Plot 85 (The Silversmith) - priced at £515,000Choose a home that’s meant to be yours Ready to celebrate in style? Save thousands to spend however you choose on selected Bellway plots* – upgrades, deposit, Stamp Duty, the choice is entirely yours.
*Available on selected plots only. Terms and conditions apply. For full T&Cs visit About the HomeA magnificent, 4-bedroom family home with thoughtfully laid-out rooms, and light flowing throughout. The Silversmith has a distinctive, L-shaped layout to cleverly create several dual- and triple-aspect rooms that draw in the sunshine, and bring the family together – with plenty of space for guests, too.
The heart of The Silversmith is the open-plan kitchen and family area, a generous space in which to cook and relax together. The u-shaped kitchen incorporates a breakfast bar for casual dining, and French doors from the family area extend the room into the rear garden and invite you outside for morning coffees and evening drinks. A useful storage cupboard in the kitchen area is ideal for tidying away appliances, or could be used as a pantry.
The separate living room also features French doors to the rear garden, opening up the home and providing ease of access to the garden for the children to play, or just to enjoy the outdoors. Across the hallway, the separate dining room provides a formal space for entertaining; alternatively, it could be used as a playroom or a home office, as it occupies a private and peaceful corner of the home.
Completing the ground floor is the cloakroom, and a second storage cupboard in the hallway, both conveniently located by the front door.
On the first floor are all four bedrooms, two of which are double in size, and all have been thoughtfully placed to maximise privacy – a welcome feature for families with older children or teenagers. Bedroom 1 benefits from an en-suite shower room, while the remaining three bedrooms share use of the family bathroom. A storage cupboard is situated on the landing, ideal for keeping towels and bed linens organised and within reach.
Predicted EPC rating: BPredicted completion window: Winter 2026The additional information provided for council tax, service charges and ground rents (where applicable) is only an estimation. Please check with your Sales Advisor for more specific details.
About the Development
Ivy Hill is a well-connected development of 2,3 and 4-bedroom homes in the peaceful Suffolk village of Bacton, offering a quiet and picturesque location on the outskirts of Stowmarket. With easy access to Ipswich, Bury St Edmunds, and Norwich, residents benefit from energy-efficient homes paired with a charming rural setting, fantastic local amenities, and a strong community feel. The development will particularly appeal to first-time buyers and second-steppers.
An illustration, not advice: stamp duty at the rates in force today (GOV.UK), the monthly payment at the Bank of England's average quoted rate for 2-year fixes at 90% LTV, October 2026, the latest it has published.
Mortgages for this home
With a 10% deposit (£45,000) you would borrow £405,000, a 90% loan to value. 11 lenders publish 30 two-year fixed deals at that loan to value. Here are 5 of the 30, sorted by monthly payment.
Register your interest of our properties in Bacton today!
Why Buy With Bellway?
At Bellway we have always built attractive and desirable new homes. That's why we've become one of the five largest builders in Britain. But now there's even more reason to choose a Bellway home.
To make the whole process of selling and buying easier, we've put together a range of services to make your move as hassle free as possible.
Express Mover"We have a home to sell"Sell your home quicker with no estate agent fees.^Our Intermediate Management Agent will work with a local estate agent to market your home at an agreed price.
You could soon be moving into your new dream home, start your journey with us today.
Low-cost mortgage
Looking for a low-cost mortgage solution? With Own New, you could lower your monthly repayment costs – making that move to a brand-new home more affordable. Just speak with a sales advisor at this development to find out more.
This Sales Centre is open
Our sales centre is open for drop-in visits.
Should you wish to have dedicated time with our Sales Advisor, please book an appointment before visiting us.^All offers apply to specific plots and selected developments only. Terms and conditions apply. Contact your Bellway sales advisor to find out more or see terms and conditions on our Bellway website. Express Mover and Part Exchange scheme offers are subject to status, availability and eligibility. Bellway reserve the right to refuse a Part Exchange. Any promoted offer is subject to contract. 10-year NHBC Buildmark policy. This includes deposit protection from exchange of contracts, a two-year builder warranty from legal completion, and then eight years of structural defects insurance cover.
*About Ivy Hill
Enjoy life in Bacton, sitting on the outskirts of Stowmarket, at Ivy Hill. These remaining 3 and 4-bedroom homes are especially suited to families, and there's already a strong sense of community.
Be well-connected to Ipswich, Bury St Edmunds, and Norwich, while coming home to peaceful village life, beautiful Suffolk countryside surroundings, and a strong community feel with fantastic local amenities.
This well-connected site suits all types of buyers - but if you're a first-time buyer or second-stepper, you'll love it even more.
