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The Black House, Fenstead End, Boxted, Bury St Edmunds, IP29 4LH

2 planning records

Estimated value

£778,000

  • Since the 1999 sale (£225,000)+246%
  • Against IP29 4LH's recent median (£410,000)+90%

Newest record on this page: April 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
7
From EPC
Floor area
213 m²
2293 sq ft
Energy rating
E
Score 45
Council tax
Band F
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

£778,000

  • Against its 1999 sale (£225,000)+246%
  • Against IP29 4LH's recent median (£410,000)+90%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for The Black House is modelled from its 213 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP29 4LH. 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

    213 m² from the EPC lodged in June 2022

  • Sales of this home

    1 sale recorded, the latest in 1999

  • Recent sales in IP29 4LH

    5 sales, median £410,000 (2026–2001)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: April 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull 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.

The Black House's estimated value is more than triple its earliest registered sale price (1999).

Sales timeline

  1. 20 October 1999Most recent

    £225,000

Median price across the last 5 sales in IP29 4LH: £410,000 (2026–2001).

Risks

What this page doesn't show

Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 The Black House

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

The Black House is a detached house in Boxted, Bury St. Edmunds, Bury St Edmunds (IP29 4LH). It has a recorded floor area of 213 m² (around 2293 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (June 2022) shows an E (score 45), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 65). Main heating runs on oil.

It hasn't traded since October 1999, a hold of 27 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 213 m² the property is well over the postcode median (113 m² across 5 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £778,000 sits 245.8% above the 1999 sale of £225,000. On a £-per-square-foot basis, the last sale (£98/sq ft) was about 76.1% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, a porch and partial demolition, meaningful when judging how the property has evolved.

Before you decide

Everything you need to know about The Black House

The true value, the hidden risks and the full sale history, in one report.

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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.

The Black House's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate
Jun 2022

EPC Rating

A
B
C
D
E
E45
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
13.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 13 June 2032

5 years remaining
Planning

Planning history

Applications and permits filed against The Black House, Fenstead End, Boxted, Bury St Edmunds, IP29 4LH, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

2 applications on record at The Black House, Fenstead End, Boxted, Bury St Edmunds, IP29 4LH

2decisions2extensions5documents
Flagged:Demolition
  1. Mar 2007
    DemolitionFull
    Outcome in report

    Extension: Rear of property

    Erection of two-storey and single-storey rear extensions (following demolition of existing single-storey rear extension.

    Extension
    Reference
    B/07/00143
    Full record in report
  2. More recent applications — locked
  3. PorchDecision

Unlock The Black House, Fenstead End, Boxted, Bury St Edmunds, IP29 4LH's full planning history

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

  • Every decision — granted, refused or withdrawn (2 on record)
  • All 2 applications on this property in full
  • The 5 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Fenstead End homes

Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.

The Black House outperforms the street on floor area by a wide margin.

EPC Rating

45 (E)

Street avg 49 (E)

Above

Floor Area

213 m²

Street avg 130 m²

Strongly above

CO₂ Emissions

13.0 t/year

Street avg 8.1 t/year

Below

Habitable Rooms

7 rooms

Street avg 6 rooms

Strongly 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

18/mo

Steady year-on-year across the wider district.

Nearest stop

1.6 km

Somerton Hall — bus stop.

Nearest stops

  • Somerton HallBus stop1.6km
  • Blacksmiths CornerBus stop2.2km
  • Phone BoxBus stop2.2km
  • CompassesBus stop2.4km

Most reported crime locally

  • Violence & Sexual Offences99 reports39%
  • Burglary30 reports12%
  • Other Theft30 reports12%
  • Criminal Damage & Arson26 reports10%

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 IP29 4LH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for IP29 4LH

Daytime· 07:00 – 23:00

41.9dB

Low
Night-time road noise heatmap for IP29 4LH

Night-time· 23:00 – 07:00

35.4dB

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 buildExtended multiple times (2+ extensions)No mains gas

Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,220 · 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.
£712k

1 Blind Lane, Hartest

IP29 4DN

4 bed2 bath
£683k

1 2 Waldegrave Farm, Annexe, Hartest

IP29 4EA

£660k

1 Audley End Cottages, Melford Road, Lawshall

IP29 4PY

4 bed
£637k

1 Ark Cottages, Chedburgh Road, Whepstead

IP29 4UB

4 bed2 bath
£550k

1 Dale Farm Cottages, Hartest

IP29 4EY

3 bed2 bath
£475k

1 Birdbrook, Brockley

IP29 4AA

£419k

1 Cresslands Lane, Hawkedon

IP29 4NW

4 bed1 bath
£402k

1 Churchill Close, Lawshall

IP29 4PQ

4 bed2 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 The Black House is modelled from its 213 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP29 4LH. 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 The Black House. 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 The Black House was lodged in June 2022 at band E and is valid until June 2032. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to The Black House. 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. Schools and stops are measured in a straight line from IP29 4LH. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
The Black House is in council tax band F. 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 The Black House, Fenstead End, Boxted, Bury St Edmunds, IP29 4LH. Each answer is also embedded as structured data for search engines.

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