Willow Way, Bury St Edmunds
House prices, sold prices and local information for IP33 3ZG.
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At a glance
7 property sales on Willow Way, Bury St Edmunds have been recorded by HM Land Registry since 2020. In the last 12 months 2 homes sold here for an average of £220,000. Most sales here are terraced homes, which have sold for an average of £250,100. That is 36% below the Bury St Edmunds average of £343,113 over the same period. 1 home here has sold more than once since 2020; 1 of them sold for more the second time. By property type, sales here have been 71% terraced, 14% detached, 14% flat. Recorded sale prices on Willow Way range from £182,000 to £365,000. 86% of homes sold here were freehold and 14% leasehold. Of 290 streets in Bury St Edmunds with at least two sales in the last year, Willow Way ranks 251st for average price.
House prices on Willow Way compared
Average sale price over the last 12 months. See all IP33 house prices.
Average sale price by year
Tenure: 86% freehold and 14% leasehold across 7 recorded sales.
Prices by property type
| Type | Sales | Average price | Last sold |
|---|---|---|---|
| Terraced | 5 | £250,100 | 20 Feb 2026 |
| Detached | 1 | £365,000 | 20 Mar 2025 |
| Flat | 1 | £182,000 | 4 Jun 2026 |
Sold prices on Willow Way
| Address | Date | Price | Type | Tenure |
|---|---|---|---|---|
| 11, Willow Way IP33 3ZG | 4 Jun 2026 | £182,000 | Flat | Leasehold |
| 14, Willow Way IP33 3ZG | 20 Feb 2026 | £258,000 | Terraced | Freehold |
| 1, Willow Way IP33 3ZG | 20 Mar 2025 | £365,000 | Detached | Freehold |
| 3, Willow Way IP33 3ZG | 8 Nov 2024 | £260,000 | Terraced | Freehold |
| 5, Willow Way IP33 3ZG | 26 Jan 2023 | £245,000 | Terraced | Freehold |
| 3, Willow Way IP33 3ZG | 23 Dec 2021 | £250,000 | Terraced | Freehold |
| 6, Willow Way IP33 3ZG | 14 Sep 2020 | £237,500 | Terraced | Freehold |
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
| Address | Sales | Change |
|---|---|---|
| 3, Willow Way | £250,000 (Dec 2021) → £260,000 (Nov 2024) | +4% over 3 yrs |
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Crime and flood risk near Willow Way
Crime
162 crimes were reported within about a mile of Willow Way in August 2026.
Crime level compared with the rest of England (10 = lowest crime):
Higher crime than about 70% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).
| Violence & sexual offences | 67 |
| Shoplifting | 22 |
| Public order | 15 |
| Criminal damage & arson | 14 |
| Other theft | 11 |
| Anti-social behaviour | 10 |
Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.
Flood risk
Willow Way 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 Willow Way
| School | Type | Ages | Ofsted | Distance |
|---|---|---|---|---|
| King Edward VI CEVC School 1,189 pupils | Secondary Church of England | 11–16 | Report | 0.2 mi |
| St Edmundsbury CofE Primary Academy 168 pupils | Primary Church of England | 5–11 | Requires improvement Report | 0.2 mi |
| Bury St Edmunds County High School 657 pupils | Secondary | 11–16 | Good Report | 0.5 mi |
| Abbeygate Sixth Form College 1,163 pupils | 16 plus | 16–19 | Report | 0.5 mi |
| St Benedict's Catholic School 968 pupils | Secondary Roman Catholic | 11–18 | Report | 0.5 mi |
| Tollgate Primary School 437 pupils | Primary | 3–11 | Good Report | 0.6 mi |
| Guildhall Feoffment Community Primary School 328 pupils | Primary | 5–11 | Report | 0.7 mi |
| St Edmund's Catholic Primary School | Primary Roman Catholic | 3–11 | Report | 0.7 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 0.3 mi · 6 min walk
- Thurston station 4.3 mi · 1 hr 25 min walk
Nearest bus stops
- King Edward VI School (o/s, Spring Lane) 2 min walk
- Springfield Road (adj) 5 min walk
- Springfield Road (opp) 5 min walk
- Tayfen Terrace (adj, Tayfen Road) 5 min walk
GP surgeries
- Victoria Surgery
Victoria Street, Bury St. Edmunds · 0.4 mi - Swan Surgery
Northgate Business Park, Bury St. Edmunds · 0.4 mi - The Guildhall And Barrow Surgery
Lower Baxter Street, Bury St Edmunds · 0.5 mi - Angel Hill Surgery
1 Angel Hill, Bury St. Edmunds · 0.6 mi
Supermarkets
- Cook Cook Bury St Edmunds · 0.3 mi
- The Co-operative Food Co-op Risbygate Daily · 0.3 mi
- Tesco Express Tesco St Edmunds Cornhill Express · 0.4 mi
- Tesco Tesco Bury St Edmunds Superstore · 0.4 mi
Pharmacies
- Victoria Street Pharmacy · 0.4 mi
- Superdrug Pharmacy · 0.4 mi
- Tesco In-store Pharmacy · 0.4 mi
Dentists
- Mydentist · 0.3 mi
- Alvington House Dental Practice · 0.4 mi
- Sycamore House Dental Practice · 0.4 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
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.
