# FORMER HORSEHAIR FACTORY 7 BELLS LANE, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7QA

## Property details

- Slug: `192aa4b` (address key hash: `192aa4b1daa307660305645c5db5eea2e0450a06`)
- Postcode: CO10 7QA
- Transactions on record: 3

- Tenure: Freehold
- Property type: Terraced
- Last sold: £220,000 Apr 2026
- Local average: £266,500 (60 sales)
- Street crime: 6 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £220,000
- Date: 2026-04-10
- Type: T
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-10 | £220,000 | Terraced | +18.5% | £222,222 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-c102-8052-e063-4804a8c06ee4) |
| Sold | 2020-12-08 | £185,700 | Terraced | +3.2% | £207,718 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/ba558b33-0725-76ef-e053-6b04a8c0b4b7) |
| Sold | 2018-08-31 | £180,000 | Terraced | — | £206,659 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/79a74e22-15ae-1289-e053-6b04a8c01627) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| FORMER HORSEHAIR FACTORY 7 BELLS LANE, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7QA | £220,000 | 10/04/2026 | Terraced |
| FORMER HORSEHAIR FACTORY 7 BELLS LANE, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7QA | £185,700 | 08/12/2020 | Terraced |
| FORMER HORSEHAIR FACTORY 7 BELLS LANE, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7QA | £180,000 | 31/08/2018 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 123 KINGS ROAD, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7QX | £150,000 | 21/11/2025 | Terraced |
| 123 KINGS ROAD, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7QX | £160,000 | 27/09/2024 | Terraced |
| 57 BROOK STREET, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7PL | £210,000 | 02/08/2023 | Terraced |
| 148 KINGS ROAD, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7QX | £230,000 | 25/05/2023 | Terraced |
| 1 SILK FACTORY ROW, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7PJ | £342,000 | 19/05/2023 | Terraced |
| 7 WINDMILL ROW, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7QG | £225,000 | 14/04/2023 | Terraced |
| 38 FAIR GREEN, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7PH | £239,000 | 14/03/2023 | Terraced |
| 41 BROOK STREET, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7PL | £256,000 | 25/11/2022 | Terraced |
| 14 BROOK STREET, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7PL | £360,000 | 25/11/2022 | Terraced |
| 55 BROOK STREET, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7PL | £225,000 | 14/11/2022 | Terraced |
| 19 BROOK STREET, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7PL | £265,000 | 11/11/2022 | Terraced |
| 5 GOWERS END, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7UF | £227,000 | 28/10/2022 | Terraced |
| 3 SILK FACTORY ROW, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7PJ | £238,000 | 07/10/2022 | Terraced |
| 44 FAIR GREEN, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7PH | £267,500 | 07/10/2022 | Terraced |
| 6 SILK FACTORY ROW, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7PJ | £390,000 | 05/10/2022 | Terraced |
| 77 BROOK STREET, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7PL | £230,000 | 30/09/2022 | Terraced |
| 68 KINGS ROAD, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7QZ | £264,500 | 07/07/2022 | Terraced |
| 6 KEBBLES, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7UE | £290,000 | 12/05/2022 | Terraced |
| 19 BROOK STREET, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7PL | £243,500 | 25/03/2022 | Terraced |
| COLERIDGE HOUSE CHURCHGATE, GLEMSFORD, SUDBURY, BABERGH, SUFFOLK, CO10 7QE | £345,000 | 25/03/2022 | Terraced |

**Area average:** £257,875 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -2.4%
- **10y growth:** 31.4%

## House Price Index (HM Land Registry)

*Official index for Babergh; Terraced series; as of June 2026.*

- **1y growth (index):** 2.4%
- **5y growth (index):** 9.3%
- **10y growth (index):** 29.2%

## Rental Range

*ONS Price Index of Private Rents (Babergh). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £871/mo
- **Realistic:** £968/mo
- **Optimistic:** £1,065/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Bury St Edmunds (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed End Terrace, Bells Lane, CO10 | £1,195/mo | 2 | 0.07 miles | OpenRent |
| Studio Flat, Glemsford, CO10 | £725/mo | 1 | 0.21 miles | OpenRent |
| 3 Bed Detached House, Tye Green, CO10 | £1,295/mo | 3 | 0.29 miles | OpenRent |
| 2 Bed Semi-Detached House, Brook Street, CO10 | £900/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Terraced House, Brook Street, CO10 | £925/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Semi-Detached House, Patches Court, CO10 | £1,150/mo | 2 | 0.66 miles | OpenRent |

**Average rent: £1,032/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £129,750
- **Target investor price (1%):** £103,800

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,038/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.7×
- **Monthly cashflow:** £43/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.8%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 3 |
| Vehicle crime | 2 |
| Criminal damage and arson | 1 |
| **Total incidents** | **6** |

*Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Glemsford Primary Academy | Primary | 0.3 miles | Good — 17 Jan 2018 |
| Cavendish Church of England Primary School | Primary | 2.0 miles | Inadequate — 23 Jun 2024 |
| Hartest Church of England Primary School | Primary | 2.5 miles | Good — 24 Apr 2024 |
| Long Melford Church of England Primary School | Primary | 2.8 miles | Good — 6 Sep 2019 |
| All Saints' Church of England Voluntary Controlled Primary School, Lawshall | Primary | 4.2 miles | Outstanding — 11 Mar 2024 |