For sale Flat

FLAT 25

EASTGATE HOUSE, 118, EASTGATE STREET, BURY ST EDMUNDS, SUFFOLK IP33 1YQ

1 beds 1 baths Listed 19 Jun 2026 (-34d)

£80,000

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# 1 bedroom flat for sale (IP33 1YQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 25, EASTGATE HOUSE, 118, EASTGATE STREET, BURY ST EDMUNDS, SUFFOLK IP33 1YQ |
| Price | £80,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £78,000 Mar 2026 |

## Description

Bury St Edmunds offers a blend of historic charm and modern conveniences. Residents can enjoy local attractions such as the Theatre Royal.

Seize this chance to own property in Bury St Edmunds. Contact us today to learn more about this affordable flat on Eastgate Street.

## Property Photos

- ![Photo](/listings/photos/89905992/1181154)
- ![Photo](/listings/photos/89905992/1181155)
- ![Photo](/listings/photos/89905992/1181156)
- ![Photo](/listings/photos/89905992/1181157)
- ![Photo](/listings/photos/89905992/1181158)
- ![Photo](/listings/photos/89905992/1181159)
- ![Photo](/listings/photos/89905992/1181160)

## Floorplans

- ![Floorplan 1](/listings/photos/89905992/1181161) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/89905992/1181162) - EPC 1

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| EASTGATE HOUSE, 118 FLAT 25 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £78,000 | 09/03/2026 | Flat |
| EASTGATE HOUSE, 118 FLAT 25 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £99,000 | 13/06/2023 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] EASTGATE HOUSE, 118 FLAT 15 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £68,000 | 27/10/2025 | Flat |
| CROSS PENNY COURT 8 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £325,000 | 25/07/2025 | Flat |
| 64 EAST CLOSE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1UQ | £148,000 | 15/07/2025 | Flat |
| [Same street] LARK HOUSE, 117 FLAT 1 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £133,000 | 01/11/2023 | Flat |
| ST JAMES COURT 15 THE VINEFIELDS, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YD | £292,000 | 23/10/2023 | Flat |
| [Same street] EASTGATE HOUSE, 118 FLAT 16 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £87,000 | 03/08/2023 | Flat |
| CROSS PENNY COURT 12 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £225,000 | 06/06/2023 | Flat |
| CROSS PENNY COURT 5 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £220,000 | 28/04/2023 | Flat |
| [Same street] EASTGATE HOUSE, 118 FLAT 23 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £115,000 | 15/02/2023 | Flat |
| [Same street] EASTGATE HOUSE, 118 FLAT 6 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £85,000 | 21/10/2022 | Flat |
| [Same street] EASTGATE HOUSE, 118 FLAT 24 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £65,000 | 14/10/2022 | Flat |
| CROSS PENNY COURT 54 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £230,000 | 06/10/2022 | Flat |
| [Same street] 33A EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £655,000 | 09/08/2022 | Terraced |
| CROSS PENNY COURT 32 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £220,000 | 22/07/2022 | Flat |
| KARRELBROOK HOUSE, 118 FLAT 1 NORTHGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1HQ | £205,000 | 15/07/2022 | Flat |
| KARRELBROOK HOUSE, 118 FLAT 8 NORTHGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1HQ | £165,000 | 16/06/2022 | Flat |
| MARFIELD HOUSE, 124 FLAT 5 NORTHGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1HG | £165,000 | 26/05/2022 | Flat |
| CROSS PENNY COURT 34 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £220,000 | 24/05/2022 | Flat |
| ST JAMES COURT 3 THE VINEFIELDS, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YD | £410,000 | 18/05/2022 | Flat |
| [Same street] EASTGATE HOUSE, 118 FLAT 18 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £150,000 | 22/04/2022 | Flat |
| [Same street] EASTGATE HOUSE, 118 FLAT 19 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £90,000 | 29/03/2022 | Flat |
| CROSS PENNY COURT 53 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £225,000 | 21/02/2022 | Flat |
| [Same street] EASTGATE HOUSE, 118 FLAT 29 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ | £140,000 | 16/02/2022 | Flat |
| CROSS PENNY COURT 37 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £240,000 | 22/10/2021 | Flat |
| CROSS PENNY COURT 50 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY | £235,000 | 21/09/2021 | Flat |

**Street average:** £158,800 (10 sales)
**Area average:** £235,000 (15 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £211,844 (26 Flat, IP33, 2024–2026)
- **Deviation:** -62.2%

## Rental Range

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

- **Low:** £1,059/mo
- **Realistic:** £1,177/mo
- **Optimistic:** £1,295/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £628/mo

## 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 Maisonette, Codling Road, IP32 | £1,000/mo | 1 | 0.83 miles | OpenRent |
| 1 Bed End Terrace, Codling Road, IP32 | £750/mo | 1 | 0.85 miles | OpenRent |

**Average rent: £875/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.09% (strong)
- **Max investor price (0.8%):** £109,375
- **Target investor price (1%):** £87,500

*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 £875/mo).*

- **Gross yield:** 13.1%
- **Cost-to-rent:** 7.6×
- **Monthly cashflow:** £447/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 23.1%

*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).*

## Capital growth trend

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

- **5y growth:** -13.5%
- **10y growth:** -20%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.1%
- **5y growth (index):** -0.4%
- **10y growth (index):** 13.9%

## 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)

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Property details

Tenure

LEASEHOLD

Council tax band

Last sold

£78,000 Mar 2026

Local average

£211,844 (-62.2%)

Deprivation

Decile 5 (14,653 of 33,755)

Street crime

164 incidents within 1 mile (May 2026)

Key features

Designed For The Over 60's
UPVC Double Glazing
Electric Heating
Careline Pulls
Spacious Living Area
One Bedroom
Communal Grounds & Parking
Chain Free

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Parking: Yes

Description

If you're looking to retire and may need a bit of help on hand when needs, this ground floor flat located in Eastgate House is specifically designed for the over 60's and has an on site warden. Situated not far from the town and historic Abbey Gardens the property has the added benefits of a good sized shower room, a kitchen, one bedroom and a spacious sitting room, and communal grounds & car park

Bury St Edmunds offers a blend of historic charm and modern conveniences. Residents can enjoy local attractions such as the Theatre Royal.

