Flats/Maisonettes 2 sales on record

76 LUCAS ROAD

SUDBURY, BABERGH, SUFFOLK, CO10 2WR

£92,000

Location

Map view View on Google Maps View on OpenStreetMap Street View CO10 2WR

Nearby

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

Type	Name	Distance
Bus stop	Lucas Road	0.1 miles
Shop	Specsavers	0.1 miles
Train station	Sudbury	0.1 miles
Hospital	Halstead Hospital	7.5 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Floor area

35 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£92,000 Mar 2026

Price per m²

£2,629/m²

Local average

£156,528 (18 sales)

Street crime

170 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 14/01/2021

Expiry date: 13/01/2031

Current heating cost: £556/year

Potential heating cost: £227/year

Est. upgrade cost to C: £2,025

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£25)
High heat retention storage heaters and dual immersion cylinder (£800 - £1,200)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	04/03/2026	£92,000	Flat	+2.2%	£90,543 to April 2026	View transaction
Sold	08/01/2018	£90,000	Flat	—	£88,856 to April 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£92,000
listed	10/02/2025	£95,000
sold	01/01/2018	£90,000

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
8 MINDEN ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2TX	£128,000	11/12/2023	Flat
108 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WS	£106,500	13/10/2023	Flat
125 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WS	£90,000	31/08/2023	Flat
120 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WS	£73,000	03/07/2023	Flat
97 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WS	£119,000	03/07/2023	Flat
17 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WR	£90,000	28/04/2023	Flat
46 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WR	£115,000	17/03/2023	Flat
115 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WS	£120,000	02/12/2022	Flat
101 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WS	£99,995	28/10/2022	Flat
78 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WR	£94,000	01/07/2022	Flat
86 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WS	£123,000	03/05/2022	Flat
8 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ	£220,000	01/04/2022	Flat
2 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ	£190,000	01/04/2022	Flat
4 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ	£200,000	01/04/2022	Flat
9 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ	£252,000	30/03/2022	Flat
1 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ	£162,500	30/03/2022	Flat
17 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ	£310,000	30/03/2022	Flat
12 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ	£346,000	30/03/2022	Flat
3 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ	£145,000	30/03/2022	Flat
18 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ	£235,000	30/03/2022	Flat

Area average: £160,950 (20 sales)

For sale comparables

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

Capital growth trend

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

5y growth -33.3%

10y growth 24.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Babergh. Series: Flats and maisonettes. As of April 2026.

1y (index) -3.2%

5y (index) -1.2%

10y (index) 12.3%

Rental Range

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

Low £875/mo

Realistic £972/mo

Optimistic £1,069/mo

Based on Local Authority from postcode lookup → Babergh.

LHA (30th percentile) floor for Bury St Edmunds: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Terraced House, Mallard Way, CO10	£850/mo	1	1.03 miles	OpenRent

Average rent: £850/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.92%

Max investor price (0.8%) £106,250

Target investor price (1%) £85,000

Gross yield 11.1%

Cost-to-rent ratio 9×

Monthly cashflow £378/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 17%

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

Job (default Low)

Street-level crime

Category	Count
Violence and sexual offences	77
Criminal damage and arson	22
Shoplifting	15
Other theft	13
Drugs	12
Public order	10
Vehicle crime	8
Anti-social behaviour	5
Burglary	3
Possession of weapons	3
Other crime	1
Theft from the person	1
Total incidents	170

Within 1 mile during May 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
Chalk Hill	Other	0.3 miles	Requires improvement — 7 Dec 2023
Pot Kiln Primary School	Primary	0.4 miles	Good — 5 Dec 2016
St Joseph's Roman Catholic Primary School	Primary	0.6 miles	Good — 6 Sep 2017
Tudor Church of England Primary School, Sudbury	Primary	0.6 miles	Good — 11 Jun 2018
St Gregory Church of England Voluntary Controlled Primary School	Primary	0.6 miles	Good — 26 Jun 2017

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
31/08/2025	28/08/2023	4	—

# 76 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WR

## Property details

- Slug: `d726378` (address key hash: `d726378c0e1013888e1367d2634445ccbebfd5bc`)
- Postcode: CO10 2WR
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Floor area: 35 m²
- EPC rating: E
- Year built: England and Wales: 1983-1990
- Last sold: £92,000 Mar 2026
- Price per m²: £2,629/m²
- Local average: £156,528 (18 sales)
- Street crime: 170 incidents within 1 mile (May 2026)

