Sold STC Flat

FLAT 2

THE OLD POST OFFICE, MARKET THOROUGHFARE, BURY ST EDMUNDS, SUFFOLK IP33 1DR

1 beds 570 sq ft Listed 11 Oct 2023 (-1025d)

£179,995

Guide Price

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# 1 bedroom flat for sale (IP33 1DR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, THE OLD POST OFFICE, MARKET THOROUGHFARE, BURY ST EDMUNDS, SUFFOLK IP33 1DR |
| Price | £179,995 |
| Bedrooms | 1 |
| Council tax | TBC |
| Floor area | 53 m² |
| Last sold | £175,000 Jul 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 18/02/2033
- **Current heating cost:** £182/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9513-1072-3332-6737-5210)

## Description

1 Bedroom first floor apartment with fully fitted kitchen and flooring.

The Old Post Office redevelopment of 12 first class apartments over three floors set in the town epicentre with permit parking.

Located in the epicentre of Bury St Edmunds, The Old Post Offi ce has been re-imagined into 12 modern, new, highly individual apartments.

Only a short walk from all the independent shops, cafés and restaurants the town is famed for, these luxury apartments provide town centre living at its most convenient.

With the Abbey Gardens on the doorstep and the beautiful Suffolk countryside within biking distance, you can have the best of both, the vibrant town centre, and the peaceful rural setting beyond.

Easy access to London, Norwich and Cambridge is provided by train or car, which means Bury St Edmunds is perfectly located within the county for any commute.

KITCHEN

Individual modern gloss kitchens with worktops and upstands

Zanussi integrated oven, induction hob and extractor hood (flats 11 & 12 - Bosch)

Integrated dishwasher and fridge/freezer

EN SUITES AND BATHROOMS

Contemporary white sanitary ware with chrome fittings

Extensively tiled bathrooms

Heated ladder towel rails

INTERNAL FINISHES

White painted ceilings and neutral emulsions to walls

White satin paint to all woodwork

‘Pre-finished’ doors with brushed-steel ironmongery

FLOORING

Luxury Karndean to living spaces, hallway and wet areas

Carpet to bedrooms

HEATING

Insulation and reduced heat-loss standards that meet or exceed

the latest Building Regulations targets

Radiators via a central system by airsource heat pumps

and photovoltaic panels metered by usage

ELECTRICAL

LED downlights throughout complemented by pendants

TV points to all principal rooms

BT points to all principal rooms

Fibre-enabled

Smoke alarms, with heat alarm to kitchen

Security video entry system

Lift to all floors

EXTERNAL

Powder-coated aluminium triple-glazed windows

Multi-locking front and patio doors (where fitted)

Outside lighting to terrace (flats 11 & 12)

Bike store

PARKING

A parking permit is available for the Cattle Market/Arc car park, currently £1095pa

SERVICES

Mains electricity, water and drainage

10 year LABC Warranty

CHARGES

125 year lease

Peppercorn ground rent

Service charge to be agreed, proportional to size of apartment

£1000 reservation fee

## Property Photos

- ![Picture No. 20](/listings/photos/86538267/1231481) - Picture No. 20
- ![Picture No. 15](/listings/photos/86538267/1231482) - Picture No. 15
- ![Picture No. 16](/listings/photos/86538267/1231483) - Picture No. 16
- ![Picture No. 17](/listings/photos/86538267/1231484) - Picture No. 17
- ![Picture No. 18](/listings/photos/86538267/1231485) - Picture No. 18
- ![Picture No. 19](/listings/photos/86538267/1231486) - Picture No. 19
- ![Picture No. 07](/listings/photos/86538267/1231487) - Picture No. 07

## Floorplans

- ![Floorplan](/listings/photos/86538267/1231488) - Floorplan
- ![Picture No. 03](/listings/photos/86538267/1231489) - Picture No. 03

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/86538267/1231490) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE OLD POST OFFICE FLAT 2 MARKET THOROUGHFARE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1DR | £175,000 | 16/07/2024 | Flat |

## Price vs local average

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

- **Local average:** £211,844 (26 Flat, IP33, 2024–2026)
- **Deviation:** -15%

## Rental Range

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

- **Low:** £1,153/mo
- **Realistic:** £1,281/mo
- **Optimistic:** £1,409/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 Flat, Gosnold Street, IP33 | £1,250/mo | 1 | 0.07 miles | OpenRent |
| 1 Bed Flat, St. Johns Street, IP33 | £1,075/mo | 1 | 0.3 miles | OpenRent |
| 1 Bed Terraced House, Westgate Street, IP33 | £1,000/mo | 1 | 0.34 miles | OpenRent |

**Average rent: £1,108/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.6% (weak for cashflow)
- **Max investor price (0.8%):** £134,375
- **Target investor price (1%):** £107,500

*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 £1,075/mo).*

- **Gross yield:** 7.2%
- **Cost-to-rent:** 14×
- **Monthly cashflow:** £234/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.4%

*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).*

## Price per Square Metre

- **£/m²:** £3,396/m²

## Capital growth trend

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

- **5y growth:** -17.8%
- **10y growth:** -13.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.6%
- **5y growth (index):** 2%
- **10y growth (index):** 14.3%

## 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)

Picture No. 20 Picture No. 15 Picture No. 16 Picture No. 17 Picture No. 18 Picture No. 19 Picture No. 07

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Property details

Tenure

LEASEHOLD

Floor area

53 m²

Council tax band

TBC

EPC rating

Last sold

£175,000 Jul 2024

Price per m²

£3,396/m²

Local average

£211,844 (-15%)

Street crime

181 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

1 Bedroom first floor apartment with fully fitted kitchen and flooring.

The Old Post Office redevelopment of 12 first class apartments over three floors set in the town epicentre with permit parking.