Leisure
Whether you're already an active person or looking to get outside more, it's easy at Ivy Hill. Explore the local walking trails, cycle routes, and picnic spots dotted around the surrounding countryside, and keep the children entertained at one of the several playgrounds and local nature reserves. Local favourites are conveniently just five minutes away in the car. Carter's Meadow Nature Reserve has fields of wildflower meadows and wildlife to spot, while Dandy Corner, just a mile and a half from home, is a popular site for hiking in the area.
Get involved in the community sporting scene, with a football club and bowls club in the village.
Balance this with trips to Stowmarket's vibrant town centre, with historical sites, cinemas, gyms, leisure centres, and a state-of-the-art music venue to get your town-life fix.
Education
Parents, rest assured - you'll have lots of popular options when it comes to choosing schools for your children.
Bacton Primary School is a quick stroll down the road, taking less than 10 minutes. For older children, parents can easily do the school drop-off in the car, with several secondary schools a short drive away.
Interested in further education or an apprenticeship? You'll have one of the country's leading providers, West Suffolk College, nearby.
Shopping
You'll be able to nip out for a pint of milk or run errands easily here, with a short walk taking you to village amenities like a post office, convenience store, gp surgery, and a pub, with The Bull Inn a local favourite.
Take a trip to EmZo, a Suffolk gem which has an extensive collection of gifts, crafts, jewellery, accessories, homewares and much more - whether treating yourself or shopping for a loved one. Plus, meet with a friend at its quaint in-store cafe for a coffee and cake catch-up.
Down the road, Stowmarket has a historic shopping centre at the heart of its retail scene. Home to a unique blend of national retail favourites, independent stores, and traditional street markets selling local produce, you'll have a full day of retail therapy ahead. Take a break at one of the charming pavement cafes and or get together at the tempting family restaurants. Plus, the town centre has free Wi-Fi.
Transport
Ivy Hill is a well-connected neighbourhood, which also has the benefit of countryside living.
Getting onto major roads is a breeze. The A14 is just nine minutes' drive away, which links to Bury St Edmunds and Ipswich in half an hour.
Commuting by public transport is just as effortless; hop on a train at the nearby Elmswell Station for direct routes to London in an hour and 15 minutes. From Stowmarket Station (a quarter of an hour away), you'll be able to catch a train to Ipswich in just 10 minutes, as well as Cambridge, Norwich, Peterborough, and London Liverpool Street - the latter taking just under an hour and a half.
For holidays abroad or work trips taking you across the country, London Stansted Airport is a convenient drive away, taking just over an hour.
Have the best of both worlds at Ivy Hill, joining Bacton's village community. You'll be a stone's throw from everyday amenities, with a village shop, post office, primary school, a pub, green open space, and scenic walking routes within easy reach.
Enjoy meadow evenings and market-day weekends, with relaxing countryside views and excellent transport links to the surrounding area; you'll be just six miles from Stowmarket town centre.
Ivy hill falls within Suffolk County Council's catchment area.
A bigger deposit, a lower rateThe lowest monthly payment lenders publish for a first-time buyer on a two-year fixed, over 30 years
5% deposit, £22,500, at 5.54%£2,438
10% deposit, £45,000, at 5.10%£2,199
15% deposit, £67,500, at 4.90%£2,030
20% deposit, £90,000, at 4.85%£1,900
25% deposit, £112,500, at 4.80%£1,771
Sorted by the figure you choose, and nothing else: not a recommendation. Each payment is a repayment mortgage over 30 years at the rate the lender publishes for this loan to value; after the deal, at the lender's variable rate today, which can change. The cost over the deal is its payments and the lender's stated fees, less any cashback, and the APRC is worked out the way the FCA sets for lenders. NewHomeSearch is not authorised by the FCA, does not give mortgage advice or arrange mortgages, and receives nothing from lenders. A mortgage is secured on your home. Lenders decide who they lend to and may lend less on some new homes, flats in particular: check every figure with the lender.
Similar homes nearby have sold for £413,000 to £455,000 in today’s prices. At £450,000 this home asks 7% above similar resales. Confidence in the estimate is high.
New-build premium
High
4 bedroom detached house at Ivy Hill
+7%on the asking price
Range -1% to +9%
Comparables
5 sales within 3 km
Median age
21 months
Spread
10% interquartile
Index
IP14, 2026-07
The 5 comparables used
£480,000sold £480,000 on 2 Sept 2026, 2.6 km away
£434,745sold £432,000 on 24 Jul 2025, 1.2 km away
£541,891sold £520,000 on 24 Jan 2025, 1.2 km away
£373,346sold £375,000 on 1 Oct 2024, 2.5 km away
£406,481sold £400,000 on 19 Apr 2024, 1.4 km away
Of 282 sales considered, 5 matched. Method: measured on 3,351 resales from 2025-08-01 to 2026-07-31.
