Images: Charles Church

New build

£270,000

Est. £1,395/mo with a 10% deposit over 30 years at 5.6%, October 2026 rates. Work it out for you

2 beds
Freehold

2 bedroom home at Abbots Vale

West Suffolk IP33 2BS

Built by Charles Church

About this home

Car port
EV charging point
Located in a historic and friendly town
Modern open plan kitchen/dining/living area
Perfect for first time buyers
Superb transport links by road and rail
Allocated Parking

This development offers the following schemes: New Build Boost, Part Exchange, Deposit Boost, Home Change, Own New Rate Reducer, Bank of Mum and Dad. Schemes are available on selected plots only, subject to status, terms and conditions apply. Contact the development for latest information.

The Redhill offers stylish, low-maintenance living with everyday convenience built in. Designed with first-time buyers and professionals in mind, this contemporary home includes private parking, practical storage and a considered open-plan layout. With everything just where you need it, it's a refined space that complements busy modern lifestyles.

Rooms

First

Kitchen/Dining Room (4.36 x 2.5 m)Living Room (4.36 x 3.47 m)Bedroom 1 (3.27 x 3.82 m)Bedroom 2 (2.85 x 2.15 m)About Charles Church @ Abbots Vale

Set on Sicklesmere Road on the edge of historic Bury St Edmunds, Abbots Vale is an exceptional collection of two, three, four and five-bedroom homes. For those seeking houses for sale in Bury St Edmunds, this beautifully designed development offers generous open green space and a purpose-built play area, balancing rural charm with modern convenience in the jewel in the crown of Suffolk.

Elegant homes in a truly distinguished setting

Abbots Vale has been thoughtfully planned to complement its surroundings, creating a refined neighbourhood framed by landscaped green space. Just a short drive away, the historic Abbey Gardens provide beautiful outdoor spaces for leisurely walks, picnics and community events, while the nearby cathedral grounds add a sense of heritage and charm.

Well connected to Cambridge, Ipswich and beyond

Bury St Edmunds benefits from excellent road and rail connections, offering convenient links to Cambridge, Ipswich and London. Whether travelling for business or leisure, residents enjoy strong seamless connectivity while returning home to the character and heritage that define this sought-after market town.

Site plan

Where the plots sit on Abbots Vale.

CC @ Abbots Vale Phase 1 Site Plan Showing A Key Of 1, 2, 3, 4 & 5 Bedroom Homes

Brochures and documents

Facts and features

Bedrooms: 2
Tenure: Freehold
Condition: New build
Listed: 7 Nov 2026 (6 days ago)
Development: Abbots Vale
Builder: Charles Church

Ask about this home

The cash you need, the monthly cost, schools and journeys, answered for this home on this page.

Tell me what you are after: a place, a budget, the bedrooms, the type of home, and what matters most. Then refine it in your own words.

Answers come from the listings and the calculators; illustrations are not advice.

How this home compares

Against the 15 other homes for sale at Abbots Vale.

Its price ranks: 1st lowest of 16

Where its price sitsEvery home here by its price, in rows by bedrooms

2 bed

3 bed

What it costs you

Monthly payment£1,39510% deposit, 30 years, 5.6% (October 2026)

5% deposit£13,500

10% deposit£27,000

Stamp duty, first-time buyer£0

Stamp duty, home mover£3,500

Freehold, so no ground rent. The builder has not published any service charge or estate charge for this home: ask the sales office before you reserve.

Every cost on the day Against similar resales

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.

Against similar resales

Whether this home asks more than similar homes nearby have sold for, from HM Land Registry resales of the same type and size, or why there is no estimate.

New-build premium

Refused

2 bedroom home at Abbots Vale

No estimate. The engine refused, and says why:

The builder does not state whether it is detached, semi-detached, terraced or a flat, which the method matches on

Method: measured on 3,351 resales from 2025-08-01 to 2026-07-31.

Sources: HM Land Registry resales, with EPC floor areas, via HomePortfolio (Open Government Licence v3.0); HomePortfolio new-build listings (Facts the builder publishes). Contains HM Land Registry data © Crown copyright and database right 2026. Contains public sector information licensed under the Open Government Licence v3.0.

