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

Estimated value

£358,000

  • Since the 2018 sale (£269,995)+33%
  • Against IP28 8YQ's recent median (£347,500)+3%

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
Floor area
164 m²
1765 sq ft
Energy rating
D
Score 56
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

£358,000

  • Against its 2018 sale (£269,995)+33%
  • Against IP28 8YQ's recent median (£347,500)+3%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 21 Barleycorn Way is modelled from its 164 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

    164 m² from the EPC lodged in June 2018

  • Sales of this home

    1 sale recorded, the latest in 2018

  • 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.

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

Sales timeline

  1. 28 June 2018Most recent

    £269,995

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 21 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

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Overview

About 21 Barleycorn Way

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

21 Barleycorn Way is a detached house in Beck Row, Bury St. Edmunds, Bury St Edmunds (IP28 8YQ). It has a recorded floor area of 164 m² (around 1765 sq ft). The latest certificate (June 2018) shows a D (score 56), a step below the typical UK home. Main heating runs on electricity: electricity, unspecified tariff.

At 164 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 £358,000 is 32.6% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£153/sq ft) was about 32.6% below the postcode norm. 8 years since the last transfer (June 2018).

Before you decide

Everything you need to know about 21 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
Jun 2018

EPC Rating

A
B
C
D
D56
E
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Poor
Windows
Very Good
CO2 Emissions
5.7 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 11 June 2028

1 year remaining
Planning

Planning history

Applications and permits filed against 21 Barleycorn Way, Beck Row, Bury St Edmunds, IP28 8YQ, sourced from the PlanIt planning register.

21 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.

21 Barleycorn Way is notably below the street on price per m².

Price per m²

£1,646

Street avg £2,574

Strongly below

Floor Area

164 m²

Street avg 103 m²

Strongly above

CO₂ Emissions

5.7 t/year

Street avg 3.4 t/year

Strongly below

Years Held

8 years

Street avg 7 years

On par
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 2 HomeBuyer Report

Detached HouseEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £595 · 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.
£377k

1 Barleycorn Way, Beck Row

IP28 8YQ

£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
£380k

1 Bilberry Close, Red Lodge

IP28 8GD

5 bed4 bath
£324k

1 Acres Walk, Beck Row

IP28 8WD

£400k

1 Bayberry Close, Red Lodge

IP28 8QX

5 bed
£400k

1 Bell Lane, Worlington

IP28 8SE

£316k

1 Bargate Road, West Row

IP28 8PW

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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 21 Barleycorn Way is modelled from its 164 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 21 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 21 Barleycorn Way was lodged in June 2018 at band D and is valid until June 2028. 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 21 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 21 Barleycorn Way, Beck Row, Bury St Edmunds, IP28 8YQ. Each answer is also embedded as structured data for search engines.

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