Walk ScoreCar-dependentWalk Score 13 out of 100: Car-dependent
Transit ScoreMinimal transitTransit Score 5 out of 100: Minimal transit
Bike ScoreSomewhat bikeableBike Score 30 out of 100: Somewhat bikeable
Broadband
1 network
older homes nearby: up to 17 Mbps
Flood risk
Very low
rivers and the sea
Crime
Below the area
39.7 vs 44.7 a year per 1,000
Typical pay in Mid Suffolk
£31,507
median for employees living in Mid Suffolk, ONS 2025: the council's figure, not this neighbourhood's
Schools
The nearest open schools within 2 km, with their current Ofsted outcome.
1 nearest100%
Good or better1
Improvement needed0
Serious concerns0
No grade yet0
440 m6 min walkBacton Primary SchoolPrimary · Academy converter, 440 m away · inspected 6 Jun 2023Good
Ofsted and Get Information about Schools, via HomePortfolio.
Everyday places
How many of each are within 1.6 km, and the walk to the nearest.
4 pubsWesthorpe village, 670 m8 min
1 supermarket or grocerLondis BACTON STORES, 0.7 miles14 min
1 place to eatEmZo Gift Home And Café, 0.8 miles17 min
People and households
The neighbourhood around it (Mid Suffolk 005B) against Mid Suffolk as a whole.
People
1,150
Households
507
In good or very good health
81% vs 83%
Age profileShare of everyone in each five-year band
This neighbourhoodMid Suffolk
10%5%0%
Getting around
How far everyday errands, public transport and cycling go from here, and how people here travel to work.
WalkCar-dependent
TransitMinimal transit
BikeSomewhat bikeable
Almost all errands require a car.
Getting to work
This neighbourhood28%65%
Mid Suffolk31%
Broadband and mobile
What the 87 homes within 150 m record: a new home is usually served by the same networks.
Broadband
No full-fibre-only network recorded
DecentSuperfastUltrafastGigabit
1101001K
New homes in England must be built gigabit-ready (Building Regulations Part R, for work begun from 26 Dec 2022), with a gigabit connection where one can be had within a £2,000 cost cap. The speeds here are what the existing homes around it record: ask the sales office which network will serve the home.
Openreach
Mobile signal
Network
Calls indoors
Data indoors
Data outdoors
EE
Limited
Limited
Likely
O2
Likely
Risks
Flooding, radon, ground, noise and air at this spot.
Flooding from rivers and the seaLowVery lowEvery one of the 78 addresses around it is in the very low band.
Flooding from surface waterModerateMostly very low; 1 of 78 highOf the 78 addresses around it: 1 high, 3 low, 74 very low.
RadonLowUnder 1% of homes above the action levelThe lowest of six radon classes.
Ground stabilityLowLow landslide susceptibilityFrom the British Geological Survey’s landslide map of the area.
NoiseModerateRoad 50 dB, rail up to 63 dBRoad is the typical daytime level at the homes around it, the middle of their readings; rail is the loudest of them, since a line is heard by every home beside it. 55 dB is a busy street; WHO advises under 53 dB for roads and 54 dB for railways.
Crime
Police-recorded crime in the neighbourhood, December 2025 to September 2026, against Mid Suffolk.
39.7crimes a year per 1,000 residentsBelow Mid Suffolk at 44.738 recorded in 10 months
Month by monthCrimes per 1,000 residents
This neighbourhoodMid Suffolk
7.552.50
Planning nearby
Applications within 500 m in the last 3 years: when each was made and how it went, the larger schemes listed first.
24 applications
20 approved
1 awaiting decision
1 withdrawn
Approved
Sold nearby
Homes sold within 1 km in the last two years, new build and resale.
Median resale
£306,000
Median new build
£352,500
Sales
46 24 new, 22 resale
Every salePrice paid, by the date it completed
New buildResaleMedian resale
£1M£800K£600K£400K£200K£0
£306K
1 stationFinningham railway station, 690 m
9 min
Overture Maps places, via HomePortfolio.
