Model valuation£417,0008 Busby Close
Local market context
Rookery Farm, Gedding Road, Drinkstone, Bury St Edmunds, IP30 9SZ
Swimming pool9 planning records
Estimated value
£1,462,000
- Since the 2016 sale (£1,000,000)+46%
- Against IP30 9SZ's recent median (£370,000)+295%
Newest record on this page: April 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
8
Floor area
360 m²
3873 sq ft
Energy rating
G
Score 14
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
£1,462,000
- Against its 2016 sale (£1,000,000)+46%
- Against IP30 9SZ's recent median (£370,000)+295%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Rookery Farm is modelled from its 360 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP30 9SZ. 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
360 m² from the EPC lodged in March 2010
Sales of this home
1 sale recorded, the latest in 2016
Recent sales in IP30 9SZ
2 sales, median £370,000 (2024–2008)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 9 applications | 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.
Sales timeline
4 November 2016Most recent
£1,000,000
Median price across the last 2 sales in IP30 9SZ: £370,000 (2024–2008).
What this page doesn't show
1 potential issue has already been flagged for Rookery Farm, Gedding Road, Drinkstone, Bury St Edmunds, IP30 9SZ. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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 Rookery Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Rookery Farm is an eight-bedroom detached house in Drinkstone, Bury St. Edmunds, Bury St Edmunds (IP30 9SZ). It has a recorded floor area of 360 m² (around 3873 sq ft) and construction records dating it to before 1900. There is a swimming pool on the plot, uncommon for the area. Other recorded features include outbuildings and attached land beyond the plot. The latest certificate (March 2010) shows a G (score 14), near the bottom of the EPC scale. Main heating runs on lpg. The latest certificate is from March 2010, so improvements made since then won't be reflected.
At 360 m² the property is well over the postcode median (44 m² across 11 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 8 bedrooms is on the larger side for this postcode, where 4 is the typical count. 9 planning records sit against the property, 7 approved, 2 refused. Past consents include an extension and an annexe, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations. On the market in November 2016 and unlisted since — roughly 10 years. Today's modelled estimate of £1,462,000 is 46.2% above the 2016 sale price.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms8
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenYes
- OutbuildingsYes
- LandYes
- Swimming poolYes
Before you decide
Everything you need to know about Rookery Farm
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Rookery Farm sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 26 Mar 2020
Current Certificate
Mar 2010EPC Rating
A
B
C
D
E
F
G
G14
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Very Poor
CO2 Emissions
20.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 26 March 2020
Planning history
Applications and permits filed against Rookery Farm, Gedding Road, Drinkstone, Bury St Edmunds, IP30 9SZ, sourced from the PlanIt planning register.
Rookery Farm has 2 separate extension applications on the council record.
9 applications on record at Rookery Farm, Gedding Road, Drinkstone, Bury St Edmunds, IP30 9SZ
9decisions5extensions103documents1nearby
Flagged:Listed building
- Feb 2020AnnexHeritageOutcome in report
Extension: Single storey · Rear of property
Application for Listed Building Consent - Erection of a single storey rear extension; Erection of extension and alterations to outbuilding to form annexed accommodation; Erection of walled garden and green house (following removal of tennis court)
ListedExtension- Documents
- 16 docs on file
- Reference
- DC/19/05779
- More recent applications — locked
- ConditionsMar 2021Decision
- ConditionsMar 2021Decision
+ 6 more applications in the report
Unlock Rookery Farm, Gedding Road, Drinkstone, Bury St Edmunds, IP30 9SZ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (9 on record)
- All 9 applications on this property in full, plus 1 notable nearby
- The 103 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Gedding Road homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Rookery Farm runs well behind the street norm.
EPC Rating
14 (G)
Street avg 57 (D)
Floor Area
360 m²
Street avg 54 m²
CO₂ Emissions
20.0 t/year
Street avg 4.1 t/year
Habitable Rooms
12 rooms
Street avg 3 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
48/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Great Barn — bus stop.
Closest school
2.3 km
Woolpit Primary Academy. 2 schools nearby.
Nearest schools
- Woolpit Primary AcademyPrimary2.3km
- Rattlesden Church of England Primary AcademyPrimary2.4km
Nearest stops
- Great BarnBus stop100m
- Rattlesden RoadBus stop552m
- Post BoxBus stop569m
- The ChurchBus stop753m
Most reported crime locally
- Violence & Sexual Offences283 reports49%
- Public Order57 reports10%
- Other Theft52 reports9%
- Criminal Damage & Arson50 reports9%
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 IP30 9SZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.2dB
Night-time· 23:00 – 07:00
36.0dB
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
Victorian-eraDetached HouseEPC GPre-1919 buildDetached over 300m²No mains gasSolid (non-cavity) wallsPermanent outbuildings
Because the property was built before 1919, is a large detached home over 300m², and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,645 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£715k
1 Bear Meadow, Beyton
IP30 9HS
4 bed2 bath
£697k
1 Cherry Tree Rise, Drinkstone
IP30 9UN
£564k
1 Buttenhaugh Green, Elmswell
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3 bed2 bath
£503k
1 Borley Crescent, Elmswell
IP30 9UG
4 bed2 bath
£461k
1 Beaker Place, Woolpit
IP30 9YW
£460k
1 Briar Hill, Woolpit
IP30 9SD
4 bed
£426k
1 Chapel Row, School Road, Elmswell
IP30 9EG
£420k
1 Bakers Mill, Elmswell
IP30 9HU
4 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 Rookery Farm is modelled from its 360 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP30 9SZ. 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 Rookery Farm. 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 Rookery Farm was lodged in March 2010 at band G and expired in March 2020, 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. 9 applications are matched to Rookery Farm. 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 12 months, which places each incident at an approximate point. The 2 schools and 30 stops listed are measured in a straight line from IP30 9SZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Rookery Farm, Gedding Road, Drinkstone, Bury St Edmunds, IP30 9SZ. Each answer is also embedded as structured data for search engines.
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