Located in the epicentre of Bury St Edmunds, The Old Post Offi ce has been re-imagined into 12 modern, new, highly individual apartments.
Only a short walk from all the independent shops, cafés and restaurants the town is famed for, these luxury apartments provide town centre living at its most convenient.
With the Abbey Gardens on the doorstep and the beautiful Suffolk countryside within biking distance, you can have the best of both, the vibrant town centre, and the peaceful rural setting beyond.
Easy access to London, Norwich and Cambridge is provided by train or car, which means Bury St Edmunds is perfectly located within the county for any commute.

KITCHEN
Individual modern gloss kitchens with worktops and upstands
Zanussi integrated oven, induction hob and extractor hood (flats 11 & 12 - Bosch)
Integrated dishwasher and fridge/freezer

EN SUITES AND BATHROOMS
Contemporary white sanitary ware with chrome fittings
Extensively tiled bathrooms
Heated ladder towel rails

INTERNAL FINISHES
White painted ceilings and neutral emulsions to walls
White satin paint to all woodwork
‘Pre-finished’ doors with brushed-steel ironmongery

FLOORING
Luxury Karndean to living spaces, hallway and wet areas
Carpet to bedrooms

HEATING
Insulation and reduced heat-loss standards that meet or exceed
the latest Building Regulations targets
Radiators via a central system by airsource heat pumps
and photovoltaic panels metered by usage

ELECTRICAL
LED downlights throughout complemented by pendants
TV points to all principal rooms
BT points to all principal rooms
Fibre-enabled
Smoke alarms, with heat alarm to kitchen
Security video entry system
Lift to all floors

EXTERNAL
Powder-coated aluminium triple-glazed windows
Multi-locking front and patio doors (where fitted)
Outside lighting to terrace (flats 11 & 12)
Bike store

PARKING
A parking permit is available for the Cattle Market/Arc car park, currently £1095pa

SERVICES
Mains electricity, water and drainage
10 year LABC Warranty

CHARGES
125 year lease
Peppercorn ground rent
Service charge to be agreed, proportional to size of apartment
£1000 reservation fee

Listed by

Bury St Edmunds

Bedfords

Reference: 86538267

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 19/02/2023

Expiry date: 18/02/2033

Current heating cost: £182/year

Potential heating cost: £182/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Picture No. 03

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	16/07/2024 (2 years ago)	£175,000	—

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

Sold Comparables

Sold comparables data is not available for this property.

Capital growth trend

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

5y growth -17.8%

10y growth -13.1%

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

1y (index) 2.6%

5y (index) 2%

10y (index) 14.3%

Rental Range

Estimated market rent for East of England. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,153/mo

Realistic £1,281/mo

Optimistic £1,409/mo

Based on Postcode area IP → East of England.

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 1DR

Address

15 Cornhill

Nearby

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

Type	Name	Distance
Shop	The Works	0.0 miles
Shop	Mountain Warehouse	0.0 miles
Bus stop	St Andrews Street, Arc (opp)	0.0 miles
Bus stop	Arc Shopping Centre	0.0 miles
Hospital	St Edmunds Hospital	0.5 miles
Train station	Bury St Edmunds	0.5 miles
Hospital	West Suffolk Hospital	1.1 miles
Train station	Thurston	4.1 miles

Street-level crime

Category	Count
Violence and sexual offences	67
Shoplifting	31
Criminal damage and arson	19
Other theft	17
Public order	14
Anti-social behaviour	8
Drugs	7
Vehicle crime	5
Burglary	3
Possession of weapons	3
Theft from the person	3
Other crime	2
Bicycle theft	1
Robbery	1
Total incidents	181

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
Guildhall Feoffment Community Primary School	Primary	0.3 miles	Good — 8 Feb 2011
St Edmund's Catholic Primary School	Primary	0.4 miles	Good — 19 Apr 2012
St Edmundsbury CofE Primary Academy	Primary	0.5 miles	Requires improvement — 13 May 2024
King Edward VI CEVC School	Secondary	0.5 miles	Good — 28 Mar 2019
West Suffolk College	Other	0.5 miles	— (No rating)

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, Gosnold Street, IP33	£1,250/mo	1	0.07 miles	OpenRent
1 Bed Flat, St. Johns Street, IP33	£1,075/mo	1	0.3 miles	OpenRent
1 Bed Terraced House, Westgate Street, IP33	£1,000/mo	1	0.34 miles	OpenRent

Average rent: £1,108/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.6%

Max investor price (0.8%) £134,375

Target investor price (1%) £107,500

Gross yield 7.2%

Cost-to-rent ratio 14×

Monthly cashflow £234/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 5.4%

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).