# 5 bedroom detached house for sale (IP31 1NW) ## Property Details | Key | Value | |-----|-------| | Address | 23 BEAUFORD ROAD, BURY ST EDMUNDS, INGHAM, SUFFOLK IP31 1NW | | Price | £490,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Council tax | E | | Construction age | England and Wales: 1967-1975 | | Floor area | 202 m² | | Last sold | £525,000 Dec 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Current heating cost:** £2,552/year - **Est. upgrade cost to C:** £5,000 ### Recommendations - W2 (£4,000 - £6,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2435-3933-7202-6337-3204) ## Description A five-bedroom, detached family home located in the village of Ingham and approximately 3.9 miles from Bury St Edmunds and being sold with NO ONWARD CHAIN. The property offers spacious, well-presented accommodation, delightful gardens, driveway, and an integral garage. The property offers a spacious entrance hall which in turn leads into the large sitting room and kitchen/breakfast room. The kitchen offers a breakfast bar and a range of modern base and wall units providing plenty of cupboard space. This then opens into the dining room which benefits from bifold doors opening up into the rear garden. From the kitchen there is access to the utility room, the utility room offering a further range of units and an access door to the rear. From the hallway, stairs lead to the first floor which offers an impressive principal bedroom complete with a dressing area. There are a further four bedrooms, the second benefits from built-in wardrobes. From the landing, there is a shower room and spacious family bathroom complete with a free- standing bath and separate shower. Outside, the property is approached via a driveway offering off-road parking leading to the integral garage which benefits from power and light. The remainder of the front garden is laid with shingle with various planted shrubs. The rear garden is mainly laid to lawn with a large patio area stretching the width of the property and provides ample space for seating and entertaining. There is a variety of mature shrubs and trees with a further seating area at the end of the garden overlooking the fields. The property further benefits from an air source heat pump, solar panels which generate FIT payments and a hard wired alarm system. Additional Information: Tenure: Freehold EPC Rating: B Council Tax Band: E Broadband: Standard & Superfast are available in this area via Openreach. (Source Ofcom) Mobile Coverage: EE, Three, O2 & Vodafone are listed as 'likely' in this area. (Source Ofcom) Services: Mains Electric, Water and Drainage. Heating via an Air Source Heat Pump. (Please note that none of these services have been tested by the selling agent.) ## Property Photos - ![Front](/listings/photos/151642622/634234) - Front - ![Sitting Room](/listings/photos/151642622/634235) - Sitting Room - ![Sitting Room](/listings/photos/151642622/634237) - Sitting Room - ![Kitchen/Breakfast Room](/listings/photos/151642622/634240) - Kitchen/Breakfast Room - ![Kitchen](/listings/photos/151642622/634241) - Kitchen - ![Kitchen](/listings/photos/151642622/634242) - Kitchen - ![Utility](/listings/photos/151642622/634247) - Utility - ![Dining Room](/listings/photos/151642622/634250) - Dining Room - ![Dining Room](/listings/photos/151642622/634255) - Dining Room - ![Entrance Hall](/listings/photos/151642622/634258) - Entrance Hall - ![Bedroom](/listings/photos/151642622/634260) - Bedroom - ![Bedroom](/listings/photos/151642622/634261) - Bedroom - ![Bedroom](/listings/photos/151642622/634262) - Bedroom - ![Bedroom](/listings/photos/151642622/634263) - Bedroom - ![Bedroom](/listings/photos/151642622/634267) - Bedroom - ![Bathroom](/listings/photos/151642622/634268) - Bathroom - ![Bathroom](/listings/photos/151642622/634270) - Bathroom - ![Shower Room](/listings/photos/151642622/634271) - Shower Room - ![Garden](/listings/photos/151642622/634272) - Garden - ![Garden](/listings/photos/151642622/634274) - Garden - ![Garden](/listings/photos/151642622/634277) - Garden - ![Garden](/listings/photos/151642622/634280) - Garden - ![Patio Area](/listings/photos/151642622/634284) - Patio Area - ![Views](/listings/photos/151642622/634285) - Views - ![Front](/listings/photos/151642622/634287) - Front ## Floorplans - ![Floorplan](/listings/photos/151642622/634292) - Floorplan ## EPC Graphs - ![Energy Performance Certificate](/listings/photos/151642622/634296) - Energy Performance Certificate ## FENSA Certificates This property has 4 FENSA certificate(s) on record. ### FENSA Certificate #10708769 - **Address:** 23 Beauford Road, Ingham, IP31 1NW - **Certificate Issued:** 15/12/2014 - **Work Completed:** 04/03/2014 - **Items:** 3 window(s), 2 door(s) ### FENSA Certificate #4705393 - **Address:** 23 Beauford Road, Ingham, IP31 1NW - **Certificate Issued:** 14/05/2007 - **Work Completed:** 27/04/2007 - **Items:** 5 window(s), 1 door(s) ### FENSA Certificate #4084149 - **Address:** 23 Beauford Road, Ingham, IP31 1NW - **Certificate Issued:** 26/09/2006 - **Work Completed:** 08/09/2006 - **Items:** 4 window(s) ### FENSA Certificate #15713554 - **Address:** 23 Beauford Road, Ingham, IP31 1NW - **Certificate Issued:** 16/04/2023 - **Work Completed:** 06/04/2023 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 23 BEAUFORD ROAD, INGHAM, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP31 1NW | £525,000 | 11/12/2024 | 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 | |---------|-------|------|------| | BURFORD THE STREET, INGHAM, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP31 1NG | £360,000 | 28/11/2025 | Detached | | 1 BEAUFORD ROAD, INGHAM, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP31 1NJ | £268,500 | 21/11/2025 | Detached | | 4 BEAUFORD ROAD, INGHAM, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP31 1NJ | £390,000 | 07/11/2025 | Detached | | [Same street] BYWAYS BEAUFORD ROAD, INGHAM, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP31 1NW | £210,000 | 27/10/2023 | Semi-detached | | [Same street] CHIPPINGS BEAUFORD ROAD, INGHAM, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP31 1NW | £500,000 | 20/10/2023 | Detached | | KENTON LODGE THE STREET, INGHAM, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP31 1NG | £503,000 | 02/12/2022 | Detached | | [Same street] 34 BEAUFORD ROAD, INGHAM, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP31 1NW | £265,500 | 21/09/2022 | Semi-detached | | CONIFERS THE STREET, INGHAM, BURY ST EDMUNDS, WEST SUFFOLK, SUFFOLK, IP31 1NQ | £440,000 | 13/12/2021 | Detached | **Street average:** £325,167 (3 sales) **Area average:** £392,300 (5 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £464,371 (43 Detached, IP31, 2024–2026) - **Deviation:** +5.5% ## Rental Range *ONS Price Index of Private Rents (West Suffolk). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,058/mo - **Realistic:** £1,176/mo - **Optimistic:** £1,294/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Bury St Edmunds (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,296/mo ## 1% Rule - **Rent ratio:** 0.24% (weak for cashflow) - **Max investor price (0.8%):** £147,000 - **Target investor price (1%):** £117,600 *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:** £2,426/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 22.3% - **10y growth:** 30.3% ## House Price Index (HM Land Registry) *Official index for West Suffolk; Detached series; as of March 2026.* - **1y growth (index):** 5.2% - **5y growth (index):** 10.4% - **10y growth (index):** 32.5% ## 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)