# 25 HORRINGER ROAD, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 2DG

## Property details

- Slug: `6627603` (address key hash: `6627603759f48fe36d636d08edffa2cdc58dbab3`)
- Postcode: IP33 2DG
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 67 m²
- EPC rating: D
- Year built: England and Wales: before 1900
- Last sold: £275,000 Sep 2021
- Price per m²: £4,104/m²
- Local average: £342,898 (28 sales)
- Street crime: 139 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £275,000
- Date: 2021-09-30
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 07/02/2034
- **Current heating cost:** £1,152/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2411-1180-1311-1130-1698)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2021-09-30 | £275,000 | Semi-detached | — | £303,947 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/d93b27b1-4d98-3100-e053-6c04a8c08887) |

*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 |
|---------|-------|------|------|
| 25 HORRINGER ROAD, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 2DG | £275,000 | 30/09/2021 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 29 HORSECROFT ROAD, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 2DS | £425,000 | 28/10/2025 | Semi-detached |
| 38 WESTGARTH GARDENS, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3LQ | £260,000 | 11/08/2023 | Semi-detached |
| 17 WESTGARTH GARDENS, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3LB | £280,000 | 04/05/2023 | Semi-detached |
| 57 WESTGARTH GARDENS, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3LG | £300,000 | 03/05/2023 | Semi-detached |
| 18 SAXON RISE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3LF | £450,000 | 13/12/2022 | Semi-detached |
| 51 HORRINGER ROAD, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 2DQ | £485,000 | 14/11/2022 | Semi-detached |
| 65 HOSPITAL ROAD, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3JY | £360,000 | 27/07/2022 | Semi-detached |
| 8 HORRINGER ROAD, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 2DR | £225,000 | 13/05/2022 | Semi-detached |
| 8 HORRINGER ROAD, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 2DR | £225,000 | 13/05/2022 | Semi-detached |
| 12 WESTGARTH GARDENS, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3LQ | £365,000 | 14/04/2022 | Semi-detached |
| 62A OUT WESTGATE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3NT | £385,000 | 18/03/2022 | Semi-detached |
| 62B OUT WESTGATE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3NT | £392,500 | 03/02/2022 | Semi-detached |
| 18 WESTGARTH GARDENS, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3LQ | £400,000 | 10/12/2021 | Semi-detached |
| 4 GROSVENOR GARDENS, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 2JS | £325,000 | 28/09/2021 | Semi-detached |
| 9 WESTGARTH GARDENS, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3LB | £253,000 | 18/08/2021 | Semi-detached |

**Area average:** £342,033 (15 sales)

## Capital growth trend

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

- **5y growth:** 0.5%
- **10y growth:** 6.7%

## House Price Index (HM Land Registry)

*Official index for West Suffolk; Semi-detached series; as of April 2026.*

- **1y growth (index):** 5.1%
- **5y growth (index):** 13.6%
- **10y growth (index):** 35.8%

## 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. 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 Semi-Detached House, Bullen Close, IP33 | £1,200/mo | 2 | 0.28 miles | OpenRent |
| 1 Bed Detached House, Horringer, IP29 | £700/mo | 1 | 0.65 miles | OpenRent |
| 2 Bed Flat, The Beeches, IP33 | £925/mo | 2 | 0.66 miles | OpenRent |
| 2 Bed Flat, Outrisbygate, IP33 | £1,500/mo | 2 | 0.7 miles | OpenRent |
| 1 Bed Flat, Prince Of Wales Close, IP33 | £795/mo | 1 | 0.7 miles | OpenRent |

**Average rent: £1,024/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £115,625
- **Target investor price (1%):** £92,500

*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 £925/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 24.8×
- **Monthly cashflow:** £-275/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.1%

*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 | 58 |
| Criminal damage and arson | 17 |
| Shoplifting | 17 |
| Public order | 16 |
| Anti-social behaviour | 9 |
| Other theft | 9 |
| Burglary | 6 |
| Drugs | 3 |
| Vehicle crime | 2 |
| Other crime | 1 |
| Robbery | 1 |
| **Total incidents** | **139** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Westgate Community Primary School and Nursery | Primary | 0.1 miles | Good — 14 Feb 2022 |
| St Edmund's Catholic Primary School | Primary | 0.5 miles | Good — 19 Apr 2012 |
| Guildhall Feoffment Community Primary School | Primary | 0.6 miles | Good — 8 Feb 2011 |
| Abbeygate Sixth Form College | Other | 0.7 miles | — (No rating) |
| West Suffolk College | Other | 0.8 miles | — (No rating) |

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #14588571
- **Address:** 25 Horringer Road, BURY ST. EDMUNDS, IP33 2DG
- **Certificate Issued:** 16/05/2021
- **Work Completed:** 29/04/2021
- **Items:** 2 window(s)

### FENSA Certificate #14566348
- **Address:** 25 Horringer Road, BURY ST. EDMUNDS, IP33 2DG
- **Certificate Issued:** 02/05/2021
- **Work Completed:** 22/04/2021
- **Items:** 2 window(s)

### FENSA Certificate #14249725
- **Address:** 25 Horringer Road, BURY ST. EDMUNDS, IP33 2DG
- **Certificate Issued:** 18/10/2020
- **Work Completed:** 05/10/2020
- **Items:** 2 window(s), 1 door(s)

### FENSA Certificate #13997160
- **Address:** 25 Horringer Road, BURY ST. EDMUNDS, IP33 2DG
- **Certificate Issued:** 23/02/2020
- **Work Completed:** 03/02/2020
- **Items:** 1 door(s)