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Get startedWillowtree Farm is a detached house in Coney Weston, Bury St. Edmunds, Bury St Edmunds (IP31 1DL). It has a recorded floor area of 302 m² (around 3251 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (June 2022) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in July 2014 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Poor to Average, hot-water efficiency went from Poor to Average and lighting went from Poor to Very Good. The recommended improvements would push it to C (score 75). Main heating runs on oil.
Sale prices here have outpaced England HPI: 3.1% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£306/sq ft) was about 72.6% above the typical sold price in the postcode. At 302 m² the property is well over the postcode median (152 m² across 5 EPCs), placing it in the larger end of the local stock. Most recent transfer: November 2022 at £995,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Willowtree Farm's carbon output runs well above what efficient homes in the postcode produce.
Latest sale on Willowtree Farm was the highest on Land Registry record across the postcode.
£1,009,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.1% per year over 15 years.
£995,000
Growth on file: 3.1% per year over 15 years.
Price per m² for Willowtree Farm runs comfortably ahead of the street norm.
Price per m²
£3,295
Street avg £2,789
Floor Area
302 m²
Street avg 124 m²
Habitable Rooms
9 rooms
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.4 km

Daytime· 07:00 – 23:00
42.7dB

Changes detected from historical EPC data
Fuel source changed
Heating controls upgraded for better temperature management
Hot water efficiency improved
Windows upgraded, improving insulation
More low energy lighting installed
Are we missing something? Tell us about home improvements to help adjust your valuation.
29 November 2022Most recent
£995,000
+89.5%over 9 years16 August 2013
£525,000
-16.3%over 5 years21 December 2007
£627,055
Median price across the last 5 sales in IP31 1DL: £430,000 (2022–2007).
Garland House Crow Street Coney Weston Bury St Edmunds
Sold Apr 2022
Willow Tree Cottage Crow Street Coney Weston Bury St Edmunds
Sold Aug 2019
Pinnocks Farm Crow Street Coney Weston Bury St Edmunds
Sold Sept 2018
1 Crow Street Coney Weston Bury St Edmunds
Sold Sept 2011
3 Crow Street Coney Weston Bury St Edmunds
Sold Sept 2007
Street avg 5 rooms
CO₂ Emissions
9.6 t/year
Street avg 8.0 t/year
IP31 1RX
The Swan — bus stop.
Closest school
1.3 km
Barningham Church of England Voluntary Controlled Primary School. 1 school nearby.
Night-time· 23:00 – 07:00
35.6dB
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