## Latest sale

- Price: £92,000
- Date: 2026-03-04
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 13/01/2031
- **Current heating cost:** £556/year
- **Est. upgrade cost to C:** £2,025

### Recommendations
- W1 (£800 - £1,200)
- E (£25)
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7300-8045-0622-3093-3993)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-04 | £92,000 | Flat | +2.2% | £90,543 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-a4e5-8922-e063-4804a8c094d0) |
| Sold | 2018-01-08 | £90,000 | Flat | — | £88,856 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/64342bfe-c67b-422c-e053-6c04a8c0fb8a) |

*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 |
|---------|-------|------|------|
| 76 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WR | £92,000 | 04/03/2026 | Flat |
| 76 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WR | £90,000 | 08/01/2018 | Flat |

## Historic listings

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

- Matched listing: [158061089](http://87.117.209.195:8080/listings/ca60841)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £92,000 |
| listed | 2025-02-10 | £95,000 |
| sold | 2018-01-01 | £90,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 MINDEN ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2TX | £128,000 | 11/12/2023 | Flat |
| 108 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WS | £106,500 | 13/10/2023 | Flat |
| 125 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WS | £90,000 | 31/08/2023 | Flat |
| 120 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WS | £73,000 | 03/07/2023 | Flat |
| 97 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WS | £119,000 | 03/07/2023 | Flat |
| 17 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WR | £90,000 | 28/04/2023 | Flat |
| 46 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WR | £115,000 | 17/03/2023 | Flat |
| 115 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WS | £120,000 | 02/12/2022 | Flat |
| 101 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WS | £99,995 | 28/10/2022 | Flat |
| 78 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WR | £94,000 | 01/07/2022 | Flat |
| 86 LUCAS ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 2WS | £123,000 | 03/05/2022 | Flat |
| 8 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ | £220,000 | 01/04/2022 | Flat |
| 2 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ | £190,000 | 01/04/2022 | Flat |
| 4 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ | £200,000 | 01/04/2022 | Flat |
| 9 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ | £252,000 | 30/03/2022 | Flat |
| 1 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ | £162,500 | 30/03/2022 | Flat |
| 17 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ | £310,000 | 30/03/2022 | Flat |
| 12 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ | £346,000 | 30/03/2022 | Flat |
| 3 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ | £145,000 | 30/03/2022 | Flat |
| 18 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ | £235,000 | 30/03/2022 | Flat |

**Area average:** £160,950 (20 sales)

## Capital growth trend

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

- **5y growth:** -33.3%
- **10y growth:** 24.6%

## House Price Index (HM Land Registry)

*Official index for Babergh; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -3.2%
- **5y growth (index):** -1.2%
- **10y growth (index):** 12.3%

## Rental Range

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

- **Low:** £875/mo
- **Realistic:** £972/mo
- **Optimistic:** £1,069/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Terraced House, Mallard Way, CO10 | £850/mo | 1 | 1.03 miles | OpenRent |

**Average rent: £850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.92% (okay)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*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 £850/mo).*

- **Gross yield:** 11.1%
- **Cost-to-rent:** 9×
- **Monthly cashflow:** £378/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 17%

*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:** Job (default Low)

[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 | 77 |
| Criminal damage and arson | 22 |
| Shoplifting | 15 |
| Other theft | 13 |
| Drugs | 12 |
| Public order | 10 |
| Vehicle crime | 8 |
| Anti-social behaviour | 5 |
| Burglary | 3 |
| Possession of weapons | 3 |
| Other crime | 1 |
| Theft from the person | 1 |
| **Total incidents** | **170** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Chalk Hill | Other | 0.3 miles | Requires improvement — 7 Dec 2023 |
| Pot Kiln Primary School | Primary | 0.4 miles | Good — 5 Dec 2016 |
| St Joseph's Roman Catholic Primary School | Primary | 0.6 miles | Good — 6 Sep 2017 |
| Tudor Church of England Primary School, Sudbury | Primary | 0.6 miles | Good — 11 Jun 2018 |
| St Gregory Church of England Voluntary Controlled Primary School | Primary | 0.6 miles | Good — 26 Jun 2017 |

## FENSA Certificates

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

### FENSA Certificate #16940809
- **Address:** 76 Lucas Road, SUDBURY, CO10 2WR
- **Certificate Issued:** 31/08/2025
- **Work Completed:** 28/08/2023
- **Items:** 4 window(s)