Model valuation£417,0008 Busby Close
Local market context
Timberlake, Old Church Lane, Westley, Bury St Edmunds, IP33 3TJ
5 planning records
Estimated value
£1,082,000
- Since the 2002 sale (£340,000)+218%
- Against IP33 3TJ's recent median (£297,500)+264%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Floor area
604 m²
6501 sq ft
Energy rating
C
Score 78
Council tax
Band G
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
£1,082,000
- Against its 2002 sale (£340,000)+218%
- Against IP33 3TJ's recent median (£297,500)+264%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Timberlake is modelled from its 604 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP33 3TJ. 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
604 m² from the EPC lodged in March 2011
Sales of this home
2 sales recorded, the latest in 2002
Recent sales in IP33 3TJ
5 sales, median £297,500 (2025–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 5 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.
Sale price has at least doubled since 1995.
Sales timeline
15 March 2002Most recent
£340,000
+127.4%over 6 years9 August 1995
£149,500
Median price across the last 5 sales in IP33 3TJ: £297,500 (2025–2014).
Nearby sales in IP33 3TJ
1 Old Church Lane, Westley, Bury St Edmunds, IP33 3TJ
Sold Jun 2025
£297,500East Barn, Old Church Lane, Westley, Bury St Edmunds, IP33 3TJ
Sold Jan 2023
£530,0003 Applebarn Court, Old Church Lane, Westley, Bury St Edmunds, IP33 3TJ
Sold Oct 2021
£810,0004 Old Church Lane, Westley, Bury St Edmunds, IP33 3TJ
Sold Jun 2014
£203,00017 Old Church Lane, Westley, Bury St Edmunds, IP33 3TJ
Sold Jun 2014
£488,000
What this page doesn't show
1 potential issue has already been flagged for Timberlake, Old Church Lane, Westley, Bury St Edmunds, IP33 3TJ. 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 Timberlake
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Timberlake is a five-bedroom detached house in Westley, Bury St. Edmunds, Bury St Edmunds (IP33 3TJ). It has a recorded floor area of 604 m² (around 6501 sq ft) and council tax band G. The latest certificate (March 2011) shows a C (score 78), near the top of the C band. The rating has held steady at C across 2 certificates since March 2011. The latest certificate is from March 2011, so improvements made since then won't be reflected. Other recorded features include attached land beyond the plot.
Untraded for 24 years, with the last transfer in March 2002. At 604 m² the property is well over the postcode median (170 m² across 11 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 82% of similar EPCs). 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. Across 1995–2002, sale prices on this property compounded at 13.3% per year. Today's modelled estimate of £1,082,000 sits 218.2% above the 2002 sale of £340,000. On a £-per-square-foot basis, the last sale (£52/sq ft) was about 64.2% below the postcode norm. 5 planning records sit against the property, 3 approved, 2 refused. Past consents include tree works, an annexe and an extension, meaningful when judging how the property has evolved.
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
- Bedrooms5
- Dining roomYes
- EnsuiteYes
Outside
- LandYes
Before you decide
Everything you need to know about Timberlake
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Timberlake's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 27 Mar 2021
Current Certificate(1 of 2)
Mar 2011
EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Very Good
CO2 Emissions
12.0 t/year
Occupancy
—
Certificate validity
Expired on 27 March 2021
Property Improvements
Changes detected from historical EPC data
Mar 2011from Mar 2011
Windows
Full DoubleHigh Performance
High performance glazing installed
Planning history
Applications and permits filed against Timberlake, Old Church Lane, Westley, Bury St Edmunds, IP33 3TJ, sourced from the PlanIt planning register.
Timberlake has an approved single-storey rear extension on the planning record.
5 applications on record at Timberlake, Old Church Lane, Westley, Bury St Edmunds, IP33 3TJ
5decisions1extensions36documents4nearby
- Mar 2004ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Planning Application - Erection of single storey rear extension to provide bedroom accommodation as supported by letter received 27th February 2004 relating to occupation of property
- Documents
- 1 doc on file
- Reference
- SE/04/1287/P
- More recent applications — locked
- Tree WorksMar 2022Decision
- AnnexApr 2008Decision
+ 2 more applications in the report
Unlock Timberlake, Old Church Lane, Westley, Bury St Edmunds, IP33 3TJ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full, plus 4 notable nearby
- The 36 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Old Church Lane homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for Timberlake lags the street by a wide margin.
Price per m²
£563
Street avg £2,178
Floor Area
604 m²
Street avg 162 m²
CO₂ Emissions
12.0 t/year
Street avg 6.4 t/year
Years Held
24 years
Street avg 16 years
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
134/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
St Marys Church — bus stop.
Closest school
1.2 km
Sexton's Manor Primary School. 12 schools nearby.
Nearest schools
- Sexton's Manor Primary SchoolPrimary1.2km
- Howard Community AcademyPrimary2.1km
- Abbeygate Sixth Form College16 plus2.2km
- West Suffolk College16 plus2.2km
Nearest stops
- St Marys ChurchBus stop162m
- Hill RoadBus stop485m
- Hooper SquareBus stop997m
- County Lower SchoolBus stop1.0km
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 3TJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.5dB
Night-time· 23:00 – 07:00
39.3dB
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
Detached HouseEPC CDetached over 300m²
Because the property is a large detached home over 300m², 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.
£696k
1 Burrells Orchard, Westley
IP33 3TH
4 bed
£628k
1 Beckett Close, Westley
IP33 3RA
4 bed
£280k
1 Bullens Close, Westley
IP33 3TN
4 bed
£463k
1 Applebarn Court, Old Church Lane, Westley
IP33 3TJ
3 bed
£416k
1 Albert Street
IP33 3EA
3 bed1 bath
£410k
1 Albert Crescent
IP33 3DX
3 bed
£367k
1 Bulrush Crescent
IP33 3ZE
3 bed2 bath
£363k
1 Castle Road
IP33 3NL
3 bed1 bath
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
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 Timberlake is modelled from its 604 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP33 3TJ. 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. 2 sales are recorded for Timberlake. 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 Timberlake was lodged in March 2011 at band C and expired in March 2021, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to Timberlake. 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 12 schools and 30 stops listed are measured in a straight line from IP33 3TJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Timberlake is in council tax band G. 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 Timberlake, Old Church Lane, Westley, Bury St Edmunds, IP33 3TJ. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in IP33 3TJSold prices, values and energy ratings for the postcode
- IP 33 property marketPrices, postcodes, schools and transport across the district
- Timberlake, Old Church Lane, Westley, Bury St Edmunds valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales