# 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

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.

## 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)