just over a decade — high turnover for the postcode.
Sales timeline
27 June 2021Most recent
£350,000
+11.1%over 4 years25 May 2017
£315,000
+18.4%over 2 years14 August 2014
£265,995
Median price across the last 5 sales in IP28 8WT: £375,000 (2025–2017).
Nearby sales in IP28 8WT
17 Acacia Close, Red Lodge, Bury St Edmunds, IP28 8WT
Sold Jan 2025
£390,0006 Acacia Close, Red Lodge, Bury St Edmunds, IP28 8WT
Sold Jun 2024
£380,0002 Acacia Close, Red Lodge, Bury St Edmunds, IP28 8WT
Sold Dec 2022
£321,0004 Acacia Close, Red Lodge, Bury St Edmunds, IP28 8WT
Sold Oct 2021
£375,00011 Acacia Close, Red Lodge, Bury St Edmunds, IP28 8WT
Sold Aug 2017
£342,500
What this page doesn't show
1 potential issue has already been flagged for 13 Acacia Close, Red Lodge, Bury St Edmunds, IP28 8WT. 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
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About 13 Acacia Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Acacia Close is a four-bedroom detached house in Red Lodge, Bury St. Edmunds, Bury St Edmunds (IP28 8WT). It has a recorded floor area of 116 m² (around 1249 sq ft) and council tax band D. The latest certificate (July 2014) shows a C (score 79), near the top of the C band. The recommended improvements would push it to B (score 89). The latest certificate is from July 2014, so improvements made since then won't be reflected.
Across 2014–2021, sale prices on this property compounded at 4.1% per year. On a £-per-square-foot basis, the last sale (£280/sq ft) was about 27.2% above the typical sold price in the postcode. At 116 m² it's 17.1% smaller than the typical home in the postcode (140 m² median across 13 EPCs). Last sale on file: £350,000 in June 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Dining roomYes
Outside
- Communal gardenYes
- GarageDetached
Building
- RefurbishedYes
Before you decide
Everything you need to know about 13 Acacia Close
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
13 Acacia Close's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 13 Jul 2024
Current Certificate
Jul 2014EPC Rating
A
B
C
C79
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
2.5 t/year
Occupancy
—
Certificate validity
Expired on 13 July 2024
Planning history
Applications and permits filed against 13 Acacia Close, Red Lodge, Bury St Edmunds, IP28 8WT, sourced from the PlanIt planning register.
13 Acacia Close 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.
Versus other Acacia Close homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
13 Acacia Close outperforms the street on price per m² by a wide margin.
Price per m²
£3,017
Street avg £2,452
Floor Area
116 m²
Street avg 138 m²
CO₂ Emissions
2.5 t/year
Street avg 2.6 t/year
Years Held
5 years
Street avg 8 years
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.
Crime
122/mo
Falling year-on-year across the wider district.
Nearest stop
0.3 km
Spearmint Way — bus stop.
Closest school
0.8 km
St Christopher's CEVCP School. 3 schools nearby.
Nearest schools
- St Christopher's CEVCP SchoolPrimary838m
- The Pines Primary SchoolPrimary1.2km
- Kennett Primary SchoolPrimary2.7km
Nearest stops
- Spearmint WayBus stop271m
- Horseshoe DriveBus stop502m
- Blackberry WayBus stop535m
- Red Lodge Public HouseBus stop615m
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.
Road noise across the postcode
Modelled day and night-time noise levels around IP28 8WT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.6dB
Night-time· 23:00 – 07:00
48.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
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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
£380k
1 Bilberry Close, Red Lodge
IP28 8GD
5 bed4 bath
£338k
1 Beck Lodge Barns, Queens Close, Beck Row
IP28 8HQ
3 bed1 bath
£400k
1 Bayberry Close, Red Lodge
IP28 8QX
5 bed
£448k
1 Acorn Way, Red Lodge
IP28 8FY
5 bed4 bath
£275k
1 Aspal Way, Beck Row
IP28 8FE
3 bed1 bath
£502k
1 Aspal Lane, Beck Row
IP28 8BH
3 bed3 bath
£261k
1 Berberis Drive, Red Lodge
IP28 8XJ
3 bed2 bath
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 13 Acacia Close is modelled from its 116 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in IP28 8WT. 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 13 Acacia Close. 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 13 Acacia Close was lodged in July 2014 at band C and expired in July 2024, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 13 Acacia Close. 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 3 schools and 18 stops listed are measured in a straight line from IP28 8WT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Acacia Close is in council tax band D. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 13 Acacia Close, Red Lodge, Bury St Edmunds, IP28 8WT. Each answer is also embedded as structured data for search engines.
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- Every home in IP28 8WTSold prices, values and energy ratings for the postcode
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