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Cotton Lane, Bury St Edmunds

MyStreetCheck free street report: Cotton Lane, Bury St Edmunds · 31 October 2026 · www.mystreetcheck.co.uk/bury-st-edmunds-suffolk/cotton-lane-west-suffolk/

House prices, sold prices and local information for IP33 1XY, IP33 1XP, IP33 1AZ.

Average price (last 12 months)
£256,667
3 sales
Average price (since 2019)
£238,216
44 sales
Price range
£160k – £335k
lowest to highest sale
Last sale
4 Aug 2026
IP33 1XY

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At a glance

House prices£257k average25% below the Bury St Edmunds average CrimeAbout averageHigher crime than about 50% of neighbourhoods in England DeprivationAbout averageDecile 6 of 10 (10 = least deprived) Flood riskIn a flood warning areaCheck the GOV.UK long-term risk Nearest station11 min walkBury St Edmunds station Schools1 rated Good or betterWithin 1.5 miles Ultrafast broadband67% of homesNational average 80% Freehold or leasehold87% leaseholdAcross 46 Land Registry sales Conservation areaChecking…Planning designations Green beltChecking…Planning designations Listed buildingsChecking…Within about 200 m Planning applicationsChecking…Within 500 m, last 90 days

44 property sales on Cotton Lane, Bury St Edmunds have been recorded by HM Land Registry since 2019. In the last 12 months 3 homes sold here for an average of £256,667. Most sales here are flat homes, which have sold for an average of £231,363. Average sale prices fell from £246,500 in 2019 to £217,500 in 2026 (-12%), though averages on a single street can swing with the mix of homes sold. That is 25% below the Bury St Edmunds average of £343,113 over the same period. 10 homes here have sold more than once since 2019; 1 of them sold for more the second time. By property type, sales here have been 91% flat, 9% terraced. Recorded sale prices on Cotton Lane range from £160,000 to £335,000. 13% of homes sold here were freehold and 87% leasehold. Of 290 streets in Bury St Edmunds with at least two sales in the last year, Cotton Lane ranks 199th for average price.

House prices on Cotton Lane compared

Cotton Lane£256,667
IP33 postcode area£332,550
Bury St Edmunds£343,113
England & Wales£358,701

Average sale price over the last 12 months. See all IP33 house prices.

Average sale price by year

2019: £246,500 (4 sales)2019£247k2020: £238,125 (4 sales)2020£238k2021: £250,500 (8 sales)2021£251k2022: £223,750 (4 sales)2022£224k2023: £223,400 (5 sales)2023£223k2024: £259,929 (7 sales)2024£260k2025: £227,250 (10 sales)2025£227k2026: £217,500 (2 sales)2026£218k

Tenure: 13% freehold and 87% leasehold across 46 recorded sales. Lease extension calculator.

Prices by property type

TypeSalesAverage priceLast sold
Flat40£231,3634 Aug 2026
Terraced4£306,7503 Aug 2026

