Model valuation£417,0008 Busby Close
Local market context
Woodlands, Melford Road, Lawshall, Bury St Edmunds, IP29 4PY
1 planning record
Estimated value
£446,000
- Against IP29 4PY's recent median (£418,000)+7%
Newest record on this page: June 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
4
From EPC
Floor area
124 m²
1335 sq ft
Energy rating
C
Score 74
Council tax
Band D
Tenure
Owner Occupied
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
£446,000
- Against IP29 4PY's recent median (£418,000)+7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Woodlands is modelled from its 124 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in IP29 4PY. 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
124 m² from the EPC lodged in June 2013
Sales of this home
No sale recorded since 1995
Recent sales in IP29 4PY
5 sales, median £418,000 (2023–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Woodlands 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 IP29 4PY: £418,000 (2023–2010).
Nearby sales in IP29 4PY
Audley End House, Melford Road, Lawshall, Bury St Edmunds, IP29 4PY
Sold Jun 2023
£675,000Bacchus Barn, Melford Road, Lawshall, Bury St Edmunds, IP29 4PY
Sold Jun 2021
£1,400,0003 Audley End Cottages, Melford Road, Lawshall, Bury St Edmunds, IP29 4PY
Sold Aug 2020
£220,0001 Audley End Cottages, Melford Road, Lawshall, Bury St Edmunds, IP29 4PY
Sold Jan 2015
£418,0002 Audley End Cottages, Melford Road, Lawshall, Bury St Edmunds, IP29 4PY
Sold Dec 1998
£75,000
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
About Woodlands
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Woodlands is a detached house in Lawshall, Bury St. Edmunds, Bury St Edmunds (IP29 4PY). It has a recorded floor area of 124 m² (around 1335 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (June 2013) shows a C (score 74). The recommended improvements would push it to B (score 81). Main heating runs on oil. The latest certificate is from June 2013, so improvements made since then won't be reflected.
At 124 m² it sits well below the postcode median (184 m² across 6 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 83% of similar EPCs). One planning record on file: solar panel installation approved in 2013. Past consents include solar panel installation, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about Woodlands
The true value, the hidden risks and the full sale history, in one report.
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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.
Woodlands'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 15 Jun 2023
Current Certificate
Jun 2013EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Good
Windows
Good
CO2 Emissions
4.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 15 June 2023
Planning history
Applications and permits filed against Woodlands, Melford Road, Lawshall, Bury St Edmunds, IP29 4PY, sourced from the PlanIt planning register.
Planning records include a solar-panel installation at Woodlands.
1 application on record at Woodlands, Melford Road, Lawshall, Bury St Edmunds, IP29 4PY
1decisions9documents
- Jun 2013Solar PanelsFullOutcome in report
Installation of 5 No. solar PV panels on flat roof extension (using low ballast mounting).
- Documents
- 9 docs on file
- Reference
- B/13/00422
Unlock Woodlands, Melford Road, Lawshall, Bury St Edmunds, IP29 4PY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Melford Road homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, Woodlands runs well behind the street norm.
EPC Rating
74 (C)
Street avg 53 (E)
Floor Area
124 m²
Street avg 209 m²
CO₂ Emissions
4.1 t/year
Street avg 9.5 t/year
Habitable Rooms
4 rooms
Street avg 7 rooms
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.
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
1.2 km
Primary School — bus stop.
Closest school
1.2 km
All Saints' Church of England Voluntary Controlled Primary School, Lawshall. 2 schools nearby.
Nearest schools
- All Saints' Church of England Voluntary Controlled Primary School, LawshallPrimary1.2km
- Hartest Church of England Primary SchoolPrimary2.6km
Nearest stops
- Primary SchoolBus stop1.2km
- Village HallBus stop1.2km
- Churchill CloseBus stop1.4km
- SwanfieldBus stop1.5km
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.
Road noise across the postcode
Modelled day and night-time noise levels around IP29 4PY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
41.5dB
Night-time· 23:00 – 07:00
35.4dB
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
Level 3 Building Survey
Late 20th centuryDetached HouseEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£419k
1 Cresslands Lane, Hawkedon
IP29 4NW
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£475k
1 Birdbrook, Brockley
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£402k
1 Churchill Close, Lawshall
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£386k
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3 bed2 bath
£382k
1 Barn Meadow, Shimpling
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3 bed2 bath
£369k
1 Banhams Yard, The Row, Hartest
IP29 4DJ
2 bed
£362k
1 Cordell Cottages, Little Chadacre, Shimpling
IP29 4HL
£550k
1 Dale Farm Cottages, Hartest
IP29 4EY
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 Woodlands is modelled from its 124 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in IP29 4PY. 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 Woodlands, 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 Woodlands was lodged in June 2013 at band C and expired in June 2023, 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. 1 application is matched to Woodlands. 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 11 stops listed are measured in a straight line from IP29 4PY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Woodlands 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 Woodlands, Melford Road, Lawshall, Bury St Edmunds, IP29 4PY. Each answer is also embedded as structured data for search engines.
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- Every home in IP29 4PYSold prices, values and energy ratings for the postcode
- IP 29 property marketPrices, postcodes, schools and transport across the district
- Woodlands, Melford Road, Lawshall, Bury St Edmunds valuationHow the estimate is built and what moves it
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