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2 Waterpump House, Pump Lane, Bury St Edmunds, IP33 1HN

3 sales on record

Estimated value

£248,000

  • Since the 2015 sale (£240,000)+3%
  • Against IP33 1HN's recent median (£250,000)-1%

Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Floor 01
Bedrooms
2
Floor area
61 m²
657 sq ft
Energy rating
C
Score 71
Council tax
Band B
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

£248,000

  • Against its 2015 sale (£240,000)+3%
  • Against IP33 1HN's recent median (£250,000)-1%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Waterpump House is modelled from its 61 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in IP33 1HN. 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

    61 m² from the EPC lodged in June 2025

  • Sales of this home

    3 sales recorded, the latest in 2015

  • Recent sales in IP33 1HN

    5 sales, median £250,000 (2018–2013)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: December 2018Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull 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.

Price for 2 Waterpump House has grown more than fourfold since the 1998 starting point.

Sales timeline

  1. 26 November 2015Most recent

    £240,000

    +255.6%over 15 years

  2. 24 October 2000

    £67,500

    +42.1%over 2 years

  3. 11 August 1998

    £47,500

Median price across the last 5 sales in IP33 1HN: £250,000 (2018–2013).

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 2 Waterpump House

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

2 Waterpump House is a two-bedroom semi-detached house in Bury St Edmunds (IP33 1HN). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1991-1995 and council tax band B. The latest certificate (June 2025) shows a C (score 71). The rating has held steady at C across 2 certificates since August 2015. Between certificates, window efficiency dropped from Good to Average and lighting dropped from Very Good to Average.

Across 1998–2015, sale prices on this property compounded at 9.8% per year. On a £-per-square-foot basis, the last sale (£366/sq ft) was about 46.9% above the typical sold price in the postcode. Last changed hands 11 years ago, in November 2015.

Specifications

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

  • Bedrooms2

Outside

  • ParkingYes

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 2 Waterpump House

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.
Current Certificate(1 of 2)
Jun 2025

EPC Rating

A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.1 t/year
Occupancy
Rented

Certificate validity

Valid until 20 June 2035

8 years remaining
Planning

Planning history

Applications and permits filed against 2 Waterpump House, Pump Lane, Bury St Edmunds, IP33 1HN, sourced from the PlanIt planning register.

2 Waterpump House has no planning applications on record.

1

But the area is active

1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Pump Lane homes

Four headline reads against 3 similar flats on this street, drawn from the latest EPC and Land Registry data.

2 Waterpump House outperforms the street on floor area by a wide margin.

EPC Rating

71 (C)

Street avg 70 (C)

On par

Floor Area

61 m²

Street avg 57 m²

Strongly above

CO₂ Emissions

2.1 t/year

Street avg 2.0 t/year

On par

Habitable Rooms

3 rooms

Street avg 3 rooms

On par
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

Rail-style transport is unusually close for this postcode.

Crime

134/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

Schoolhall Lane — bus stop.

Closest school

0.6 km

Guildhall Feoffment Community Primary School. 16 schools nearby.

Nearest schools

  • Guildhall Feoffment Community Primary SchoolPrimary629m
  • St Edmund's Catholic Primary SchoolPrimary804m
  • King Edward VI CEVC SchoolSecondary877m
  • St Edmundsbury CofE Primary AcademyPrimary932m

Nearest stops

  • Schoolhall LaneBus stop99m
  • Abbey GardensBus stop217m
  • Cotton LaneBus stop219m
  • Arc Shopping CentreBus stop366m

Most reported crime locally

  • Violence & Sexual Offences1,059 reports44%
  • Shoplifting294 reports12%
  • Public Order230 reports10%
  • Criminal Damage & Arson211 reports9%

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 IP33 1HN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for IP33 1HN

Daytime· 07:00 – 23:00

54.3dB

Low
Night-time road noise heatmap for IP33 1HN

Night-time· 23:00 – 07:00

45.0dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

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Level 2 HomeBuyer Report

Late 20th century1st Floor FlatEPC C

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

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Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£231k

1 Cadney Lane

IP33 1JP

2 bed1 bath
£198k

1 Bishops Road

IP33 1TQ

2 bed1 bath
£192k

1 Chapter House, Lower Baxter Street

IP33 1EG

1 bed1 bath
£191k

1 Cross Penny Court, Cotton Lane

IP33 1XY

1 bed
£370k

1 All Saints Court

IP33 1TF

3 bed1 bath
£455k

1 Boughton Way

IP33 1AG

3 bed
£465k

1 Bridewell Lane

IP33 1RE

1 bed1 bath
£494k

1 Foundry Terrace, St Johns Street

IP33 1SA

3 bed2 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 2 Waterpump House is modelled from its 61 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in IP33 1HN. 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. 3 sales are recorded for 2 Waterpump House. 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 2 Waterpump House was lodged in June 2025 at band C and is valid until June 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. None is matched to 2 Waterpump House. 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 18 months, which places each incident at an approximate point. The 16 schools and 30 stops listed are measured in a straight line from IP33 1HN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Waterpump House is in council tax band B. 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 2 Waterpump House, Pump Lane, Bury St Edmunds, IP33 1HN. Each answer is also embedded as structured data for search engines.

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