Sold prices on Cotton Lane

AddressDatePriceTypeTenure
16, Cross Penny Court, Cotton Lane IP33 1XY 4 Aug 2026£160,000 FlatLeasehold
56, Cotton Lane IP33 1AZ 3 Aug 2026£275,000 TerracedFreehold
29, Cross Penny Court, Cotton Lane IP33 1XY 31 Oct 2025£335,000 FlatLeasehold
37, Cross Penny Court, Cotton Lane IP33 1XY 29 Aug 2025£170,000 FlatLeasehold
9, Cross Penny Court, Cotton Lane IP33 1XY 29 Aug 2025£227,500 FlatLeasehold
33, Cross Penny Court, Cotton Lane IP33 1XY 18 Aug 2025£185,000 FlatLeasehold
8, Cross Penny Court, Cotton Lane IP33 1XY 25 Jul 2025£325,000 FlatLeasehold
24, Cross Penny Court, Cotton Lane IP33 1XY 4 Jul 2025£197,000 FlatLeasehold
42, Cross Penny Court, Cotton Lane IP33 1XY 1 Jul 2025£168,000 FlatLeasehold
32, Cross Penny Court, Cotton Lane IP33 1XY 20 Jun 2025£185,000 FlatLeasehold
21, Cross Penny Court, Cotton Lane IP33 1XY 23 May 2025£290,000 FlatLeasehold
Cowpers Close, Cotton Lane IP33 1XP 8 May 2025£1,750,000 OtherFreehold
5, Cross Penny Court, Cotton Lane IP33 1XY 26 Mar 2025£190,000 FlatLeasehold
14, Cotton Lane IP33 1XP 1 Nov 2024£317,000 TerracedFreehold
25, Cross Penny Court, Cotton Lane IP33 1XY 30 Sep 2024£185,000 FlatLeasehold
35, Cross Penny Court, Cotton Lane IP33 1XY 19 Jul 2024£295,000 FlatLeasehold
27, Cross Penny Court, Cotton Lane IP33 1XY 26 Jun 2024£325,000 FlatLeasehold
17, Cross Penny Court, Cotton Lane IP33 1XY 6 Jun 2024£167,500 FlatLeasehold
20, Cotton Lane IP33 1XP 24 Apr 2024£325,000 TerracedFreehold
6, Cross Penny Court, Cotton Lane IP33 1XY 22 Mar 2024£205,000 FlatLeasehold
56, Cotton Lane IP33 1AZ 26 Sep 2023£295,000 TerracedFreehold
12, Cross Penny Court, Cotton Lane IP33 1XY 6 Jun 2023£225,000 FlatLeasehold
5, Cross Penny Court, Cotton Lane IP33 1XY 28 Apr 2023£220,000 FlatLeasehold
56, Cross Penny Court, Cotton Lane IP33 1XY 28 Feb 2023£235,000 FlatLeasehold
22, Cross Penny Court, Cotton Lane IP33 1XY 28 Feb 2023£222,000 FlatLeasehold
19, Cross Penny Court, Cotton Lane IP33 1XY 3 Feb 2023£215,000 FlatLeasehold
54, Cross Penny Court, Cotton Lane IP33 1XY 6 Oct 2022£230,000 FlatLeasehold
32, Cross Penny Court, Cotton Lane IP33 1XY 22 Jul 2022£220,000 FlatLeasehold
34, Cross Penny Court, Cotton Lane IP33 1XY 24 May 2022£220,000 FlatLeasehold
53, Cross Penny Court, Cotton Lane IP33 1XY 21 Feb 2022£225,000 FlatLeasehold
37, Cross Penny Court, Cotton Lane IP33 1XY 22 Oct 2021£240,000 FlatLeasehold
50, Cross Penny Court, Cotton Lane IP33 1XY 21 Sep 2021£235,000 FlatLeasehold
51, Cross Penny Court, Cotton Lane IP33 1XY 18 Jun 2021£309,000 FlatLeasehold
7, Cross Penny Court, Cotton Lane IP33 1XY 7 Apr 2021£222,500 FlatLeasehold
12, Cross Penny Court, Cotton Lane IP33 1XY 7 Apr 2021£230,000 FlatLeasehold
47, Cross Penny Court, Cotton Lane IP33 1XY 31 Mar 2021£220,000 FlatLeasehold
18, Cotton Lane IP33 1XP 19 Feb 2021£310,000 TerracedFreehold
2, Cross Penny Court, Cotton Lane IP33 1XY 10 Feb 2021£237,500 FlatLeasehold
44, Cross Penny Court, Cotton Lane IP33 1XY 3 Nov 2020£285,000 FlatLeasehold
17, Cross Penny Court, Cotton Lane IP33 1XY 29 Oct 2020£210,000 FlatLeasehold
26, Cross Penny Court, Cotton Lane IP33 1XY 26 May 2020£230,000 FlatLeasehold
9, Cross Penny Court, Cotton Lane IP33 1XY 9 Mar 2020£227,500 FlatLeasehold
47, Cross Penny Court, Cotton Lane IP33 1XY 12 Sep 2019£224,000 FlatLeasehold
20, Cross Penny Court, Cotton Lane IP33 1XY 9 Aug 2019£330,000 FlatLeasehold
2, Cross Penny Court, Cotton Lane IP33 1XY 15 Apr 2019£230,000 FlatLeasehold
33, Cross Penny Court, Cotton Lane IP33 1XY 14 Mar 2019£202,000 FlatLeasehold

Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.

