# 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 |