01020304050607080
Show the figures
Age profile
Age
This neighbourhood
Mid Suffolk
0 to 4
3%
4%
5 to 9
4%
5%
10 to 14
6%
5%
15 to 19
4%
5%
20 to 24
5%
5%
25 to 29
3%
5%
30 to 34
5%
6%
35 to 39
5%
5%
40 to 44
4%
5%
45 to 49
6%
6%
50 to 54
8%
7%
55 to 59
9%
8%
60 to 64
9%
7%
65 to 69
7%
7%
70 to 74
8%
7%
75 to 79
8%
5%
80 to 84
3%
3%
85 and over
4%
3%
Households
This neighbourhood70%25%
Mid Suffolk69%27%
Families70% vs 69%
One person25% vs 27%
Other households5% vs 4%
Homes are
This neighbourhood54%28%12%
Mid Suffolk43%31%11%14%
Owned outright54% vs 43%
Owned with a mortgage28% vs 31%
Shared ownership1% vs 1%
Socially rented5% vs 11%
Privately rented12% vs 14%
Adults are
This neighbourhood56%34%
Mid Suffolk58%29%
In work56% vs 58%
Retired34% vs 29%
Students2% vs 3%
Looking for work2% vs 2%
Caring, sick or other7% vs 8%
Highest qualification
This neighbourhood26%21%24%19%
Mid Suffolk30%18%25%18%
Degree or higher26% vs 30%
A levels21% vs 18%
GCSEs24% vs 25%
Apprenticeship7% vs 6%
None
Cars per household
This neighbourhood37%55%
Mid Suffolk37%54%
None8% vs 10%
One37% vs 37%
Two or more55% vs 54%
ONS Census 2021 and ONS pay by council (ASHE), via HomePortfolio.
60%
Work from home28% vs 31%
Drive65% vs 60%
Bus, train or tube1% vs 1%
Walk or cycle6% vs 7%
Nearest station Finningham railway station 690 m, 9 min walk
Walk Score® (walkscore.com), ONS Census 2021 and Overture Maps places, via HomePortfolio.
Limited
Likely
Three
None
None
Likely
Vodafone
Limited
Limited
Likely
Ofcom Connected Nations, via HomePortfolio. Ofcom copyright.
Air qualityModerate
Nitrogen dioxide 5.3, PM2.5 6.8, PM10 12
Above the WHO guideline for PM2.5 (2024, µg/m³).
Air quality, 2024
Nitrogen dioxide5.3 µg/m³ · within the guideline
WHO 10
PM2.56.8 µg/m³ · 1.4 times the guideline
WHO 5
PM1012 µg/m³ · within the guideline
WHO 15
Daytime noise
Road, typical home50 dB · within WHO’s level
WHO 53
Rail, loudest home63 dB · a busy street
WHO 54
Environment Agency NaFRA2, BGS and UKHSA radon, BGS GeoSure, Defra noise mapping and Pollution Climate Mapping, via HomePortfolio.
0.9
DecMarJunSep
September 2026: 1 crimes here, 0.87 per 1,000: Mid Suffolk: 3.84 per 1,000
Show the figures
Crime month by month
Month
Crimes here
Per 1,000 here
Per 1,000 across Mid Suffolk
December 2025
7
6.09
3.66
January 2026
3
2.61
3.43
February 2026
5
4.35
3.07
March 2026
0
0
3.63
April 2026
4
3.48
3.45
May 2026
5
4.35
3.87
June 2026
4
3.48
3.96
July 2026
4
3.48
4.27
August 2026
5
4.35
4.05
September 2026
1
0.87
3.84
Most recordedIn the neighbourhood, 10 months
Violence and sexual offences13
Shoplifting5
Public order4
Vehicle crime4
Burglary3
data.police.uk, via HomePortfolio. Crimes are mapped to an approximate location.
Awaiting decision
Refused
Withdrawn
202420252026
ApprovedMedium scheme260 mHouseholder Application - Installation of a dropped kerbMade 9 Feb 2026 · decided 13 Jul 2026 · DC/26/00504
ApprovedMedium scheme380 mApplication to confirm compliance with Section 106 Planning Obligation dated 15/12/2020 relating to Outline Planning Permission DC/19/00646 and Reserved Matters DC/21/04779 for details of the provision of Public Open Space and Play Area.Made 29 Jan 2024 · decided 7 Jun 2024 · DC/24/00435
Awaiting decisionSmall scheme290 mFull Planning Application - Erection of 2no. dwellings including erection of garage to serve existing dwelling (following partial demolition and alteration of existing dwelling)Made 11 Sept 2026 · DC/26/03955
ApprovedSmall scheme180 mHouseholder Application - Erection of a Single Storey Rear ExtensionMade 24 Aug 2026 · decided 22 Oct 2026 · DC/26/03654
ApprovedSmall scheme380 mApplication for the Modification of a Section 106 Planning Obligation relating to DC/19/00646 for the tenures of the Affordable HousesMade 11 Feb 2026 · decided 5 May 2026 · DC/26/00605
ApprovedSmall scheme220 mDischarge of Conditions Application for DC/25/00465 - Condition 3 - (Biodiversity Enhancement Measures)Made 16 May 2025 · decided 5 Jun 2025 · DC/25/02264
Local planning authorities’ registers, via HomePortfolio.
