Sold STC Retirement Property

FLAT 25

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

1 beds 1 baths 474 sq ft Listed 11 Jul 2025 (-376d)

£80,000

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# 1 bedroom retirement property 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 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 44 m² |
| Last sold | £78,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 08/12/2032
- **Est. upgrade cost to C:** £2,010

### Recommendations
- W1 (£800 - £1,200)
- E (£10)
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0018-3922-9202-7042-7204)

## Description

**Bury St Edmunds:** - Bury St. Edmunds is one of Suffolk's most attractive market towns and it affords excellent educational, recreational and cultural amenities including the Abbey Gardens and its ruins, the Theatre Royal, Art Gallery and Cathedral Church of St. James together with extensive shopping facilities. The A14 trunk road gives fast access to Ipswich, the east coast, Cambridge, the Midlands, Stansted Airport and London via the M11 and there is also an indirect rail connection to London.

**Local Authority & Council Tax Band:** - West Suffolk District Council. Council Tax Band A

**Tenure:** - For sale LEASEHOLD with vacant possession upon completion.

Lease Length 99 years from 01.01.1989

Service Charges £272.61 pm

Ground Rent £60 per annum

**Services:** - Mains services are connected including water, electricity and drainage. Electric central heating

## Property Photos

- ![Front](/listings/photos/164399492/1181163) - Front
- ![Sold STC](/listings/photos/164399492/1181164) - Sold STC
- ![Kitchen/Breakfast Room](/listings/photos/164399492/1181165) - Kitchen/Breakfast Room
- ![Shower Room](/listings/photos/164399492/1181166) - Shower Room
- ![Sitting Room](/listings/photos/164399492/1181167) - Sitting Room
- ![Double Bedroom](/listings/photos/164399492/1181168) - Double Bedroom
- ![Kitchen/Breakfast Room](/listings/photos/164399492/1181169) - Kitchen/Breakfast Room
- ![Sitting Room](/listings/photos/164399492/1181170) - Sitting Room
- ![Bedroom](/listings/photos/164399492/1181171) - Bedroom
- ![View from Sitting Room](/listings/photos/164399492/1181172) - View from Sitting Room
- ![Gardens](/listings/photos/164399492/1181173) - Gardens
- ![Gardens](/listings/photos/164399492/1181174) - Gardens

## Floorplans

- ![Floorplan](/listings/photos/164399492/1181175) - Floorplan

## EPC Graphs

- ![EE Rating](/listings/photos/164399492/1181176) - EE Rating

## 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 |
|---------|-------|------|------|
| COWPERS CLOSE COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XP | £1,750,000 | 08/05/2025 | Other |
| BRUNEL BUSINESS COURT 7A EASTERN WAY, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP32 7AJ | £50,000 | 29/11/2023 | Other |
| BRUNEL BUSINESS COURT 10 EASTERN WAY, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP32 7AJ | £205,000 | 25/11/2022 | Other |
| 34 EASTERN WAY, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP32 7AB | £585,000 | 22/03/2022 | Other |
| DAVERS COURT SHAKERS LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP32 7BN | £70,200,000 | 01/02/2022 | Other |
| BRUNEL BUSINESS COURT 6 EASTERN WAY, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP32 7AJ | £295,000 | 17/12/2021 | Other |

**Area average:** £12,180,833 (6 sales)

## Price vs local average

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

- **Local average:** £868,686 (7 Other, IP33, 2024–2026)
- **Deviation:** -90.8%

## 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

## 1% Rule

- **Rent ratio:** 1.47% (strong)
- **Max investor price (0.8%):** £147,125
- **Target investor price (1%):** £117,700

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £1,818/m²

## Capital growth trend

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

- **5y growth:** -37.3%
- **10y growth:** -83.1%

## House Price Index (HM Land Registry)

*Official index for West Suffolk; All dwelling types series; as of April 2026.*

- **1y growth (index):** 4.3%
- **5y growth (index):** 11.3%
- **10y growth (index):** 32.9%

