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Woodruff Cottage, Manor Lane, Horringer, Bury St Edmunds, IP29 5PY

Property type
Detached
Habitable rooms
4
From EPC
Floor area
108 m²
1163 sq ft
Energy rating
E
Score 48
Tenure
Private Rental
Overview

About Woodruff Cottage

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

Woodruff Cottage is a detached house in Horringer, Bury St. Edmunds, Bury St Edmunds (IP29 5PY). It has a recorded floor area of 108 m² (around 1163 sq ft) and construction records dating it to before 1900. The latest certificate (February 2020) shows an E (score 48), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 57). Main heating runs on oil.

Before you decide

Everything you need to know about Woodruff Cottage

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

Pick your report · every report is £14.99

One time fee only - money back guarantee

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.

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

EPC Rating

A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Poor
CO2 Emissions
7.9 t/year
Occupancy
Rented
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 £1,020 · Includes VAT

Planning

Planning history

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

Woodruff Cottage has no planning applications on record.

A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Woodruff Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£417,000

Modelled from EPC, postcode comparables.

See how we calculated this

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: £820,000 (2025–2018).

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.

Woodruff Cottage is notably below the street on epc rating.

EPC Rating

48 (E)

Street avg 58 (D)

Strongly below

Floor Area

108 m²

Street avg 137 m²

On par

CO₂ Emissions

7.9 t/year

Street avg 6.9 t/year

Below

Habitable Rooms

4 rooms

Street avg 5 rooms

Below
Before you decide

Everything you need to know about Woodruff Cottage

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

Pick your report · every report is £14.99

One time fee only - money back guarantee

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
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£431k

1 Andrews Yard, The Green, Barrow

IP29 5AA

£435k

1 Garrods End, Chedburgh Road, Chevington

IP29 5QY

3 bed1 bath
£441k

1 Feltons Barns, Bury Road, Barrow

IP29 5AE

£388k

1 Fyletts Manor Cottages, The Green, Hawstead

IP29 5NP

£453k

1 Barrow Hill, Barrow

IP29 5DX

4 bed
£455k

1 Glebe Close, Horringer

IP29 5PR

£375k

1 Broad Green Close, Chevington

IP29 5RN

3 bed
£369k

1 Bury Road, Barrow

IP29 5DE

3 bed3 bath
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

1/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.

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
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Woodruff Cottage, Manor Lane, Horringer, Bury St Edmunds, IP29 5PY. Each answer is also embedded as structured data for search engines.