# 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
- **Current heating cost:** £500/year
- **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

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

## 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

## 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 | 0.78 miles | OpenRent |
| 1 Bed End Terrace, Codling Road, IP32 | £750/mo | 1 | 0.79 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).*

## 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)