Terraced 2 sales on record

21 HORRINGER ROAD

BURY ST EDMUNDS, ST EDMUNDSBURY, SUFFOLK, IP33 2DG

£196,000

Location

Map view View on Google Maps View on OpenStreetMap Street View IP33 2DG

Nearby

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

Type	Name	Distance
Bus stop	Spread Eagle	0.1 miles
Shop	Meredith Grainger Funeral Services	0.4 miles
Hospital	West Suffolk Hospital	0.5 miles
Train station	Bury St Edmunds	1.2 miles

Property details

Tenure

Freehold

Property type

Terraced

Last sold

£196,000 May 2014

Local average

£287,591 (39 sales)

Street crime

139 incidents within 1 mile (Apr 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	08/05/2014	£196,000	Terraced	+20.2%	£310,123 to April 2026	View transaction
Sold	17/02/2012	£163,000	Terraced	—	£286,565 to April 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Other listings may be available from the listings index.

Sold comparables

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

Address	Price	Date	Type
1 ICKWORTH DRIVE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3PX	£266,500	28/11/2025	Terraced
161 OUT WESTGATE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3NU	£222,000	16/11/2023	Terraced
44 HORRINGER ROAD, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 2DR	£255,000	16/10/2023	Terraced
78 OUT WESTGATE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3NT	£260,000	03/05/2023	Terraced
177 OUT WESTGATE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3NU	£260,000	20/12/2022	Terraced
147 OUT WESTGATE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3NU	£242,000	19/12/2022	Terraced
13 HORRINGER ROAD, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 2DG	£255,000	08/12/2022	Terraced
24 ICKWORTH DRIVE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3PX	£235,000	18/08/2022	Terraced
16 ICKWORTH DRIVE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3PX	£255,500	14/07/2022	Terraced
14 VINERY ROAD, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 2JR	£325,000	27/08/2021	Terraced

Area average: £257,600 (10 sales)

For sale comparables

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

Capital growth trend

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

5y growth -22%

10y growth -2.2%

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

1y (index) 4.5%

5y (index) 12%

10y (index) 36.1%

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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Terraced House, Sherborne Road, IP33	£1,400/mo	3	0.4 miles	OpenRent
3 Bed End Terrace, Chepstow Road, IP33	£1,350/mo	3	0.45 miles	OpenRent
3 Bed End Terrace, Westgate Street, IP33	£1,450/mo	3	0.49 miles	OpenRent
3 Bed Terraced House, Westgate Street, IP33	£1,495/mo	3	0.49 miles	OpenRent
3 Bed Terraced House, Raes Yard, IP33	£1,600/mo	3	0.73 miles	OpenRent
3 Bed Terraced House, Mustow St, IP33	£1,500/mo	3	0.91 miles	OpenRent

Average rent: £1,466/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.75%

Max investor price (0.8%) £184,125

Target investor price (1%) £147,300

Gross yield 9%

Cost-to-rent ratio 11.1×

Monthly cashflow £529/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 11.2%

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	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. Data from Get Information about Schools and Ofsted.

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

No FENSA certificates found for this address.

# 21 HORRINGER ROAD, BURY ST EDMUNDS, ST EDMUNDSBURY, SUFFOLK, IP33 2DG

## Property details

- Slug: `7f93710` (address key hash: `7f93710cb2a49d490957cff00aeed1d905ede02e`)
- Postcode: IP33 2DG
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Last sold: £196,000 May 2014
- Local average: £287,591 (39 sales)
- Street crime: 139 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £196,000
- Date: 2014-05-08
- Type: T
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2014-05-08 | £196,000 | Terraced | +20.2% | £310,123 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/0c8f194a-4852-4008-884b-cdc31d47ca80) |
| Sold | 2012-02-17 | £163,000 | Terraced | — | £286,565 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/691e7632-4c99-49d8-b534-46041c5e8f98) |

*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 |
|---------|-------|------|------|
| 21 HORRINGER ROAD, BURY ST EDMUNDS, ST EDMUNDSBURY, SUFFOLK, IP33 2DG | £196,000 | 08/05/2014 | Terraced |
| 21 HORRINGER ROAD, BURY ST EDMUNDS, ST EDMUNDSBURY, SUFFOLK, IP33 2DG | £163,000 | 17/02/2012 | 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 |
|---------|-------|------|------|
| 1 ICKWORTH DRIVE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3PX | £266,500 | 28/11/2025 | Terraced |
| 161 OUT WESTGATE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3NU | £222,000 | 16/11/2023 | Terraced |
| 44 HORRINGER ROAD, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 2DR | £255,000 | 16/10/2023 | Terraced |
| 78 OUT WESTGATE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3NT | £260,000 | 03/05/2023 | Terraced |
| 177 OUT WESTGATE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3NU | £260,000 | 20/12/2022 | Terraced |
| 147 OUT WESTGATE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3NU | £242,000 | 19/12/2022 | Terraced |
| 13 HORRINGER ROAD, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 2DG | £255,000 | 08/12/2022 | Terraced |
| 24 ICKWORTH DRIVE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3PX | £235,000 | 18/08/2022 | Terraced |
| 16 ICKWORTH DRIVE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 3PX | £255,500 | 14/07/2022 | Terraced |
| 14 VINERY ROAD, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 2JR | £325,000 | 27/08/2021 | Terraced |

**Area average:** £257,600 (10 sales)

## Capital growth trend

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

- **5y growth:** -22%
- **10y growth:** -2.2%

## House Price Index (HM Land Registry)

*Official index for West Suffolk; Terraced series; as of April 2026.*

- **1y growth (index):** 4.5%
- **5y growth (index):** 12%
- **10y growth (index):** 36.1%

## 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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Sherborne Road, IP33 | £1,400/mo | 3 | 0.4 miles | OpenRent |
| 3 Bed End Terrace, Chepstow Road, IP33 | £1,350/mo | 3 | 0.45 miles | OpenRent |
| 3 Bed End Terrace, Westgate Street, IP33 | £1,450/mo | 3 | 0.49 miles | OpenRent |
| 3 Bed Terraced House, Westgate Street, IP33 | £1,495/mo | 3 | 0.49 miles | OpenRent |
| 3 Bed Terraced House, Raes Yard, IP33 | £1,600/mo | 3 | 0.73 miles | OpenRent |
| 3 Bed Terraced House, Mustow St, IP33 | £1,500/mo | 3 | 0.91 miles | OpenRent |

**Average rent: £1,466/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.75% (weak for cashflow)
- **Max investor price (0.8%):** £184,125
- **Target investor price (1%):** £147,300

*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 £1,473/mo).*

- **Gross yield:** 9%
- **Cost-to-rent:** 11.1×
- **Monthly cashflow:** £529/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.2%

*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 | 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) |