# 2 bedroom bungalow for sale (CO10 1LH) ## Property Details | Key | Value | |-----|-------| | Address | 18 COLNEYS CLOSE, SUDBURY, SUFFOLK CO10 1LH | | Price | £300,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | D | | Construction age | England and Wales: 1976-1982 | | Floor area | 71 m² | | Last sold | £300,000 Jan 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 22/03/2030 - **Current heating cost:** £543/year ### Recommendations - W1 (1,200) - N (6,000) - U (5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8840-6427-6560-9287-4226) ## Description This delightful home is tucked away in Colneys Close, a pleasant Cul-De-Sac in a short walk of the high street, offering a peaceful setting with the convenience of local amenities close by. Originally built as a two-bedroom bungalow, it has been thoughtfully reconfigured to create a generous one-bedroom home with a spacious dressing room and walk-in wardrobe. The current owners use the dressing room as a second bedroom, but the layout can be easily adapted back into a true two-bedroom property, giving great flexibility for future owners. The accommodation flows well, beginning with a welcoming porch and central hall. To the front sits a modern, well-equipped kitchen, while to the rear is a light and airy living room, perfect for relaxing or entertaining. The principal bedroom is complemented by an en-suite bathroom and connects directly to the dressing room, providing both privacy and versatility. Outside, the property enjoys a private and well looked after garden with a patio offering a private setting area directly outside of your living room door. To the front there is a driveway, sizeable front garden area and a garage with rear access into the garden, aswell as a side gate. Sudbury is a historic market town with a strong community feel, a range of shops, cafés and restaurants, and beautiful riverside walks. Families are well served by good local schools, and Sudbury train station is within easy reach, offering connections to London via Marks Tey. The surrounding countryside adds to the charm, making the area a wonderful place to live. ## Property Photos - ![Front](/listings/photos/166325966/715419) - Front - ![Sold](/listings/photos/166325966/715420) - Sold - ![Lounge Diner](/listings/photos/166325966/715421) - Lounge Diner - ![Garden](/listings/photos/166325966/715422) - Garden - ![Kitchen](/listings/photos/166325966/715423) - Kitchen - ![Kitchen](/listings/photos/166325966/715424) - Kitchen - ![Lounge Diner](/listings/photos/166325966/715425) - Lounge Diner - ![Lounge Diner](/listings/photos/166325966/715426) - Lounge Diner - ![Rear](/listings/photos/166325966/715427) - Rear - ![Bedroom 1](/listings/photos/166325966/715428) - Bedroom 1 - ![Shower Room](/listings/photos/166325966/715429) - Shower Room - ![Bedroom / Bathroom](/listings/photos/166325966/715430) - Bedroom / Bathroom - ![Bedroom 2](/listings/photos/166325966/715431) - Bedroom 2 - ![Garden](/listings/photos/166325966/715432) - Garden - ![Patio](/listings/photos/166325966/715433) - Patio - ![Front](/listings/photos/166325966/715434) - Front - ![Front](/listings/photos/166325966/715435) - Front ## Floorplans - ![Floorplan](/listings/photos/166325966/715436) - Floorplan ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #631362 - **Address:** 18 Colneys Close, Sudbury, CO10 1LH - **Certificate Issued:** 27/04/2003 - **Work Completed:** 26/03/2003 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 18 COLNEYS CLOSE, SUDBURY, BABERGH, SUFFOLK, CO10 1LH | £300,000 | 29/01/2026 | Detached | | 18 COLNEYS CLOSE, SUDBURY, BABERGH, SUFFOLK, CO10 1LH | £215,000 | 13/07/2010 | Detached | ## 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] 10 COLNEYS CLOSE, SUDBURY, BABERGH, SUFFOLK, CO10 