Sale history: homes sold more than once

AddressSalesChange
56, Cotton Lane £295,000 (Sep 2023) → £275,000 (Aug 2026) -7%
over 3 yrs
37, Cross Penny Court, Cotton Lane £240,000 (Oct 2021) → £170,000 (Aug 2025) -29%
over 4 yrs
9, Cross Penny Court, Cotton Lane £227,500 (Mar 2020) → £227,500 (Aug 2025) +0%
over 5 yrs
33, Cross Penny Court, Cotton Lane £202,000 (Mar 2019) → £185,000 (Aug 2025) -8%
over 6 yrs
32, Cross Penny Court, Cotton Lane £220,000 (Jul 2022) → £185,000 (Jun 2025) -16%
over 3 yrs
5, Cross Penny Court, Cotton Lane £220,000 (Apr 2023) → £190,000 (Mar 2025) -14%
over 2 yrs
17, Cross Penny Court, Cotton Lane £210,000 (Oct 2020) → £167,500 (Jun 2024) -20%
over 4 yrs
12, Cross Penny Court, Cotton Lane £230,000 (Apr 2021) → £225,000 (Jun 2023) -2%
over 2 yrs
47, Cross Penny Court, Cotton Lane £224,000 (Sep 2019) → £220,000 (Mar 2021) -2%
over 2 yrs
2, Cross Penny Court, Cotton Lane £230,000 (Apr 2019) → £237,500 (Feb 2021) +3%
over 2 yrs

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Crime and flood risk near Cotton Lane

Crime

151 crimes were reported within about a mile of Cotton Lane in August 2026.

Crime level compared with the rest of England (10 = lowest crime):

12345678910

Higher crime than about 50% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).

Violence & sexual offences61
Shoplifting24
Public order13
Criminal damage & arson11
Anti-social behaviour10
Other theft10

Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.

Flood risk

Cotton Lane is in or near 4 Environment Agency flood areas:

  • Groundwater flooding in Bury St Edmunds Flood alert area
  • River Lark at Sicklesmere and Bury St Edmunds Flood warning area
  • River Lark in Suffolk Flood alert area
  • Little Ouse River and River Thet in Suffolk and Norfolk Flood alert area

Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.

Schools near Cotton Lane

SchoolTypeAgesOfstedDistance
Guildhall Feoffment Community Primary School 328 pupils Primary 5–11 Report 0.3 mi
St Edmund's Catholic Primary School Primary Roman Catholic 3–11 Report 0.4 mi
Priory School 241 pupils Academy special converter 5–19 Report 0.4 mi
St Edmundsbury CofE Primary Academy 168 pupils Primary Church of England 5–11 Requires improvement Report 0.7 mi
King Edward VI CEVC School 1,189 pupils Secondary Church of England 11–16 Report 0.7 mi
Westgate Community Primary School and Nursery 301 pupils Primary 4–11 Good Report 0.8 mi
The Albany Academy alternative provision converter 11–16 Inadequate Report 0.8 mi
Abbeygate Sixth Form College 1,163 pupils 16 plus 16–19 Report 1.0 mi

Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.

Getting around, shops and health

Train stations

  • Bury St Edmunds station 0.5 mi · 11 min walk
  • Thurston station 3.9 mi · 1 hr 17 min walk

Nearest bus stops

  • Cotton Lane (adj, Mustow Street) 1 min walk
  • Cotton Lane (opp, Mustow Street) 1 min walk
  • Abbey Gardens (adj, Angel Hill) 2 min walk
  • Abbey Gardens (opp, Angel Hill) 2 min walk

GP surgeries

  • The Guildhall And Barrow Surgery
    Lower Baxter Street, Bury St Edmunds · 0.1 mi
  • Swan Surgery
    Northgate Business Park, Bury St. Edmunds · 0.2 mi
  • Angel Hill Surgery
    1 Angel Hill, Bury St. Edmunds · 0.2 mi
  • Victoria Surgery
    Victoria Street, Bury St. Edmunds · 0.6 mi