| Income | 6 of 10 |
| Employment | 5 of 10 |
| Education and skills | 4 of 10 |
| Health and disability | 6 of 10 |
| Crime | 3 of 10 |
| Access to housing and services | 10 of 10 |
| Living environment | 7 of 10 |
Each domain ranked in deciles across England (10 = least deprived).
Homes
| Here | Eng & Wales | |
|---|---|---|
| Owned | 46.6% | 62.5% |
| Private rented | 30.4% | 20.3% |
| Social rented | 23.0% | 17.1% |
| Households | 605 |
People
| Here | Eng & Wales | |
|---|---|---|
| Under 15 | 15.1% | 17.4% |
| Aged 15–64 | 65.6% | 64.1% |
| Aged 65+ | 19.2% | 18.6% |
| Residents | 1,149 |
Broadband
| Here | UK | |
|---|---|---|
| Superfast (30Mbit+) | 100% | 95% |
| Ultrafast (300Mbit+) | 100% | 80% |
| Gigabit-capable | 100% | 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
| Here | Eng & Wales | |
|---|---|---|
| 4G indoors, all 4 networks | 80% | 89% |
| 4G indoors, at least 1 network | 99% | 100% |
| 4G outdoors, all 4 networks | 98% | 99% |
| Calls indoors, all 4 networks | 85% | 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 Willow Way
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Who lives around Willow Way
Ethnic group
| Here | West Suffolk | |
|---|---|---|
| White | 91.6% | 91.8% |
| Asian, Asian British or Asian Welsh | 3.1% | 2.6% |
| Mixed or Multiple ethnic groups | 2.9% | 2.7% |
| Black, Black British, Black Welsh, Caribbean or African | 1.8% | 1.6% |
| Other ethnic group | 0.6% | 1.3% |
Religion
| Here | West Suffolk | |
|---|---|---|
| No religion | 48.5% | 42.5% |
| Christian | 41% | 48.5% |
| Not answered | 7.3% | 6.4% |
| Buddhist | 0.9% | 0.4% |
| Other religion | 0.9% | 0.5% |
| Hindu | 0.8% | 0.4% |
| Muslim | 0.6% | 1% |
| Sikh | 0.1% | – |
Country of birth
| Here | West Suffolk | |
|---|---|---|
| Born in the UK | 82.2% | 83% |
| Born outside the UK | 17.8% | 17% |
Highest qualification
| Here | West Suffolk | |
|---|---|---|
| Level 4 qualifications and above | 36.7% | 28.6% |
| No qualifications | 19.1% | 20.9% |
| Level 3 qualifications | 12.5% | 16.1% |
| Level 2 qualifications | 11.4% | 14% |
| Level 1 and entry level qualifications | 9.9% | 10.8% |
| Apprenticeship | 6.4% | 6.3% |
| Other qualifications | 4% | 3.3% |
General health
| Here | West Suffolk | |
|---|---|---|
| Very good health | 46.5% | 47.7% |
| Good health | 37.1% | 35.4% |
| Fair health | 12.4% | 12.5% |
| Bad health | 3.1% | 3.4% |
| Very bad health | 0.9% | 0.9% |
Cars or vans per household
| Here | West Suffolk | |
|---|---|---|
| 1 car or van in household | 48.3% | 41.6% |
| No cars or vans in household | 26.8% | 14.8% |
| 2 cars or vans in household | 21% | 31.8% |
| 3 or more cars or vans in household | 4% | 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 Willow Way
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Planning applications near Willow Way
Recent planning applications around Willow Way from the council's planning register. Choose how far to look:
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What's my home worth?
Get an instant estimate from what you paid and how prices in West Suffolk have moved since.
Council tax here
West Suffolk Band D is £2,351 a year (Band A £1,568). See every band.
Estate agents near Willow Way
- Mark Ewin 0.3 mi
- Oakheart 0.3 mi
- Abbotts Countrywide 0.3 mi
- Minors & Brady 0.3 mi
- Fine & Country 0.3 mi
Agent locations © OpenStreetMap contributors. More local agents
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