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18 Barleycorn Way, Beck Row, Bury St Edmunds, IP28 8YQ

Estimated value

£360,000

  • Since the 2012 sale (£249,999)+44%
  • Against IP28 8YQ's recent median (£347,500)+4%

Newest record on this page: July 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
6
Bathrooms
3
Floor area
134 m²
1442 sq ft
Energy rating
C
Score 78
Council tax
Band E
Tenure
Private Rental
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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

£360,000

  • Against its 2012 sale (£249,999)+44%
  • Against IP28 8YQ's recent median (£347,500)+4%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 18 Barleycorn Way is modelled from its 134 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP28 8YQ. 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

    134 m² from the EPC lodged in August 2022

  • Sales of this home

    1 sale recorded, the latest in 2012

  • Recent sales in IP28 8YQ

    5 sales, median £347,500 (2025–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 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.

18 Barleycorn Way valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 14 December 2012Most recent

    £249,999

Median price across the last 5 sales in IP28 8YQ: £347,500 (2025–2024).

Risks

What this page doesn't show

1 potential issue has already been flagged for 18 Barleycorn Way, Beck Row, Bury St Edmunds, IP28 8YQ. 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 18 Barleycorn Way

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

18 Barleycorn Way is a six-bedroom detached house in Beck Row, Bury St. Edmunds, Bury St Edmunds (IP28 8YQ). It has a recorded floor area of 134 m² (around 1442 sq ft), construction records dating it to 2012 onwards and council tax band E. The latest certificate (August 2022) 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, lighting went from Average to Very Good and main heating went from Very Poor to Average; while window efficiency dropped from Very Good to Good. The recommended improvements would push it to B (score 86). Main heating runs on electricity.

At 134 m² the property is well over the postcode median (91 m² across 48 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £360,000 is 44% above the 2012 sale price. On a £-per-square-foot basis, the last sale (£173/sq ft) was about 23.7% below the postcode norm. 14 years since the last transfer (December 2012).

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

  • Bedrooms6
  • Bathrooms3
  • Dining roomYes
  • Utility roomYes
  • CloakroomYes
  • EnsuiteYes

Outside

  • Private gardenRear
  • GarageDouble
Before you decide

Everything you need to know about 18 Barleycorn Way

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.
Current Certificate(1 of 2)
Aug 2022

EPC Rating

A
B
C
C78
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Good
Windows
Good
CO2 Emissions
5.0 t/year
Occupancy
Rented

Certificate validity

Valid until 1 August 2032

5 years remaining

Property Improvements

Changes detected from historical EPC data

Aug 2022from Mar 2012
EPC improved fromD61toC78
Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Floor Insulation
PartialInsulated

Floor insulation added or improved

Low Energy Lighting
6%100%

More low energy lighting installed

Renewable Energy
NoneSolar HW

Solar water heating installed

Planning

Planning history

Applications and permits filed against 18 Barleycorn Way, Beck Row, Bury St Edmunds, IP28 8YQ, sourced from the PlanIt planning register.

18 Barleycorn Way 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 Barleycorn Way homes

Four headline reads against 48 similar houses on this street, drawn from the latest EPC and Land Registry data.

On habitable rooms, 18 Barleycorn Way stands well clear of the street.

Price per m²

£1,866

Street avg £2,568

Strongly below

Floor Area

134 m²

Street avg 104 m²

Strongly above

Habitable Rooms

8 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

5.0 t/year

Street avg 3.4 t/year

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

0.2 km

Barleycorn Way — bus stop.

Closest school

0.7 km

Beck Row Primary Academy. 2 schools nearby.

Nearest schools

  • Beck Row Primary AcademyPrimary747m
  • West Row AcademyPrimary2.5km

Nearest stops

  • Barleycorn WayBus stop205m
  • Barleycorn WayBus stop215m
  • Shrub House CloseBus stop387m
  • Village StoresBus stop392m

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

Daytime· 07:00 – 23:00

46.3dB

Low
Night-time road noise heatmap for IP28 8YQ

Night-time· 23:00 – 07:00

38.6dB

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

21st 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.
£380k

1 Bilberry Close, Red Lodge

IP28 8GD

5 bed4 bath
£400k

1 Bayberry Close, Red Lodge

IP28 8QX

5 bed
£448k

1 Acorn Way, Red Lodge

IP28 8FY

5 bed4 bath
£339k

1 Birch Walk, Beck Row

IP28 8UG

4 bed3 bath
£377k

1 Barleycorn Way, Beck Row

IP28 8YQ

£338k

1 Beck Lodge Barns, Queens Close, Beck Row

IP28 8HQ

3 bed1 bath
£324k

1 Acres Walk, Beck Row

IP28 8WD

£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 18 Barleycorn Way is modelled from its 134 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP28 8YQ. 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. 1 sale is recorded for 18 Barleycorn Way. 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 18 Barleycorn Way was lodged in August 2022 at band C and is valid until August 2032. 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 18 Barleycorn Way. 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 23 stops listed are measured in a straight line from IP28 8YQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
18 Barleycorn Way 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 18 Barleycorn Way, Beck Row, Bury St Edmunds, IP28 8YQ. Each answer is also embedded as structured data for search engines.

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