Terraced

53 HICFIELD ROAD

BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8UH

£88,000

Location

Map view View on Google Maps View on OpenStreetMap Street View IP28 8UH

Nearby

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

Type	Name	Distance
Bus stop	Aspal Way	0.1 miles
Shop	Auto Speed	0.5 miles
Hospital	RAF Lakenheath Medical Hospital	2.4 miles
Train station	Lakenheath	5.4 miles
University	Cambridge University Boathouse	9.2 miles

Property details

Tenure

Leasehold

Property type

Terraced

Floor area

72 m²

EPC rating

Last sold

£88,000 Jan 2026

Price per m²

£1,222/m²

Local average

£242,644 (19 sales)

Street crime

20 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 06/06/2019

Expiry date: 05/06/2029

Current heating cost: £264/year

Potential heating cost: £264/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	16/01/2026	£88,000	Terraced	—	£89,550 to March 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.

Sold comparables

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

Address	Price	Date	Type
4 HEATHLANDS, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8FA	£275,000	14/12/2022	Terraced
11A ASPAL LANE, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8BH	£272,000	27/05/2022	Terraced
23 ASPAL WAY, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8FE	£93,100	22/02/2022	Terraced
35 ASPAL LANE, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8AT	£230,000	28/01/2022	Terraced
9 ASPAL LANE, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8BH	£183,000	29/09/2021	Terraced
7 HEATHLANDS, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8FA	£210,000	30/06/2021	Terraced
6 HEATH COURT, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8FF	£208,000	24/06/2021	Terraced

Area average: £210,157 (7 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 11.9%

10y growth 66.3%

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

1y (index) 4.9%

5y (index) 10.7%

10y (index) 36.6%

Rental Range

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

Low £1,058/mo

Realistic £1,176/mo

Optimistic £1,294/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
4 Bed Detached House, Aspal Lane, IP28	£2,450/mo	4	0.14 miles	OpenRent
2 Bed Mobile Home, Beck Row, IP28	£800/mo	2	0.59 miles	OpenRent

Average rent: £1,625/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.85%

Max investor price (0.8%) £203,125

Target investor price (1%) £162,500

Gross yield 22.2%

Cost-to-rent ratio 4.5×

Monthly cashflow £1,091/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 51.3%

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	5
Criminal damage and arson	3
Other theft	3
Public order	3
Drugs	2
Vehicle crime	2
Anti-social behaviour	1
Burglary	1
Total incidents	20

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
Beck Row Primary Academy	Primary	0.5 miles	Good — 24 Jan 2024
On Track Education Mildenhall	Other	1.3 miles	Good — 2 May 2023
Great Heath Academy	Primary	1.5 miles	Good — 6 Mar 2024
St Mary's Church of England Academy	Primary	1.8 miles	Requires improvement — 30 Jun 2024
West Row Academy	Primary	2.1 miles	Requires improvement — 20 Jul 2022

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 53 HICFIELD ROAD, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8UH

## Property details

- Slug: `c8c9313` (address key hash: `c8c9313904043804098415694319111d02821e99`)
- Postcode: IP28 8UH
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Terraced
- Floor area: 72 m²
- EPC rating: C
- Last sold: £88,000 Jan 2026
- Price per m²: £1,222/m²
- Local average: £242,644 (19 sales)
- Street crime: 20 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £88,000
- Date: 2026-01-16
- Type: T
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 05/06/2029
- **Current heating cost:** £264/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/8241-7836-6900-2466-9906)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-16 | £88,000 | Terraced | — | £89,550 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-6020-591c-e063-4704a8c00c31) |

*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 |
|---------|-------|------|------|
| 53 HICFIELD ROAD, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8UH | £88,000 | 16/01/2026 | 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 |
|---------|-------|------|------|
| 4 HEATHLANDS, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8FA | £275,000 | 14/12/2022 | Terraced |
| 11A ASPAL LANE, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8BH | £272,000 | 27/05/2022 | Terraced |
| 23 ASPAL WAY, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8FE | £93,100 | 22/02/2022 | Terraced |
| 35 ASPAL LANE, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8AT | £230,000 | 28/01/2022 | Terraced |
| 9 ASPAL LANE, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8BH | £183,000 | 29/09/2021 | Terraced |
| 7 HEATHLANDS, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8FA | £210,000 | 30/06/2021 | Terraced |
| 6 HEATH COURT, BECK ROW, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP28 8FF | £208,000 | 24/06/2021 | Terraced |

**Area average:** £210,157 (7 sales)

## Capital growth trend

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

- **5y growth:** 11.9%
- **10y growth:** 66.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.9%
- **5y growth (index):** 10.7%
- **10y growth (index):** 36.6%

## Rental Range

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

- **Low:** £1,058/mo
- **Realistic:** £1,176/mo
- **Optimistic:** £1,294/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 |
|------|------|------|------|------|
| 4 Bed Detached House, Aspal Lane, IP28 | £2,450/mo | 4 | 0.14 miles | OpenRent |
| 2 Bed Mobile Home, Beck Row, IP28 | £800/mo | 2 | 0.59 miles | OpenRent |

**Average rent: £1,625/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.85% (strong)
- **Max investor price (0.8%):** £203,125
- **Target investor price (1%):** £162,500

*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 £1,625/mo).*

- **Gross yield:** 22.2%
- **Cost-to-rent:** 4.5×
- **Monthly cashflow:** £1,091/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 51.3%

*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 | 5 |
| Criminal damage and arson | 3 |
| Other theft | 3 |
| Public order | 3 |
| Drugs | 2 |
| Vehicle crime | 2 |
| Anti-social behaviour | 1 |
| Burglary | 1 |
| **Total incidents** | **20** |

*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 |
|------|------|----------|--------|
| Beck Row Primary Academy | Primary | 0.5 miles | Good — 24 Jan 2024 |
| On Track Education Mildenhall | Other | 1.3 miles | Good — 2 May 2023 |
| Great Heath Academy | Primary | 1.5 miles | Good — 6 Mar 2024 |
| St Mary's Church of England Academy | Primary | 1.8 miles | Requires improvement — 30 Jun 2024 |
| West Row Academy | Primary | 2.1 miles | Requires improvement — 20 Jul 2022 |