The comparison in full How accurate it is

Price history

7 Nov 2026Listed£270,000

Location and neighbourhood

West Suffolk IP33 2BS

Abbots Vale West Suffolk IP33 2BS

Walk ScoreSomewhat walkableWalk Score 51 out of 100: Somewhat walkable
Transit ScoreMinimal transitTransit Score 16 out of 100: Minimal transit
Bike ScoreBikeableBike Score 67 out of 100: Bikeable

Broadband: Full fibre
Flood risk: Mostly very low; 1 of 48 high

Schools

The nearest open schools within 2 km, with their current Ofsted outcome.

7 nearest57%43%

Good or better4
Improvement needed0
Serious concerns0
No grade yet3

South Lee SchoolNot applicable · Other independent school, 240 m awayNot yet inspected
Hardwick Primary SchoolPrimary · Academy converter, 580 m away · inspected 28 Feb 2024Confirmed on an ungraded visit

Everyday places

How many of each are within 1.6 km, and the walk to the nearest.

10 places to eatGrounds Café Nowton Park, 430 m5 min
7 parksNowton Park, 390 m5 min
4 supermarkets and groceriesM&S Simply Food, 740 m9 min

People and households

The neighbourhood around it (West Suffolk 013C) against West Suffolk as a whole.

People: 1,267
Households: 557
In good or very good health: 82% vs 83%

Age profileShare of everyone in each five-year band

This neighbourhoodWest Suffolk

Getting around

How far everyday errands, public transport and cycling go from here, and how people here travel to work.

WalkSomewhat walkable
TransitMinimal transit
BikeBikeable

Some errands can be accomplished on foot.

Getting to work

This neighbourhood26%54%19%

West Suffolk24%

Broadband and mobile

What the 51 homes within 150 m record: a new home is usually served by the same networks.

Broadband

Full fibre from CityFibre

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.

CityFibre
Openreach

Mobile signal

Network	Calls indoors	Data indoors	Data outdoors
EE	Limited	Limited	Likely
O2	Limited	Limited	Likely
Three	Limited	Limited

Risks

Flooding, radon, ground, noise and air at this spot.

Flooding from rivers and the seaModerateMostly very low; 1 of 48 highOf the 48 addresses around it: 1 high, 47 very low.
Flooding from surface waterModerateMostly very low; 6 of 48 highOf the 48 addresses around it: 6 high, 3 medium, 13 low, 26 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 58 dBThe typical daytime road level at the homes around it, the middle of their readings. 55 dB is a busy street; WHO advises under 53 dB for roads.
Air quality

Crime

Police-recorded crime in the neighbourhood, December 2025 to September 2026, against West Suffolk.

crimes a year per 1,000 residentsAbove West Suffolk at 61.9107 recorded in 10 months

Month by monthCrimes per 1,000 residents

This neighbourhoodWest Suffolk

Planning nearby

Applications within 500 m in the last 3 years: when each was made and how it went, the larger schemes listed first.

43 applications
28 approved
7 awaiting decision
1 refused
3 withdrawn

Approved

Sold nearby

Homes sold within 1 km in the last two years, new build and resale.

Median resale: £247,500
Median new build: £355,000
Sales: 93 13 new, 80 resale

Every salePrice paid, by the date it completed

New buildResaleMedian resale

£270,000Est. £1,395/moCan I afford it?

More homes at Abbots Vale

See all 16

2 bedroom terraced house at Abbots Vale, photograph 2

2 bedroom terraced house at Abbots Vale, photograph 3

2 bedroom terraced house at Abbots Vale, photograph 4

2 bedroom terraced house at Abbots Vale, photograph 5

5 Incentive

£302,000Est. £1,560/mo

2 beds
Terraced house

Deposit contribution · 1 more

Similar homes nearby

2 bedroom flat at Tayfen Court, photograph 2

2 bedroom flat at Tayfen Court, photograph 3

2 bedroom flat at Tayfen Court, photograph 4

2 bedroom flat at Tayfen Court, photograph 5

2 bedroom flat at Tayfen Court, photograph 6

£259,995Est. £1,448/mo incl. charges

2 beds
1 bath
663 sq ft
Flat

Tayfen Court

Location and neighbourhood

West Suffolk IP33 2BS

Abbots Vale West Suffolk IP33 2BS

Walk ScoreSomewhat walkableWalk Score 51 out of 100: Somewhat walkable
Transit ScoreMinimal transitTransit Score 16 out of 100: Minimal transit
Bike ScoreBikeableBike Score 67 out of 100: Bikeable

Broadband: Full fibre
Flood risk: Mostly very low; 1 of 48 high

Schools

The nearest open schools within 2 km, with their current Ofsted outcome.

