Model valuation£417,0008 Busby Close
Local market context
Willow House, Bull Lane, Pinford End, Hawstead, Bury St Edmunds, IP29 5NU
Estimated value
£646,000
- Since the 2024 sale (£640,000)+1%
- Against IP29 5NU's recent median (£805,000)-20%
Newest record on this page: December 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
8
From EPC
Floor area
141 m²
1518 sq ft
Energy rating
D
Score 55
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
£646,000
- Against its 2024 sale (£640,000)+1%
- Against IP29 5NU's recent median (£805,000)-20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Willow House is modelled from its 141 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP29 5NU. 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
141 m² from the EPC lodged in September 2023
Sales of this home
1 sale recorded, the latest in 2024
Recent sales in IP29 5NU
5 sales, median £805,000 (2021–2011)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2024 | 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.
Willow House valuation sits well clear of the typical sold price in this postcode.
Sales timeline
10 December 2024Most recent
£640,000
Median price across the last 5 sales in IP29 5NU: £805,000 (2021–2011).
Nearby sales in IP29 5NU
Rose Cottage, Bull Lane, Pinford End, Hawstead, Bury St Edmunds, IP29 5NU
Sold Sept 2021
£805,000Atherstone House, Bull Lane, Pinford End, Hawstead, Bury St Edmunds, IP29 5NU
Sold Jul 2020
£435,000Hammonds Barn, Bull Lane, Pinford End, Hawstead, Bury St Edmunds, IP29 5NU
Sold Jul 2013
£895,000Rabbit Hutch, Bull Lane, Pinford End, Hawstead, Bury St Edmunds, IP29 5NU
Sold Nov 2011
£290,000Hawstead Lodge, Bull Lane, Pinford End, Hawstead, Bury St Edmunds, IP29 5NU
Sold Nov 2011
£1,360,000
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
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About Willow House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Willow House is a detached house in Hawstead, Bury St. Edmunds, Bury St Edmunds (IP29 5NU). It has a recorded floor area of 141 m² (around 1518 sq ft) and construction records dating it to 1967-1975. The latest certificate (September 2023) shows a D (score 55), a step below the typical UK home. The recommended improvements would lift it to B (score 87), a 2-band jump. Main heating runs on oil.
On a £-per-square-foot basis, the last sale (£422/sq ft) was about 158.9% above the typical sold price in the postcode. Sold December 2024 for £640,000.
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Everything you need to know about Willow House
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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.
Willow House's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Sept 2023EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
6.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 26 September 2033
Planning history
Applications and permits filed against Willow House, Bull Lane, Pinford End, Hawstead, Bury St Edmunds, IP29 5NU, sourced from the PlanIt planning register.
Willow House has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other Bull Lane homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for Willow House runs comfortably ahead of the street norm.
Price per m²
£4,539
Street avg £2,650
Floor Area
141 m²
Street avg 162 m²
Habitable Rooms
8 rooms
Street avg 7 rooms
CO₂ Emissions
6.9 t/year
Street avg 10.3 t/year
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
0.1 km
Bull Lane — bus stop.
Nearest stops
- Bull LaneBus stop104m
- Park HouseBus stop1.2km
- Village SignBus stop1.2km
- Harram Hill HouseBus 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 5NU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.3dB
Night-time· 23:00 – 07:00
35.7dB
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
Level 3 Building Survey
Late 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)No mains gas
Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£457k
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3 bed1 bath
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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 Willow House is modelled from its 141 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP29 5NU. 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 Willow 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 Willow House was lodged in September 2023 at band D and is valid until September 2033. 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 Willow 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 5NU. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Willow House, Bull Lane, Pinford End, Hawstead, Bury St Edmunds, IP29 5NU. Each answer is also embedded as structured data for search engines.
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- Every home in IP29 5NUSold prices, values and energy ratings for the postcode
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