# 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 |
| 16 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ | £287,500 | 30/03/2022 | Flat |
| 11 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ | £160,000 | 30/03/2022 | Flat |
| 6 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ | £250,000 | 30/03/2022 | Flat |
| 19 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ | £246,000 | 30/03/2022 | Flat |
| 7 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ | £287,500 | 30/03/2022 | Flat |
| 14 BELLE VUE PLACE, SUDBURY, BABERGH, SUFFOLK, CO10 2PQ | £250,000 | 30/03/2022 | Flat |

**Area average:** £162,475 (20 sales)

## Capital growth trend

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

- **5y growth:** -29.8%
- **10y growth:** 24.3%

## 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 Flat, Sudbury, CO10 | £1,100/mo | 1 | 0.18 miles | OpenRent |
| 1 Bed Flat, Belle Vue Road, CO10 | £1,200/mo | 1 | 0.18 miles | OpenRent |
| 1 Bed Flat, Station Road, CO10 | £925/mo | 1 | 0.3 miles | OpenRent |
| 1 Bed Flat, Station Road, CO10 | £950/mo | 1 | 0.3 miles | OpenRent |
| 1 Bed End Terrace, Gaol Lane, CO10 | £650/mo | 1 | 0.38 miles | OpenRent |
| 1 Bed Flat, Acton Lane, CO10 | £650/mo | 1 | 0.42 miles | OpenRent |
| 1 Bed Maisonette, Suffolk Square, CO10 | £795/mo | 1 | 0.45 miles | OpenRent |
| 1 Bed Flat, Dove House Meadow, CO10 | £875/mo | 1 | 0.72 miles | OpenRent |
| 1 Bed Flat, Melford Road, CO10 | £750/mo | 1 | 0.76 miles | OpenRent |
| 1 Bed Terraced House, Talbot Road, CO10 | £890/mo | 1 | 0.82 miles | OpenRent |
| 1 Bed Flat, Melford Road, CO10 | £800/mo | 1 | 0.83 miles | OpenRent |
| 1 Bed Terraced House, Bures Road, CO10 | £795/mo | 1 | 0.91 miles | OpenRent |
| 1 Bed Terraced House, Mallard Way, CO10 | £850/mo | 1 | 1.03 miles | OpenRent |

**Average rent: £864/mo (13 listings)**

## 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)