# 10 BANHAM DRIVE, SUDBURY, BABERGH, SUFFOLK, CO10 2GN

## Property details

- Slug: `8dc9a3e` (address key hash: `8dc9a3e4878865da4abce5f2f7d322da48de250a`)
- Postcode: CO10 2GN
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 52 m²
- EPC rating: D
- Year built: England and Wales: 1991-1995
- Last sold: £145,500 Jun 2004
- Price per m²: £2,798/m²
- Local average: £268,127 (55 sales)
- Street crime: 112 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £145,500
- Date: 2004-06-21
- Type: T
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £436/year

### Recommendations
- W1 (1,200)
- E (30)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7308-5024-7268-6108-0954)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2004-06-21 | £145,500 | Terraced | +69.2% | £294,220 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/cc9bda9d-1248-4560-8a18-8432ce7c938e) |
| Sold | 2001-11-28 | £86,000 | Terraced | — | £263,506 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/55069a92-aac9-4991-959e-3e2156d01940) |

*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 |
|---------|-------|------|------|
| 10 BANHAM DRIVE, SUDBURY, BABERGH, SUFFOLK, CO10 2GN | £145,500 | 21/06/2004 | Terraced |
| 10 BANHAM DRIVE, SUDBURY, BABERGH, SUFFOLK, CO10 2GN | £86,000 | 28/11/2001 | Terraced |

## Historic listings

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

- Matched listing: [112858160](http://87.117.209.195:8080/listings/9de84d1)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £165,000 |
| listed | 2021-09-02 | £750 |
| sold | 2004-01-01 | £145,500 |
| sold | 2001-01-01 | £86,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 BANHAM DRIVE, SUDBURY, BABERGH, SUFFOLK, CO10 2GN | £165,000 | 20/03/2026 | Terraced |
| 34 EAST STREET, SUDBURY, BABERGH, SUFFOLK, CO10 2TU | £210,000 | 17/11/2025 | Terraced |
| 49 BANHAM DRIVE, SUDBURY, BABERGH, SUFFOLK, CO10 2GN | £160,000 | 03/10/2025 | Terraced |
| 1 BRIDGE TERRACE, SUDBURY, BABERGH, SUFFOLK, CO10 2TT | £260,000 | 12/10/2023 | Terraced |
| 48 MINDEN ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2TY | £175,000 | 26/06/2023 | Terraced |
| 10 HARP CLOSE ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 1QP | £245,500 | 12/05/2023 | Terraced |
| 46 EAST STREET, SUDBURY, BABERGH, SUFFOLK, CO10 2TR | £202,000 | 24/03/2023 | Terraced |
| 55 EAST STREET, SUDBURY, BABERGH, SUFFOLK, CO10 2TR | £280,000 | 16/02/2023 | Terraced |
| 33A EAST STREET, SUDBURY, BABERGH, SUFFOLK, CO10 2TU | £131,000 | 13/02/2023 | Terraced |
| 33 EAST STREET, SUDBURY, BABERGH, SUFFOLK, CO10 2TU | £141,000 | 03/02/2023 | Terraced |
| 7 HARP CLOSE ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 1QP | £292,500 | 03/11/2022 | Terraced |
| 18 BANHAM DRIVE, SUDBURY, BABERGH, SUFFOLK, CO10 2GN | £190,000 | 24/10/2022 | Terraced |
| 13 WALDINGFIELD ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2PU | £280,000 | 16/09/2022 | Terraced |
| 79 ACTON LANE, SUDBURY, BABERGH, SUFFOLK, CO10 1QW | £315,000 | 12/08/2022 | Terraced |
| 55 EAST STREET, SUDBURY, BABERGH, SUFFOLK, CO10 2TR | £210,000 | 12/07/2022 | Terraced |
| 4 ACTON CLOSE, SUDBURY, BABERGH, SUFFOLK, CO10 1QZ | £130,000 | 31/05/2022 | Terraced |
| 77 ACTON LANE, SUDBURY, BABERGH, SUFFOLK, CO10 1QW | £300,000 | 19/05/2022 | Terraced |
| 39 BANHAM DRIVE, SUDBURY, BABERGH, SUFFOLK, CO10 2GN | £182,500 | 19/05/2022 | Terraced |
| 2 BRIDGE TERRACE, SUDBURY, BABERGH, SUFFOLK, CO10 2TT | £248,500 | 30/03/2022 | Terraced |
| 45 WALDINGFIELD ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2PU | £220,000 | 04/03/2022 | Terraced |