Supermarkets

  • Marks and Spencer M&S Bury St Edmunds · 0.2 mi
  • Cook Cook Bury St Edmunds · 0.2 mi
  • Tesco Express Tesco St Edmunds Cornhill Express · 0.3 mi
  • Iceland Iceland Bury St Edmunds · 0.3 mi

Pharmacies

  • Guildhall Pharmacy · 0.1 mi
  • Swan Pharmacy · 0.2 mi
  • Superdrug Pharmacy · 0.2 mi

Dentists

  • M.g. Barrett's Dental Surgery · 0.1 mi
  • Abbey Dental Practice · 0.1 mi
  • Cathedral Dental Practice · 0.1 mi

Sources: Department for Transport (NaPTAN), NHS England organisation data, and GEOLYTIX Retail Points (open data). Walking times are estimates from straight-line distance.

Area profile

Deprivation

12345678910

This neighbourhood is in decile 6 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.

Income7 of 10
Employment6 of 10
Education and skills8 of 10
Health and disability5 of 10
Crime5 of 10
Access to housing and services10 of 10
Living environment2 of 10

Each domain ranked in deciles across England (10 = least deprived).

Homes

HereEng & Wales
Owned50.7%62.5%
Private rented33.3%20.3%
Social rented15.8%17.1%
Households676

People

HereEng & Wales
Under 157.9%17.4%
Aged 15–6455.2%64.1%
Aged 65+36.9%18.6%
Residents1,136

Broadband

HereUK
Superfast (30Mbit+)100%95%
Ultrafast (300Mbit+)67%80%
Gigabit-capable67%80%

Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.

Mobile signal

HereEng & Wales
4G indoors, all 4 networks80%89%
4G indoors, at least 1 network99%100%
4G outdoors, all 4 networks98%99%
Calls indoors, all 4 networks85%92%

Share of homes across West Suffolk with good coverage (Jul 2025). Signal varies street by street; check your exact address on Ofcom's checker. Source: Ofcom Connected Nations.

Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.

Energy ratings and home sizes on Cotton Lane

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Who lives around Cotton Lane

Ethnic group

HereWest Suffolk
White91.2%91.8%
Mixed or Multiple ethnic groups2.9%2.7%
Other ethnic group2.4%1.3%
Asian, Asian British or Asian Welsh2.3%2.6%
Black, Black British, Black Welsh, Caribbean or African1.2%1.6%

Religion

HereWest Suffolk
Christian50%48.5%
No religion37.7%42.5%
Not answered8.8%6.4%
Muslim1.1%1%
Buddhist1%0.4%
Hindu0.6%0.4%
Other religion0.4%0.5%
Jewish0.3%0.1%

Country of birth

HereWest Suffolk
Born in the UK76.6%83%
Born outside the UK23.4%17%

Highest qualification

HereWest Suffolk
Level 4 qualifications and above38.4%28.6%
No qualifications23.2%20.9%
Level 3 qualifications11.7%16.1%
Level 2 qualifications10.9%14%
Level 1 and entry level qualifications7.4%10.8%
Apprenticeship4.2%6.3%
Other qualifications4.2%3.3%

General health

HereWest Suffolk
Very good health40.4%47.7%
Good health32.1%35.4%
Fair health20.9%12.5%
Bad health5.4%3.4%
Very bad health1.1%0.9%

Cars or vans per household

HereWest Suffolk
1 car or van in household50.6%41.6%
No cars or vans in household33.8%14.8%
2 cars or vans in household12.4%31.8%
3 or more cars or vans in household3.2%11.8%

Source: Census 2021 (ONS), via Nomis. Percentages of usual residents or households, as recorded in March 2021.

Figures cover the surrounding neighbourhood (Lower Layer Super Output Area, about 1,500 residents). Full demographics of West Suffolk.

Planning and heritage near Cotton Lane

Checking conservation areas, listed buildings and other designations…

Noise, radon and ground hazards

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Planning applications near Cotton Lane

Recent planning applications around Cotton Lane from the council's planning register. Choose how far to look:

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Estate agents near Cotton Lane

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Nearby streets in IP33

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