Flats/Maisonettes 2 sales on record

EASTGATE HOUSE

118 FLAT 25 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ

£78,000

Location

Map view View on Google Maps View on OpenStreetMap Street View IP33 1YQ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	The Greyhound	0.0 miles
Shop	Eastgate Stores	0.1 miles
Hospital	St Edmunds Hospital	0.5 miles
Train station	Bury St Edmunds	0.6 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Last sold

£78,000 Mar 2026

Local average

£211,844 (26 sales)

Street crime

163 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	09/03/2026	£78,000	Flat	-21.2%	£78,680 to April 2026	View transaction
Sold	13/06/2023	£99,000	Flat	—	£94,602 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
listed	19/06/2026	£80,000
sold	01/01/2026	£78,000
sold	01/01/2026	£78,000
listed	11/07/2025	£80,000
sold	01/01/2023	£99,000
sold	01/01/2023	£99,000
sold	01/01/2010	£110,000
sold	01/01/2010	£110,000
sold	01/01/2007	£128,500
sold	01/01/2007	£128,500

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
EASTGATE HOUSE, 118 FLAT 15 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£68,000	27/10/2025	Flat
CROSS PENNY COURT 8 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£325,000	25/07/2025	Flat
64 EAST CLOSE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1UQ	£148,000	15/07/2025	Flat
LARK HOUSE, 117 FLAT 1 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£133,000	01/11/2023	Flat
ST JAMES COURT 15 THE VINEFIELDS, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YD	£292,000	23/10/2023	Flat
EASTGATE HOUSE, 118 FLAT 16 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£87,000	03/08/2023	Flat
CROSS PENNY COURT 12 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£225,000	06/06/2023	Flat
CROSS PENNY COURT 5 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£220,000	28/04/2023	Flat
EASTGATE HOUSE, 118 FLAT 23 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£115,000	15/02/2023	Flat
EASTGATE HOUSE, 118 FLAT 6 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£85,000	21/10/2022	Flat
EASTGATE HOUSE, 118 FLAT 24 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£65,000	14/10/2022	Flat
CROSS PENNY COURT 54 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£230,000	06/10/2022	Flat
CROSS PENNY COURT 32 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£220,000	22/07/2022	Flat
CROSS PENNY COURT 34 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£220,000	24/05/2022	Flat
ST JAMES COURT 3 THE VINEFIELDS, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YD	£410,000	18/05/2022	Flat
EASTGATE HOUSE, 118 FLAT 18 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£150,000	22/04/2022	Flat
EASTGATE HOUSE, 118 FLAT 19 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£90,000	29/03/2022	Flat
CROSS PENNY COURT 53 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£225,000	21/02/2022	Flat
EASTGATE HOUSE, 118 FLAT 29 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£140,000	16/02/2022	Flat
CROSS PENNY COURT 37 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£240,000	22/10/2021	Flat

Area average: £184,400 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth -12.7%

10y growth -14.9%

House Price Index (HM Land Registry — official index, not sold-price averages): West Suffolk. Series: Flats and maisonettes. As of April 2026.

1y (index) 0.1%

5y (index) -0.4%

10y (index) 13.9%

Rental Range

Estimated market rent for West Suffolk. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,059/mo

Realistic £1,177/mo

Optimistic £1,295/mo

Based on Local Authority from postcode lookup → West Suffolk.

LHA (30th percentile) floor for Bury St Edmunds: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Maisonette, Codling Road, IP32	£1,000/mo	1	0.8 miles	OpenRent
1 Bed End Terrace, Codling Road, IP32	£750/mo	1	0.81 miles	OpenRent

Average rent: £875/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.12%

Max investor price (0.8%) £109,375

Target investor price (1%) £87,500

Gross yield 13.5%

Cost-to-rent ratio 7.4×

Monthly cashflow £455/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 24.2%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	69
Shoplifting	28
Other theft	14
Criminal damage and arson	12
Public order	10
Anti-social behaviour	8
Drugs	7
Vehicle crime	4
Burglary	3
Possession of weapons	3
Other crime	2
Bicycle theft	1
Robbery	1
Theft from the person	1
Total incidents	163

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Priory School	Other	0.2 miles	Outstanding — 1 Dec 2014
Learning Support, Western Area Education Office	Other	0.5 miles	— (No rating)
Guildhall Feoffment Community Primary School	Primary	0.5 miles	Good — 8 Feb 2011
St Edmund's Catholic Primary School	Primary	0.7 miles	Good — 19 Apr 2012
Sebert Wood Community Primary School	Primary	0.7 miles	Good — 18 Dec 2023

FENSA

No FENSA certificates found for this address.