7 nearest57%43%

Good or better4
Improvement needed0
Serious concerns0
No grade yet3

South Lee SchoolNot applicable · Other independent school, 240 m awayNot yet inspected
Hardwick Primary SchoolPrimary · Academy converter, 580 m away · inspected 28 Feb 2024Confirmed on an ungraded visit

Everyday places

How many of each are within 1.6 km, and the walk to the nearest.

10 places to eatGrounds Café Nowton Park, 430 m5 min
7 parksNowton Park, 390 m5 min
4 supermarkets and groceriesM&S Simply Food, 740 m9 min

People and households

The neighbourhood around it (West Suffolk 013C) against West Suffolk as a whole.

People: 1,267
Households: 557
In good or very good health: 82% vs 83%

Age profileShare of everyone in each five-year band

This neighbourhoodWest Suffolk

Getting around

How far everyday errands, public transport and cycling go from here, and how people here travel to work.

WalkSomewhat walkable
TransitMinimal transit
BikeBikeable

Some errands can be accomplished on foot.

Getting to work

This neighbourhood26%54%19%

West Suffolk24%

Broadband and mobile

What the 51 homes within 150 m record: a new home is usually served by the same networks.

Broadband

Full fibre from CityFibre

CityFibre
Openreach

Mobile signal

Network	Calls indoors	Data indoors	Data outdoors
EE	Limited	Limited	Likely
O2	Limited	Limited	Likely
Three	Limited	Limited

Risks

Flooding, radon, ground, noise and air at this spot.

Flooding from rivers and the seaModerateMostly very low; 1 of 48 highOf the 48 addresses around it: 1 high, 47 very low.
Flooding from surface waterModerateMostly very low; 6 of 48 highOf the 48 addresses around it: 6 high, 3 medium, 13 low, 26 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 58 dBThe typical daytime road level at the homes around it, the middle of their readings. 55 dB is a busy street; WHO advises under 53 dB for roads.
Air quality

Crime

Police-recorded crime in the neighbourhood, December 2025 to September 2026, against West Suffolk.

crimes a year per 1,000 residentsAbove West Suffolk at 61.9107 recorded in 10 months

Month by monthCrimes per 1,000 residents

This neighbourhoodWest Suffolk

Planning nearby

Applications within 500 m in the last 3 years: when each was made and how it went, the larger schemes listed first.

43 applications
28 approved
7 awaiting decision
1 refused
3 withdrawn

Approved

Sold nearby

Homes sold within 1 km in the last two years, new build and resale.

Median resale: £247,500
Median new build: £355,000
Sales: 93 13 new, 80 resale

Every salePrice paid, by the date it completed

New buildResaleMedian resale

Show the figures

Age profile
Age	This neighbourhood	West Suffolk
0 to 4	3%	5%
5 to 9	5%	6%
10 to 14	7%	5%
15 to 19	5%	5%
20 to 24	4%	6%
25 to 29	4%	7%
30 to 34	4%	7%
35 to 39	4%	6%
40 to 44	5%	6%
45 to 49	7%	6%
50 to 54	7%	7%
55 to 59	7%	7%
60 to 64	6%	6%
65 to 69	7%	5%
70 to 74	9%	6%
75 to 79	7%	4%
80 to 84	4%	3%
85 and over	4%	3%

Vodafone	Limited	Limited	Likely

Show the figures

Crime month by month
Month	Crimes here	Per 1,000 here	Per 1,000 across West Suffolk
December 2025	12	9.47	4.84
January 2026	16	12.63	5.43
February 2026	9	7.1	4.33
March 2026	12	9.47	5.42
April 2026	10	7.89	5.06
May 2026	14	11.05	5.36
June 2026	4	3.16	5.45
July 2026	8	6.31	5.77
August 2026	13	10.26	5.05
September 2026	9	7.1	4.89

