Model valuation£417,0008 Busby Close
Local market context
Hardwick Game Farm, Annexe, Horsecroft, Bury St Edmunds, IP29 5NY
Property type
Detached
Habitable rooms
3
From EPC
Floor area
65 m²
700 sq ft
Energy rating
E
Score 44
Tenure
Owner Occupied
About Hardwick Game Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Hardwick Game Farm is a detached house in Bury St Edmunds (IP29 5NY). It has a recorded floor area of 65 m² (around 700 sq ft) and construction records dating it to 1900-1929. The latest certificate (August 2023) shows an E (score 44), well below the UK norm with real room to improve. The recommended improvements would lift it to A (score 100), a 4-band jump. Main heating runs on oil.
At 65 m² it sits well below the postcode median (175 m² across 10 EPCs), making it one of the more compact homes locally.
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Aug 2023EPC Rating
A
B
C
D
E
E44
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Poor
CO2 Emissions
5.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 August 2033
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached BungalowEPC EPre-1919 buildNo mains gas
Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Planning history
Applications and permits filed against Hardwick Game Farm, Annexe, Horsecroft, Bury St Edmunds, IP29 5NY, sourced from the PlanIt planning register.
Hardwick Game Farm has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Hardwick Game Farm has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£322,000
Modelled from EPC, postcode comparables.
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 4 sales in IP29 5NY: £535,250 (2024–1996).
Nearby sales in IP29 5NY
Spinney Cottage, Horsecroft, Bury St Edmunds, IP29 5NY
Sold Oct 2024
£770,500Horsecroft Hall, Horsecroft, Bury St Edmunds, IP29 5NY
Sold Jun 2015
£1,515,000Little Horsecroft, Horsecroft, Bury St Edmunds, IP29 5NY
Sold May 2015
£300,0001 New Bungalow, Horsecroft, Bury St Edmunds, IP29 5NY
Sold Aug 1996
£40,000
Versus other Horsecroft homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Hardwick Game Farm is notably below the street on floor area.
EPC Rating
44 (E)
Street avg 48 (E)
Floor Area
65 m²
Street avg 187 m²
CO₂ Emissions
5.6 t/year
Street avg 10.0 t/year
Habitable Rooms
3 rooms
Street avg 6 rooms
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£316k
1 Almshouses, High Green, Nowton
IP29 5LZ
2 bed1 bath
£334k
1 Church Hayes, Church Road, Barrow
IP29 5AY
£340k
1 Brittons Crescent, Barrow
IP29 5AG
3 bed
£375k
1 Broad Green Close, Chevington
IP29 5RN
3 bed
£275k
1 Factory Lane, Chevington
IP29 5QF
£397k
1 Fyletts Manor Cottages, The Green, Hawstead
IP29 5NP
£258k
1 Brook Close, Manor Lane, Horringer
IP29 5PY
3 bed
£253k
1 Brittons Road, Barrow
IP29 5AF
3 bed
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
1.1 km
West Suffolk Hospital — bus stop.
Closest school
1.7 km
Westgate Community Primary School and Nursery. 9 schools nearby.
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 5NY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.0dB
Night-time· 23:00 – 07:00
35.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about Hardwick Game Farm, Annexe, Horsecroft, Bury St Edmunds, IP29 5NY. Each answer is also embedded as structured data for search engines.