**Area average:** £216,900 (20 sales)

## Capital growth trend

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

- **5y growth:** 27.3%
- **10y growth:** 39.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.3%
- **5y growth (index):** 9.7%
- **10y growth (index):** 30.7%

## Rental Range

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

- **Low:** £873/mo
- **Realistic:** £970/mo
- **Optimistic:** £1,067/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Terraced House, Newton Croft, CO10 | £875/mo | 1 | 0.32 miles | OpenRent |
| 1 Bed Flat, Station Road, CO10 | £875/mo | 1 | 0.42 miles | OpenRent |
| 1 Bed Flat, Station Road, CO10 | £895/mo | 1 | 0.42 miles | OpenRent |
| 1 Bed Flat, Station Road, CO10 | £950/mo | 1 | 0.42 miles | OpenRent |
| 3 Bed Terraced House, Drake Road, CO10 | £800/mo | 3 | 0.56 miles | OpenRent |
| 4 Bed Terraced House, Priory Walk, CO10 | £1,400/mo | 4 | 0.68 miles | OpenRent |
| 3 Bed Terraced House, Cross Street, CO10 | £1,300/mo | 3 | 0.76 miles | OpenRent |
| 1 Bed Bungalow, Bures Road, CO10 | £825/mo | 1 | 0.79 miles | OpenRent |
| 1 Bed Flat, Dove House Meadow, CO10 | £875/mo | 1 | 1.02 miles | OpenRent |
| 4 Bed End Terrace, Rede Way, CO10 | £1,250/mo | 4 | 1.04 miles | OpenRent |
| 4 Bed Terraced House, Dove House Meadow, CO10 | £1,500/mo | 4 | 1.09 miles | OpenRent |

**Average rent: £1,050/mo (11 listings)**

## 1% Rule

- **Rent ratio:** 0.62% (weak for cashflow)
- **Max investor price (0.8%):** £111,875
- **Target investor price (1%):** £89,500

*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 £895/mo).*

- **Gross yield:** 7.4%
- **Cost-to-rent:** 13.5×
- **Monthly cashflow:** £208/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.9%

*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 | 40 |
| Other theft | 18 |
| Criminal damage and arson | 17 |
| Public order | 8 |
| Anti-social behaviour | 7 |
| Shoplifting | 7 |
| Drugs | 5 |
| Other crime | 4 |
| Vehicle crime | 3 |
| Burglary | 1 |
| Robbery | 1 |
| Theft from the person | 1 |
| **Total incidents** | **112** |

*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 |
|------|------|----------|--------|
| Tudor Church of England Primary School, Sudbury | Primary | 0.3 miles | Good — 11 Jun 2018 |
| Ormiston Sudbury Academy | Secondary | 0.4 miles | Requires improvement — 18 Oct 2023 |
| St Joseph's Roman Catholic Primary School | Primary | 0.5 miles | Good — 6 Sep 2017 |
| Hillside Special School | Other | 0.5 miles | Outstanding — 12 Feb 2014 |
| Woodhall Primary School | Primary | 0.6 miles | Good — 8 Jan 2020 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #8261116
- **Address:** 10 Banham Drive, SUDBURY, CO10 2GN
- **Certificate Issued:** 04/07/2011
- **Work Completed:** 23/06/2011
- **Items:** 3 window(s)