Show the figures

Homes sold nearby
Price	Home	Sold	Distance
£295,000	Semi-detached · resale · 90 m²	14 Sept 2026	440 m
£458,500	Detached · resale · 134 m²	4 Aug 2026	260 m
£241,000	Terraced · resale · 88 m²	31 Jul 2026	610 m
£370,000	Semi-detached · resale · 94 m²	22 Jul 2026	760 m
£260,000	Terraced · resale · 98 m²	17 Jul 2026	720 m
£595,000	Detached · resale · 188 m²	15 Jul 2026	70 m
£230,000	Flat · resale · 74 m²	8 Jul 2026	980 m
£250,000	Terraced · resale · 95 m²	26 Jun 2026	640 m
£225,000	Terraced · resale · 85 m²	24 Jun 2026	640 m
£245,000	Flat · resale · 71 m²	24 Jun 2026	980 m
£235,000	Terraced · resale · 86 m²	23 Jun 2026	780 m
£222,500	Terraced · resale · 84 m²	22 Jun 2026	560 m
£222,000	Flat · resale · 65 m²	12 Jun 2026	520 m
£105,820	Flat · resale · 72 m²	4 Jun 2026	610 m
£280,000	Semi-detached · resale · 87 m²	22 May 2026	510 m
£540,000	Semi-detached · resale · 137 m²	18 Feb 2026	500 m
£340,000	Semi-detached · resale · 106 m²	17 Feb 2026	350 m
£220,000	Terraced · resale · 63 m²	10 Feb 2026	910 m
£250,000	Terraced · resale · 86 m²	6 Feb 2026	620 m
£227,500	Terraced · resale · 51 m²	6 Feb 2026	550 m
£210,000	Terraced · resale · 72 m²	2 Feb 2026	810 m
£680,000	Detached · resale · 219 m²	30 Jan 2026	610 m
£163,000	Flat · resale · 69 m²	27 Jan 2026	590 m
£305,700	Semi-detached · resale · 79 m²	20 Jan 2026	470 m
£222,635	Semi-detached · resale · 76 m²	20 Jan 2026	550 m
£240,250	Terraced · resale · 85 m²	10 Dec 2025	620 m
£332,500	Terraced · new build · 91 m²	8 Dec 2025	680 m
£360,000	Terraced · new build · 91 m²	4 Dec 2025	680 m
£262,500	Semi-detached · resale · 97 m²	28 Nov 2025	350 m
£250,000	Terraced · resale · 84 m²	28 Nov 2025	520 m
£240,000	Flat · resale · 66 m²	26 Nov 2025	980 m
£355,000	Terraced · new build · 91 m²	21 Nov 2025	680 m
£375,000	Detached · resale · 96 m²	21 Nov 2025	920 m
£325,000	Semi-detached · resale · 103 m²	21 Nov 2025	410 m
£210,000	Terraced · resale · 83 m²	7 Nov 2025	490 m
£360,000	Detached · resale · 76 m²	31 Oct 2025	960 m
£277,500	Terraced · resale · 83 m²	28 Oct 2025	980 m
£460,000	Detached · resale · 111 m²	17 Oct 2025	280 m
£220,000	Terraced · resale · 85 m²	10 Oct 2025	460 m
£355,000	Terraced · new build · 82 m²	30 Sept 2025	420 m
£341,500	Terraced · new build · 82 m²	29 Sept 2025	420 m
£355,000	Terraced · new build · 82 m²	29 Sept 2025	420 m
£285,000	Detached · new build · 67 m²	29 Sept 2025	420 m
£245,000	Semi-detached · resale · 83 m²	26 Sept 2025	810 m
£130,000	Flat · resale · 54 m²	19 Sept 2025	770 m
£315,000	Detached · resale · 61 m²	5 Sept 2025	980 m
£250,000	Flat · new build · 82 m²	29 Aug 2025	680 m
£360,000	Terraced · resale · 93 m²	29 Aug 2025	570 m
£460,000	Semi-detached · new build · 155 m²	26 Aug 2025	740 m
£174,727	Other · resale · 57 m²	8 Aug 2025	700 m
£226,982	Other · resale · 92 m²	8 Aug 2025	700 m
£450,000	Detached · resale · 132 m²	28 Jul 2025	950 m
