Model valuation£417,0008 Busby Close
Local market context
8a, Northgate Street, Bury St Edmunds, IP33 1HQ
Estimated value
£1,309,000
- Against IP33 1HQ's recent median (£1,110,000)+18%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
15
From EPC
Floor area
732 m²
7879 sq ft
Energy rating
E
Score 54
Council tax
Band F
Tenure
Social Rental
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
£1,309,000
- Against IP33 1HQ's recent median (£1,110,000)+18%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8a is modelled from its 732 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in IP33 1HQ. 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
732 m² from the EPC lodged in October 2023
Sales of this home
No sale recorded since 1995
Recent sales in IP33 1HQ
5 sales, median £1,110,000 (2025–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
8a 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 IP33 1HQ: £1,110,000 (2025–2018).
Nearby sales in IP33 1HQ
8 Northgate Street, Bury St Edmunds, IP33 1HQ
Sold Nov 2025
£1,900,0003 Northgate Street, Bury St Edmunds, IP33 1HQ
Sold Jul 2025
£1,110,0009 Northgate Street, Bury St Edmunds, IP33 1HQ
Sold Oct 2019
£770,000116 Northgate Street, Bury St Edmunds, IP33 1HQ
Sold May 2016
£805,000115 Northgate Street, Bury St Edmunds, IP33 1HQ
Sold Jun 2015
£520,000
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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About 8a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8a is an end-of-terrace house in Bury St Edmunds (IP33 1HQ). It has a recorded floor area of 732 m² (around 7879 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (October 2023) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 77), a 2-band jump.
At 732 m² the property is well over the postcode median (79 m² across 14 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 79% of similar EPCs).
Before you decide
Everything you need to know about 8a
The true value, the hidden risks and the full sale history, in one report.
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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.
8a's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Oct 2023EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Very Poor
CO2 Emissions
31.0 t/year
Occupancy
Rented
Certificate validity
Valid until 16 October 2033
Planning history
Applications and permits filed against 8a, Northgate Street, Bury St Edmunds, IP33 1HQ, sourced from the PlanIt planning register.
8a 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.
Versus other Northgate Street homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
8a outperforms the street on floor area by a wide margin.
EPC Rating
54 (E)
Street avg 61 (D)
Floor Area
732 m²
Street avg 354 m²
CO₂ Emissions
31.0 t/year
Street avg 14.4 t/year
Habitable Rooms
15 rooms
Street avg 11 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.
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
Cotton Lane — bus stop.
Closest school
0.6 km
Guildhall Feoffment Community Primary School. 16 schools nearby.
Nearest schools
- Guildhall Feoffment Community Primary SchoolPrimary566m
- St Edmund's Catholic Primary SchoolPrimary767m
- King Edward VI CEVC SchoolSecondary994m
- St Edmundsbury CofE Primary AcademyPrimary1.0km
Nearest stops
- Cotton LaneBus stop103m
- Schoolhall LaneBus stop150m
- Abbey GardensBus stop163m
- Chequer SquareBus stop385m
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.
Road noise across the postcode
Modelled day and night-time noise levels around IP33 1HQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.8dB
Night-time· 23:00 – 07:00
44.4dB
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-eraEnd-Terrace HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, 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.
£1.4m
1 2, Crown Street
IP33 1QX
4 bed
£671k
1 Athenaeum Lane
IP33 1LY
3 bed
£547k
1 Barwell Road
IP33 1AF
4 bed2 bath
£494k
1 Foundry Terrace, St Johns Street
IP33 1SA
3 bed2 bath
£492k
1 Chequer Square
IP33 1QZ
£465k
1 Bridewell Lane
IP33 1RE
1 bed1 bath
£455k
1 Boughton Way
IP33 1AG
3 bed
£440k
1 East Close
IP33 1UQ
4 bed2 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 8a is modelled from its 732 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in IP33 1HQ. 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 8a, 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 8a was lodged in October 2023 at band E and is valid until October 2033. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 8a. 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 1HQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8a is in council tax band F. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 8a, Northgate Street, Bury St Edmunds, IP33 1HQ. Each answer is also embedded as structured data for search engines.
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- Every home in IP33 1HQSold prices, values and energy ratings for the postcode
- IP 33 property marketPrices, postcodes, schools and transport across the district
- 8a, Northgate Street, Bury St Edmunds valuationHow the estimate is built and what moves it
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