1LH | £353,000 | 11/12/2025 | Semi-detached | | KNAVESACRE ABBEY ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 1LA | £760,000 | 09/12/2025 | Detached | | 66 CHURCHILL DRIVE, SUDBURY, BABERGH, SUFFOLK, CO10 1LE | £365,000 | 05/12/2025 | Detached | | 29 SPRINGFIELD ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 1PH | £390,000 | 22/08/2025 | Detached | | 26 SPRINGFIELD ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 1PH | £400,000 | 07/03/2025 | Detached | | 15 HIGHVIEW CLOSE, SUDBURY, BABERGH, SUFFOLK, CO10 1LY | £350,000 | 18/12/2023 | Detached | | 15 ABBEY ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 1LA | £335,000 | 12/10/2023 | Detached | | 24 GLOUCESTER WAY, SUDBURY, BABERGH, SUFFOLK, CO10 1LW | £425,000 | 31/07/2023 | Detached | | 207 PARKWOOD DRIVE, SUDBURY, BABERGH, SUFFOLK, CO10 1LX | £335,000 | 02/06/2023 | Detached | | 25 ROCHESTER WAY, SUDBURY, BABERGH, SUFFOLK, CO10 1LP | £695,000 | 23/05/2022 | Detached | | 27 PRIORY ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 1LB | £360,000 | 23/05/2022 | Detached | | [Same street] 17 COLNEYS CLOSE, SUDBURY, BABERGH, SUFFOLK, CO10 1LH | £425,000 | 05/05/2022 | Detached | | 148 MELFORD ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 1JZ | £750,000 | 30/03/2022 | Detached | | 136 MELFORD ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 1JZ | £640,000 | 07/03/2022 | Detached | | MEADOW VIEW, 2 PRIORY ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 1LB | £775,000 | 28/01/2022 | Detached | | LYNWOOD ABBEY ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 1LA | £448,000 | 20/12/2021 | Detached | | 20 HIGHVIEW CLOSE, SUDBURY, BABERGH, SUFFOLK, CO10 1LY | £355,000 | 06/12/2021 | Detached | | 12 ABBEY ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 1LA | £545,000 | 30/09/2021 | Detached | | 21 PRIORY ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 1LB | £435,000 | 20/09/2021 | Detached | | 38 CHAUCER ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 1LU | £332,500 | 30/06/2021 | Detached | | 5 ABBEY ROAD, SUDBURY, BABERGH, SUFFOLK, CO10 1LA | £360,000 | 29/06/2021 | Detached | **Street average:** £389,000 (2 sales) **Area average:** £476,605 (19 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £497,154 (94 Detached, CO10, 2024–2026) - **Deviation:** -39.7% ## 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).* - **LHA floor (this property size):** £773/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 | |------|------|------|------|------| | 2 Bed Terraced House, Talbot Road, CO10 | £895/mo | 2 | 0.5 miles | OpenRent | | 2 Bed Semi-Detached House, Acton Lane, CO10 | £995/mo | 2 | 0.62 miles | OpenRent | | 2 Bed Flat, Walnut Tree Lane, CO10 | £995/mo | 2 | 0.74 miles | OpenRent | | 2 Bed Flat, Walnut Tree Lane, CO10 | £995/mo | 2 | 0.74 miles | OpenRent | | 2 Bed Flat, Gainsborough Court, CO10 | £900/mo | 2 | 0.75 miles | OpenRent | | 2 Bed Flat, Sudbury, CO10 | £1,200/mo | 2 | 0.83 miles | OpenRent | **Average rent: £997/mo (6 listings)** ## 1% Rule - **Rent ratio:** 0.33% (weak for cashflow) - **Max investor price (0.8%):** £124,375 - **Target investor price (1%):** £99,500 *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 £995/mo).* - **Gross yield:** 4% - **Cost-to-rent:** 25.1× - **Monthly cashflow:** £-311/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.3% *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:** £4,225/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -0.2% - **10y growth:** 16.5% ## House Price Index (HM Land Registry) *Official index for Babergh; Detached series; as of March 2026.* - **1y growth (index):** 0.8% - **5y growth (index):** 9.7% - **10y growth (index):** 30.2% ## 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)