Model valuation£417,0008 Busby Close
Local market context
Farriers Wood, Fornham Lane, Westley, Bury St Edmunds, IP33 3TQ
3 planning records
Estimated value
£771,000
- Since the 2018 sale (£645,000)+20%
- Against IP33 3TQ's recent median (£405,000)+90%
Newest record on this page: February 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Floor area
167 m²
1798 sq ft
Energy rating
D
Score 64
Council tax
Band G
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
£771,000
- Against its 2018 sale (£645,000)+20%
- Against IP33 3TQ's recent median (£405,000)+90%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Farriers Wood is modelled from its 167 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP33 3TQ. 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
167 m² from the EPC lodged in October 2015
Sales of this home
2 sales recorded, the latest in 2018
Recent sales in IP33 3TQ
5 sales, median £405,000 (2019–2005)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2019 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
Farriers Wood valuation sits well clear of the typical sold price in this postcode.
Sales timeline
5 December 2018Most recent
£645,000
+35.8%over 3 years12 March 2015
£475,000
Median price across the last 5 sales in IP33 3TQ: £405,000 (2019–2005).
Nearby sales in IP33 3TQ
Westley Hall, Fornham Lane, Westley, Bury St Edmunds, IP33 3TQ
Sold Aug 2019
£1,300,000Meadow Cottage, Fornham Lane, Westley, Bury St Edmunds, IP33 3TQ
Sold Feb 2019
£649,9501 Hall Cottage, Fornham Lane, Westley, Bury St Edmunds, IP33 3TQ
Sold Aug 2005
£190,0002 Hall Cottage, Fornham Lane, Westley, Bury St Edmunds, IP33 3TQ
Sold Aug 2004
£229,500
What this page doesn't show
1 potential issue has already been flagged for Farriers Wood, Fornham Lane, Westley, Bury St Edmunds, IP33 3TQ. 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 Farriers Wood
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Farriers Wood is a four-bedroom detached house in Westley, Bury St. Edmunds, Bury St Edmunds (IP33 3TQ). It has a recorded floor area of 167 m² (around 1798 sq ft), construction records dating it to 1950-1966 and council tax band G. The latest certificate (October 2015) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in November 2014 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good, window efficiency went from Poor to Average and lighting went from Poor to Average; while roof efficiency dropped from Average to Poor. The recommended improvements would lift it to A (score 96), a 3-band jump. The latest certificate is from October 2015, so improvements made since then won't be reflected. Other recorded features include a conservatory and attached land beyond the plot.
3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, a porch and an annexe, meaningful when judging how the property has evolved. Across 2015–2018, sale prices on this property compounded at 8.5% per year. Today's modelled estimate of £771,000 is 19.5% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£359/sq ft) was about 56.4% above the typical sold price in the postcode. Most recent transfer: December 2018 at £645,000.
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
- Bedrooms4
- Dining roomYes
- Utility roomYes
- EnsuiteYes
- StudyYes
- ConservatoryYes
Outside
- GarageDouble
- LandYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about Farriers Wood
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.
Farriers Wood'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 Oct 2025
Current Certificate(1 of 2)
Oct 2015
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 27 October 2025
Property Improvements
Changes detected from historical EPC data
Oct 2015from Nov 2014
EPC improved fromE52toD64
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Low Energy Lighting
13%33%
More low energy lighting installed
Planning history
Applications and permits filed against Farriers Wood, Fornham Lane, Westley, Bury St Edmunds, IP33 3TQ, sourced from the PlanIt planning register.
3 applications on record at Farriers Wood, Fornham Lane, Westley, Bury St Edmunds, IP33 3TQ
3decisions2extensions36documents4nearby
- Oct 2010AnnexFullOutcome in report
Extension: Two storey · Side of property
Planning Application - Erection of two storey side extension to form annexe as amended by letter, fencing details and drawing nos 880/7A, 880/8A, 880/9A detailing correct elevation orientation and tree protection fencing details received 22.9.10; and amended front elevation received 7th October 2010
Extension- Documents
- 13 docs on file
- Reference
- SE/10/1017
- More recent applications — locked
- ConditionsFeb 2023Decision
- PorchOct 2022Decision
Unlock Farriers Wood, Fornham Lane, Westley, Bury St Edmunds, IP33 3TQ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 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
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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
1.1 km
Sexton's Manor Primary School. 10 schools nearby.
Nearest schools
- Sexton's Manor Primary SchoolPrimary1.1km
- Howard Community AcademyPrimary1.9km
- Abbeygate Sixth Form College16 plus2.0km
- West Suffolk College16 plus2.1km
Nearest stops
- St Marys ChurchBus stop202m
- Hill RoadBus stop583m
- Hooper SquareBus stop845m
- Hooper SquareBus stop878m
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 3TQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.5dB
Night-time· 23:00 – 07:00
40.8dB
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 2 HomeBuyer Report
Mid 20th centuryDetached HouseEPC D
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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 Farriers Wood is modelled from its 167 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP33 3TQ. 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 Farriers Wood. 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 Farriers Wood was lodged in October 2015 at band D and expired in October 2025, 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. 3 applications are matched to Farriers Wood. 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 10 schools and 30 stops listed are measured in a straight line from IP33 3TQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Farriers Wood 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 Farriers Wood, Fornham Lane, Westley, Bury St Edmunds, IP33 3TQ. Each answer is also embedded as structured data for search engines.
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