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The Rectory, Manor Lane, Horringer, Bury St Edmunds, IP29 5PY

6 planning records

Estimated value

£699,000

  • Against IP29 5PY's recent median (£575,252)+22%

Newest record on this page: October 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
Habitable rooms
7
From EPC
Floor area
201 m²
2164 sq ft
Energy rating
D
Score 65
Council tax
Band G
Tenure
Private Rental
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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

£699,000

  • Against IP29 5PY's recent median (£575,252)+22%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for The Rectory is modelled from its 201 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in IP29 5PY. 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

    201 m² from the EPC lodged in October 2025

  • Sales of this home

    No sale recorded since 1995

  • Recent sales in IP29 5PY

    5 sales, median £575,252 (2025–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 6 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 Rectory 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 5PY: £575,252 (2025–2021).

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

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Overview

About The Rectory

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

The Rectory is a detached house in Horringer, Bury St. Edmunds, Bury St Edmunds (IP29 5PY). It has a recorded floor area of 201 m² (around 2164 sq ft), construction records dating it to 1991-1995 and council tax band G. The latest certificate (October 2025) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since December 2015. Between certificates, wall efficiency went from Average to Good, roof efficiency went from Good to Very Good and lighting went from Poor to Very Good; while window efficiency dropped from Good to Average. Main heating runs on oil.

At 201 m² the property is well over the postcode median (89 m² across 12 EPCs), placing it in the larger end of the local stock. 6 planning records sit against the property, 5 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations.

Before you decide

Everything you need to know about The Rectory

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 Rectory's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Oct 2025

EPC Rating

A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
7.1 t/year
Occupancy
Rented

Certificate validity

Valid until 22 October 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Oct 2025from Dec 2015
Wall Insulation
Partial InsulationInsulated Cavity

Wall insulation upgraded

Roof
GoodVery Good

Roof insulation improved

Low Energy Lighting
21%100%

More low energy lighting installed

Renewable Energy
NoneSolar PV

Solar PV panels (18 kWp) installed

Planning

Planning history

Applications and permits filed against The Rectory, Manor Lane, Horringer, Bury St Edmunds, IP29 5PY, sourced from the PlanIt planning register.

Planning history at The Rectory is exclusively tree-management applications — typical for a property with mature trees on or near the plot.

6 applications on record at The Rectory, Manor Lane, Horringer, Bury St Edmunds, IP29 5PY

6decisions26documents
Flagged:Conservation area
  1. Jan 2007
    Tree WorksTrees
    Outcome in report

    TCA06/1396 - Trees in a Conservation Area NotificationReduce one Conifer tree by 40%.

    Documents
    2 docs on file
    Reference
    SE/06/2814
    Full record in report
  2. More recent applications — locked
  3. Tree WorksDecision
  4. Tree WorksDecision

+ 3 more applications in the report

Unlock The Rectory, Manor Lane, Horringer, Bury St Edmunds, IP29 5PY's full planning history

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

  • Every decision — granted, refused or withdrawn (6 on record)
  • All 6 applications on this property in full
  • The 26 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Manor Lane homes

Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.

On floor area, The Rectory stands well clear of the street.

EPC Rating

65 (D)

Street avg 57 (D)

Above

Floor Area

201 m²

Street avg 130 m²

Strongly above

CO₂ Emissions

7.1 t/year

Street avg 7.0 t/year

On par

Habitable Rooms

7 rooms

Street avg 5 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

0.2 km

Park Gates — bus stop.

Closest school

0.3 km

Ickworth Park Primary School. 3 schools nearby.

Nearest schools

  • Ickworth Park Primary SchoolPrimary316m
  • Westgate Community Primary School and NurseryPrimary2.5km
  • Sexton's Manor Primary SchoolPrimary2.9km

Nearest stops

  • Park GatesBus stop199m
  • SchoolBus stop285m
  • Meadow DriveBus stop304m
  • Sharpes LaneBus stop817m

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 5PY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for IP29 5PY

Daytime· 07:00 – 23:00

46.9dB

Low
Night-time road noise heatmap for IP29 5PY

Night-time· 23:00 – 07:00

39.4dB

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

Late 20th centuryDetached HouseEPC DNo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,155 · 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.
£683k

1 Beale Road, Barrow

IP29 5ES

2 bed1 bath
£792k

1 Farrows Close, Chevington

IP29 5QJ

£612k

1 Denham Hall, Denham

IP29 5EL

4 bed2 bath
£483k

1 Barrow Hill, Barrow

IP29 5DX

4 bed
£464k

1 Andrews Yard, The Green, Barrow

IP29 5AA

£457k

1 Feltons Barns, Bury Road, Barrow

IP29 5AE

£448k

1 Glebe Close, Horringer

IP29 5PR

£442k

1 Garrods End, Chedburgh Road, Chevington

IP29 5QY

3 bed1 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 Rectory is modelled from its 201 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in IP29 5PY. 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 The Rectory, 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 The Rectory was lodged in October 2025 at band D and is valid until October 2035. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 6 applications are matched to The Rectory. 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 3 schools and 30 stops listed are measured in a straight line from IP29 5PY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
The Rectory is in council tax band G. 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 Rectory, Manor Lane, Horringer, Bury St Edmunds, IP29 5PY. Each answer is also embedded as structured data for search engines.

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