£287,500	Terraced · resale · 117 m²	23 Jul 2025	590 m
£160,000	Flat · resale · 59 m²	17 Jul 2025	530 m
£430,000	Semi-detached · new build · 155 m²	3 Jul 2025	720 m
£449,995	Terraced · new build · 155 m²	27 Jun 2025	730 m
£399,995	Semi-detached · new build · 114 m²	25 Jun 2025	730 m
£530,000	Detached · resale · 152 m²	19 Jun 2025	440 m
£225,000	Terraced · resale · 74 m²	16 Jun 2025	470 m
£240,000	Terraced · resale · 85 m²	12 Jun 2025	490 m
£180,000	Flat · resale · 55 m²	4 Jun 2025	980 m
£116,000	Flat · resale · 62 m²	30 May 2025	660 m
£235,000	Terraced · resale · 84 m²	30 May 2025	820 m
£280,000	Terraced · resale · 115 m²	30 May 2025	570 m
£250,000	Terraced · resale · 86 m²	30 May 2025	610 m
£310,050	Semi-detached · resale · 96 m²	28 May 2025	380 m
£227,000	Terraced · resale · 79 m²	23 May 2025	760 m
£270,000	Detached · resale · 75 m²	2 May 2025	780 m
£214,000	Terraced · resale · 86 m²	2 May 2025	660 m
£500,000	Terraced · new build · 166 m²	30 Apr 2025	730 m
£341,000	Detached · resale · 127 m²	17 Apr 2025	230 m
£475,000	Detached · resale · 137 m²	11 Apr 2025	920 m
£375,000	Detached · resale · 75 m²	4 Apr 2025	880 m
£110,000	Terraced · resale · 110 m²	28 Mar 2025	620 m
£425,000	Detached · resale · 178 m²	28 Mar 2025	640 m
£245,000	Terraced · resale · 84 m²	21 Mar 2025	440 m
£169,000	Flat · resale · 62 m²	14 Mar 2025	780 m
£325,000	Semi-detached · resale · 105 m²	28 Feb 2025	400 m
£257,000	Terraced · resale · 80 m²	27 Feb 2025	720 m
£245,000	Terraced · resale · 90 m²	26 Feb 2025	670 m
£245,000	Terraced · resale · 90 m²	14 Feb 2025	490 m
£325,000	Detached · resale · 103 m²	14 Feb 2025	840 m
£198,000	Terraced · resale · 70 m²	31 Jan 2025	750 m
£240,000	Terraced · resale · 68 m²	30 Jan 2025	770 m
£343,500	Detached · resale · 103 m²	24 Jan 2025	920 m
£200,000	Terraced · resale · 91 m²	17 Jan 2025	670 m
£222,000	Terraced · resale · 88 m²	7 Jan 2025	820 m
£465,000	Terraced · resale · 150 m²	18 Dec 2024	900 m
£172,500	Semi-detached · resale · 74 m²	18 Dec 2024	500 m
£215,000	Terraced · resale · 76 m²	27 Nov 2024	550 m
£560,000	Detached · resale · 198 m²	26 Nov 2024	560 m
£295,000	Detached · resale · 99 m²	15 Nov 2024	600 m
£875,000	Detached · resale · 207 m²	13 Nov 2024	950 m

About this home

Site plan

Brochures and documents

Facts and features

How this home compares

What it costs you

Mortgages for this home

Against similar resales

New-build premium

Price history

Location and neighbourhood

Broadband

Mobile signal

More homes at Abbots Vale

£302,000Est. £1,560/mo

Similar homes nearby

Tayfen Court

£307,000Est. £1,586/mo

£312,000Est. £1,612/mo

£320,000Est. £1,653/mo

£325,000Est. £1,679/mo

£380,000Est. £1,963/mo

£390,000Est. £2,015/mo

£395,000Est. £2,041/mo

Tayfen Court

Bronze Fields

St Peters Chase

The Hedgerows

St Peters Chase

Against similar resales

New-build premium

Location and neighbourhood

Broadband

Mobile signal