## 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)

Front Sold STC Kitchen/Breakfast Room Shower Room Sitting Room Double Bedroom Kitchen/Breakfast Room Sitting Room Bedroom View from Sitting Room Gardens Gardens

/ 12

Property details

Tenure

LEASEHOLD (64 years remaining on lease)

Floor area

44 m²

Council tax band

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£78,000 Mar 2026

Price per m²

£1,818/m²

Local average

£868,686 (-90.8%)

Deprivation

Decile 5 (14,653 of 33,755)

Street crime

162 incidents within 1 mile (May 2026)

Key features

OVER 60'S DEVELOPMENT
GROUND FLOOR APARTMENT
ENTRANCE HALL, SHOWER ROOM
SITTING/DINING ROOM
KITCHEN, BEDROOM
COMMUNAL GROUNDS AND PARKING
ELECTRIC HEATING
LEASEHOLD

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Electric
Accessibility: Level access
Parking: Communal
Flooded in last 5 years: No
Flood defences: No

Description

A rare opportunity to purchase a one bedroom ground floor apartment in a small select retirement development for the over 60's within walking distance of the town centre and close to the stunning Abbey Gardens. The property has no onward chain and offers accommodation of Entrance Hall, Sitting/Dining Room, Kitchen/Breakfast Room, Bedroom and Shower Room. To the front of the property are communal gardens and seating areas. There is also a communal lounge open to the residents during the day as well as additional laundry facilities. There is a Site Manager available during the day and a pull cord system for out of hours. There is a communal car park.

Bury St Edmunds: - Bury St. Edmunds is one of Suffolk's most attractive market towns and it affords excellent educational, recreational and cultural amenities including the Abbey Gardens and its ruins, the Theatre Royal, Art Gallery and Cathedral Church of St. James together with extensive shopping facilities. The A14 trunk road gives fast access to Ipswich, the east coast, Cambridge, the Midlands, Stansted Airport and London via the M11 and there is also an indirect rail connection to London.

Local Authority & Council Tax Band: - West Suffolk District Council. Council Tax Band A

Tenure: - For sale LEASEHOLD with vacant possession upon completion.
Lease Length 99 years from 01.01.1989
Service Charges £272.61 pm
Ground Rent £60 per annum

Services: - Mains services are connected including water, electricity and drainage. Electric central heating

Listed by

Bury St Edmunds

Abbey Sales and Lettings

Reference: 164399492

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 09/12/2022

Expiry date: 08/12/2032

Est. upgrade cost to C: £2,010

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£10)
High heat retention storage heaters (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EE Rating

Price history

-21% since 2023

Event	Date	Price	% change
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
COWPERS CLOSE COTTON LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP33 1XP	£1,750,000	08/05/2025	Other
BRUNEL BUSINESS COURT 7A EASTERN WAY, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP32 7AJ	£50,000	29/11/2023	Other
BRUNEL BUSINESS COURT 10 EASTERN WAY, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP32 7AJ	£205,000	25/11/2022	Other
34 EASTERN WAY, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP32 7AB	£585,000	22/03/2022	Other
DAVERS COURT SHAKERS LANE, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP32 7BN	£70,200,000	01/02/2022	Other
BRUNEL BUSINESS COURT 6 EASTERN WAY, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP32 7AJ	£295,000	17/12/2021	Other

Area average: £12,180,833 (6 sales)

Capital growth trend

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

5y growth -37.3%

10y growth -83.1%

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

1y (index) 4.3%

5y (index) 11.3%

10y (index) 32.9%

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	0.1 miles
Shop	M. W. Waterson Piano Studio	0.2 miles
Hospital	St Edmunds Hospital	0.6 miles
Train station	Bury St Edmunds	0.6 miles
Hospital	West Suffolk Hospital	1.4 miles
Train station	Thurston	3.6 miles

Street-level crime

Category	Count
Violence and sexual offences	69
Shoplifting	27
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	162

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	0.7 miles	Good — 19 Apr 2012
Sebert Wood Community Primary School	Primary	0.7 miles	Good — 18 Dec 2023

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 1.47%

Max investor price (0.8%) £147,125

Target investor price (1%) £117,700

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).

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