# EASTGATE HOUSE, 118 FLAT 25 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ

## Property details

- Slug: `4f3d635` (address key hash: `4f3d63532da41d9fde66c10a33d477ef7d285425`)
- Postcode: IP33 1YQ
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £78,000 Mar 2026
- Local average: £211,844 (26 sales)
- Street crime: 163 incidents within 1 mile (May 2026)

## Latest sale

- Price: £78,000
- Date: 2026-03-09
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-09 | £78,000 | Flat | -21.2% | £78,680 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-5f18-b8d0-e063-4704a8c08d98) |
| Sold | 2023-06-13 | £99,000 | Flat | — | £94,602 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/01eb45f0-2859-40f3-e063-4704a8c05fde) |

*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 |
|---------|-------|------|------|
| EASTGATE HOUSE, 118 FLAT 25 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £78,000 | 09/03/2026 | Flat |
| EASTGATE HOUSE, 118 FLAT 25 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £99,000 | 13/06/2023 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [89905992](http://87.117.209.195:8080/listings/05b3c13)
- Matched listing: [164399492](http://87.117.209.195:8080/listings/79d4858)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-06-19 | £80,000 |
| sold | 2026-01-01 | £78,000 |
| sold | 2026-01-01 | £78,000 |
| listed | 2025-07-11 | £80,000 |
| sold | 2023-01-01 | £99,000 |
| sold | 2023-01-01 | £99,000 |
| sold | 2010-01-01 | £110,000 |
| sold | 2010-01-01 | £110,000 |
| sold | 2007-01-01 | £128,500 |
| sold | 2007-01-01 | £128,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| EASTGATE HOUSE, 118 FLAT 15 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £68,000 | 27/10/2025 | Flat |
| CROSS PENNY COURT 8 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £325,000 | 25/07/2025 | Flat |
| 64 EAST CLOSE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1UQ | £148,000 | 15/07/2025 | Flat |
| LARK HOUSE, 117 FLAT 1 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £133,000 | 01/11/2023 | Flat |
| ST JAMES COURT 15 THE VINEFIELDS, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YD | £292,000 | 23/10/2023 | Flat |
| EASTGATE HOUSE, 118 FLAT 16 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £87,000 | 03/08/2023 | Flat |
| CROSS PENNY COURT 12 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £225,000 | 06/06/2023 | Flat |
| CROSS PENNY COURT 5 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £220,000 | 28/04/2023 | Flat |
| EASTGATE HOUSE, 118 FLAT 23 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £115,000 | 15/02/2023 | Flat |
| EASTGATE HOUSE, 118 FLAT 6 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £85,000 | 21/10/2022 | Flat |
| EASTGATE HOUSE, 118 FLAT 24 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £65,000 | 14/10/2022 | Flat |
| CROSS PENNY COURT 54 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £230,000 | 06/10/2022 | Flat |
| CROSS PENNY COURT 32 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £220,000 | 22/07/2022 | Flat |
| CROSS PENNY COURT 34 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £220,000 | 24/05/2022 | Flat |
| ST JAMES COURT 3 THE VINEFIELDS, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YD | £410,000 | 18/05/2022 | Flat |
| EASTGATE HOUSE, 118 FLAT 18 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £150,000 | 22/04/2022 | Flat |
| EASTGATE HOUSE, 118 FLAT 19 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £90,000 | 29/03/2022 | Flat |
| CROSS PENNY COURT 53 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £225,000 | 21/02/2022 | Flat |
| EASTGATE HOUSE, 118 FLAT 29 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £140,000 | 16/02/2022 | Flat |
| CROSS PENNY COURT 37 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £240,000 | 22/10/2021 | Flat |

**Area average:** £184,400 (20 sales)

## Capital growth trend

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

- **5y growth:** -12.7%
- **10y growth:** -14.9%

## House Price Index (HM Land Registry)

*Official index for West Suffolk; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** 0.1%
- **5y growth (index):** -0.4%
- **10y growth (index):** 13.9%

## Rental Range

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

- **Low:** £1,059/mo
- **Realistic:** £1,177/mo
- **Optimistic:** £1,295/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Maisonette, Codling Road, IP32 | £1,000/mo | 1 | 0.8 miles | OpenRent |
| 1 Bed End Terrace, Codling Road, IP32 | £750/mo | 1 | 0.81 miles | OpenRent |

**Average rent: £875/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.12% (strong)
- **Max investor price (0.8%):** £109,375
- **Target investor price (1%):** £87,500

*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 £875/mo).*

- **Gross yield:** 13.5%
- **Cost-to-rent:** 7.4×
- **Monthly cashflow:** £455/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 24.2%

*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 | 69 |
| Shoplifting | 28 |
| Other theft | 14 |
| Criminal damage and arson | 12 |
| Public order | 10 |
| Anti-social behaviour | 8 |
| Drugs | 7 |
| Vehicle crime | 4 |
| Burglary | 3 |
| Possession of weapons | 3 |
| Other crime | 2 |
| Bicycle theft | 1 |
| Robbery | 1 |
| Theft from the person | 1 |
| **Total incidents** | **163** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Priory School | Other | 0.2 miles | Outstanding — 1 Dec 2014 |
| Learning Support, Western Area Education Office | Other | 0.5 miles | — (No rating) |
| Guildhall Feoffment Community Primary School | Primary | 0.5 miles | Good — 8 Feb 2011 |
| St Edmund's Catholic Primary School | Primary | 0.7 miles | Good — 19 Apr 2012 |
| Sebert Wood Community Primary School | Primary | 0.7 miles | Good — 18 Dec 2023 |