2025AprJulOct2026AprJul
Show the figures
Homes sold nearby
Price
Home
Sold
Distance
£345,000
Detached · resale · 96 m²
21 Aug 2026
210 m
£323,000
Detached · resale · 78 m²
8 Jul 2026
280 m
£225,000
Semi-detached · resale · 99 m²
30 Jun 2026
190 m
£307,000
Detached · resale · 85 m²
22 Jun 2026
960 m
£260,000
Semi-detached · resale · 79 m²
4 Jun 2026
260 m
£330,000
Detached · resale · 109 m²
29 May 2026
440 m
£320,000
Terraced · resale · 102 m²
29 May 2026
240 m
£880,000
Detached · resale · 205 m²
3 Feb 2026
240 m
£305,000
Semi-detached · resale · 100 m²
23 Jan 2026
270 m
£340,000
Detached · new build · 78 m²
21 Nov 2025
410 m
£550,000
Detached · new build · 158 m²
14 Nov 2025
330 m
£435,000
Detached · new build · 138 m²
30 Oct 2025
190 m
£355,000
Detached · new build · 97 m²
23 Oct 2025
210 m
£465,000
Detached · new build · 129 m²
17 Oct 2025
420 m
£465,000
Detached · new build · 129 m²
1 Sept 2025
430 m
£325,000
Detached · new build · 97 m²
29 Aug 2025
210 m
£365,000
Detached · new build · 113 m²
15 Aug 2025
320 m
£246,000
Detached · resale · 77 m²
12 Aug 2025
120 m
£325,000
Detached · new build · 78 m²
31 Jul 2025
280 m
£420,000
Detached · resale · 156 m²
21 Jul 2025
250 m
£175,000
Detached · resale · 86 m²
8 Jul 2025
210 m
£375,000
Detached · new build · 113 m²
7 Jul 2025
310 m
£142,000
Semi-detached · resale · 59 m²
2 Jul 2025
230 m
£300,000
Detached · resale · 95 m²
27 Jun 2025
250 m
£300,000
Semi-detached · new build · 93 m²
20 Jun 2025
340 m
£295,000
Semi-detached · resale · 76 m²
6 Jun 2025
350 m
£390,000
Detached · new build · 113 m²
30 May 2025
460 m
£304,000
Detached · new build · 87 m²
23 May 2025
210 m
£257,000
Semi-detached · new build · 73 m²
23 May 2025
250 m
£350,000
Detached · new build · 78 m²
14 Apr 2025
460 m
£308,995
Detached · new build · 75 m²
27 Mar 2025
270 m
£315,000
Semi-detached · resale · 136 m²
27 Mar 2025
290 m
£307,500
Detached · resale · 64 m²
7 Mar 2025
140 m
£240,000
Terraced · resale · 88 m²
28 Feb 2025
270 m
£195,000
Semi-detached · resale · 53 m²
21 Feb 2025
180 m
£320,000
Semi-detached · new build · 93 m²
14 Feb 2025
450 m
£525,000
Detached · new build · 158 m²
14 Feb 2025
360 m
£317,500
Detached · resale · 82 m²
3 Feb 2025
680 m
£475,000
Detached · resale · 144 m²
15 Jan 2025
260 m
£450,000
Detached · new build · 96 m²
10 Jan 2025
460 m
£388,000
Detached · new build · 113 m²
16 Dec 2024
310 m
£322,500
Semi-detached · new build · 93 m²
13 Dec 2024
350 m
£244,995
Semi-detached · new build · 62 m²
6 Dec 2024
250 m
£550,000
Detached · new build · 158 m²
6 Dec 2024
450 m
£227,500
Semi-detached · resale · 66 m²
19 Nov 2024
300 m
£342,500
Detached · new build · 78 m²
18 Nov 2024
270 m
HM Land Registry Price Paid with EPC floor areas, via HomePortfolio.
Built by Bellway
Yorkshire Building Society 2 Year Fixed Rate
HSBC 2 Year Fixed Premier Standard
NatWest 2 year fixed rate
Coventry Building Society 5.29% Fixed to 30.04.29
Barclays 2 Yr Fixed
Persimmon Homes