Seize this chance to own property in Bury St Edmunds. Contact us today to learn more about this affordable flat on Eastgate Street.

Listed by

Bury St. Edmunds

Spicerhaart

Reference: 89905992

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

-21% since 2023

Event	Date	Price	% change
Listed for sale	—	£80,000	+2.6%
Sold	09/03/2026 (4 months ago)	£78,000	-21.2%
Sold	13/06/2023 (3 years ago)	£99,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
Same street EASTGATE HOUSE, 118 FLAT 15 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£68,000	27/10/2025	Flat
CROSS PENNY COURT 8 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£325,000	25/07/2025	Flat
64 EAST CLOSE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1UQ	£148,000	15/07/2025	Flat
Same street LARK HOUSE, 117 FLAT 1 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£133,000	01/11/2023	Flat
ST JAMES COURT 15 THE VINEFIELDS, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YD	£292,000	23/10/2023	Flat
Same street EASTGATE HOUSE, 118 FLAT 16 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£87,000	03/08/2023	Flat
CROSS PENNY COURT 12 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£225,000	06/06/2023	Flat
CROSS PENNY COURT 5 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£220,000	28/04/2023	Flat
Same street EASTGATE HOUSE, 118 FLAT 23 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£115,000	15/02/2023	Flat
Same street EASTGATE HOUSE, 118 FLAT 6 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£85,000	21/10/2022	Flat
Same street EASTGATE HOUSE, 118 FLAT 24 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£65,000	14/10/2022	Flat
CROSS PENNY COURT 54 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£230,000	06/10/2022	Flat
Same street 33A EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£655,000	09/08/2022	Terraced
CROSS PENNY COURT 32 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£220,000	22/07/2022	Flat
KARRELBROOK HOUSE, 118 FLAT 1 NORTHGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1HQ	£205,000	15/07/2022	Flat
KARRELBROOK HOUSE, 118 FLAT 8 NORTHGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1HQ	£165,000	16/06/2022	Flat
MARFIELD HOUSE, 124 FLAT 5 NORTHGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1HG	£165,000	26/05/2022	Flat
CROSS PENNY COURT 34 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£220,000	24/05/2022	Flat
ST JAMES COURT 3 THE VINEFIELDS, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YD	£410,000	18/05/2022	Flat
Same street EASTGATE HOUSE, 118 FLAT 18 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£150,000	22/04/2022	Flat
Same street EASTGATE HOUSE, 118 FLAT 19 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£90,000	29/03/2022	Flat
CROSS PENNY COURT 53 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£225,000	21/02/2022	Flat
Same street EASTGATE HOUSE, 118 FLAT 29 EASTGATE STREET, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1YQ	£140,000	16/02/2022	Flat
CROSS PENNY COURT 37 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£240,000	22/10/2021	Flat
CROSS PENNY COURT 50 COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XY	£235,000	21/09/2021	Flat

Street average: £158,800 (10 sales)

Area average: £235,000 (15 sales)

Capital growth trend

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

5y growth -13.5%

10y growth -20%

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

1y (index) 0.1%

5y (index) -0.4%

10y (index) 13.9%

Rental Range

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

Low £1,059/mo

Realistic £1,177/mo

Optimistic £1,295/mo

Based on Local Authority from postcode lookup → West Suffolk.

LHA (30th percentile) floor for Bury St Edmunds: £628/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View IP33 1YQ

Address

28 Eastgate Street

Nearby

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

Type	Name	Distance
Bus stop	The Greyhound	0.0 miles
Shop	Eastgate Stores	0.0 miles
Shop	M. W. Waterson Piano Studio	0.2 miles
Hospital	St Edmunds Hospital	0.5 miles
Train station	Bury St Edmunds	0.6 miles
Hospital	West Suffolk Hospital	1.3 miles
Train station	Thurston	3.7 miles

Street-level crime

Category	Count
Violence and sexual offences	70
Shoplifting	28
Other theft	14
Criminal damage and arson	12
Public order	10
Anti-social behaviour	8
Drugs	7
Vehicle crime	4
Burglary	3
Possession of weapons	3
Other crime	2
Bicycle theft	1
Robbery	1
Theft from the person	1
Total incidents	164

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
Priory School	Other	0.2 miles	Outstanding — 1 Dec 2014
Learning Support, Western Area Education Office	Other	0.5 miles	— (No rating)
Guildhall Feoffment Community Primary School	Primary	0.5 miles	Good — 8 Feb 2011
St Edmund's Catholic Primary School	Primary	0.6 miles	Good — 19 Apr 2012
Sebert Wood Community Primary School	Primary	0.8 miles	Good — 18 Dec 2023

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 Maisonette, Codling Road, IP32	£1,000/mo	1	0.83 miles	OpenRent
1 Bed End Terrace, Codling Road, IP32	£750/mo	1	0.85 miles	OpenRent

Average rent: £875/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.09%

Max investor price (0.8%) £109,375

Target investor price (1%) £87,500

Gross yield 13.1%

Cost-to-rent ratio 7.6×

Monthly cashflow £447/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 23.1%

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).

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