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Ipswich market report IP
The IP (Ipswich) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 351,192 sales recorded by HM Land Registry in the IP postcode area (Ipswich) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: the middle 2026 sale in the IP postcode area (Ipswich) came in at £280,000, out of 4,091 registered, up 0% on five years earlier, and the mean stands at £319,600, and by floor area homes here have averaged about £3,350 per square metre over the last five years. The record behind it is 351,192 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
The IP postcode area centred on Ipswich covers 33 districts. At this scale the figures average away real local contrasts; the district reports below are the place for anywhere specific.
Where IP sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What IP homes really sell for
The 2026 median for IP is £280,000, taken from 4,091 registered sales. The mean, which is what most sites call the "average house price", is £319,600, a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in IP
Per square metre, IP homes have averaged around £3,350 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
England and Wales as a whole trade at a £285,000 median, leaving IP 2% below the national figure.
The price of a typical IP home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £280,000 | £280,000 | 4,091 |
| 2025 | £293,000 | £300,007 | 9,811 |
| 2024 | £290,000 | £308,330 | 9,262 |
| 2023 | £295,000 | £324,133 | 8,433 |
| 2022 | £300,000 | £351,784 | 10,947 |
| 2021 | £280,000 | £354,516 | 13,308 |
| 2020 | £260,000 | £337,355 | 9,248 |
| 2019 | £247,500 | £324,413 | 9,779 |
| 2018 | £244,000 | £325,257 | 10,226 |
| 2017 | £235,000 | £320,516 | 10,639 |
| 2016 | £218,000 | £304,984 | 11,160 |
| 2015 | £200,000 | £282,600 | 11,351 |
| 2014 | £185,000 | £262,455 | 11,583 |
| 2013 | £171,000 | £246,052 | 9,694 |
| 2012 | £168,000 | £247,275 | 8,691 |
| 2011 | £166,000 | £250,596 | 8,332 |
| 2010 | £172,500 | £270,524 | 8,510 |
| 2009 | £157,500 | £253,183 | 8,664 |
| 2008 | £168,000 | £275,387 | 7,710 |
| 2007 | £171,500 | £290,912 | 14,780 |
| 2006 | £162,400 | £281,906 | 15,610 |
| 2005 | £152,500 | £271,389 | 12,768 |
| 2004 | £150,000 | £272,429 | 13,502 |
| 2003 | £129,000 | £237,649 | 13,535 |
| 2002 | £110,000 | £206,964 | 14,270 |
| 2001 | £87,500 | £168,214 | 13,730 |
| 2000 | £77,000 | £151,113 | 12,384 |
| 1999 | £66,000 | £131,535 | 13,936 |
| 1998 | £60,000 | £121,114 | 12,372 |
| 1997 | £56,500 | £115,870 | 12,664 |
| 1996 | £52,500 | £110,720 | 10,938 |
| 1995 | £52,000 | £113,040 | 9,264 |
In cash terms the typical IP home went from £52,000 in 1995 to £280,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 148%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 21% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IP median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+25.7% on the year before); the weakest, 2009 (−6.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What IP has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −4.4% | −6.7% |
| 5 years (since 2021) | 0.0% | −4.6% |
| 6 years (since 2020) | +1.2% | −3.1% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +2.8% | 0.0% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 38% of the typed total. A detached home currently trades at £390,000 against £140,000 for a flat, 2.8 times the price.
Median by property type, IP
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £390,000 | 1,512 | 132,704 |
| Semi-detached | £267,500 | 1,321 | 102,438 |
| Terraced | £221,000 | 953 | 86,320 |
| Flats | £140,000 | 305 | 29,730 |
The turnover behind the prices
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The monthly pulse, last five years
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
IP recorded 7,364 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 13,822 sales a year before the financial crisis and 8,509 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
Rents around IP
For renting purposes IP sits in East Suffolk, the local authority covering most of the IP area (parts fall under West Suffolk and Mid Suffolk, where rents differ). The ONS average private rent there is £834 a month (May 2026). A one-bed averages £597 a month here and a four-or-more-bed £1,332, so size does most of the work in setting the rent.
Average monthly rent by size, East Suffolk
ONS Price Index of Private Rents, May 2026.
Set against the £280,000 median sold price, £834 a month is £10,008 a year, a gross yield of 3.6%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
IP (Ipswich): the questions that come up
Are property prices falling in IP (Ipswich)?
Is IP (Ipswich) a good place to buy a house?
How much did a house sell for in IP (Ipswich)?
What happens to IP prices now?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 21% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What is for sale in IP right now
Everything above is what homes in IP sold for. Turning to what is actually available: 1,370 homes on the market right now, from 6 agents publishing to HomesIndex, at a typical asking price 10% above the IP median sold price.
Set against 7,364 registered sales in the last twelve months, the 1,370 homes on the market here are roughly 2 months of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
Of everything listed here, 14% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every IP home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
When homes in IP change hands
June is when IP changes hands most (10.3% of the 51,761 sales dated 2021 to 2025); April is the quiet end at 6.9%. With so little between the busiest and quietest months, IP sells year round; the calendar is a weaker lever than price.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 3,610 | 7.0% |
| February | 3,945 | 7.6% |
| March | 5,325 | 10.3% |
| April | 3,562 | 6.9% |
| May | 3,812 | 7.4% |
| June | 5,329 | 10.3% |
| July | 3,964 | 7.7% |
| August | 4,422 | 8.5% |
| September | 5,157 | 10.0% |
| October | 4,284 | 8.3% |
| November | 4,222 | 8.2% |
| December | 4,129 | 8.0% |
The price of an extra bedroom in IP
The Land Registry record, split by size: what each kind of home actually sold for across the IP area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £270,000 | £303,250 (+12%) | £355,000 (+17%) | £442,550 (+25%) | £540,000 (+22%) |
| Semi-detached | £210,000 | £238,000 (+13%) | £268,500 (+13%) | £320,000 (+19%) | £400,000 (+25%) |
| Terraced | £161,000 | £205,000 (+27%) | £230,000 (+12%) | £280,000 (+22%) | £330,000 (+18%) |
| Flat | £125,000 | £157,000 (+26%) | £211,000 (+34%) | £290,000 (+37%) | £402,500 (+39%) |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the IP area is the point: the same five years treated these districts very differently.
IP area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
District by district
Averages this wide conceal the interesting part. Every measurable IP district is below, dearest first, each linking to its own full report.
| District | Median (2026) | 5-year | Sales |
|---|---|---|---|
| IP15 Aldeburgh | £546,500 | +26% | 26 |
| IP10 Kirton, Nacton | £480,000 | +7% | 17 |
| IP29 Barrow, Shimpling | £412,500 | +11% | 53 |
| IP18 Southwold, Easton Bavents | £375,000 | -25% | 39 |
| IP13 Woodbridge, Easton | £366,000 | -4% | 124 |
| IP31 Ixworth, Thurston | £350,000 | +3% | 111 |
| IP5 Rushmere St Andrew, Kesgrave | £347,500 | +14% | 130 |
| IP12 Woodbridge, Melton | £340,000 | -4% | 179 |
| IP30 Elmswell, Cockfield | £340,000 | -3% | 89 |
| IP17 Saxmundham, Yoxford | £325,000 | +0% | 81 |
| IP7 Hadleigh, Milden | £320,000 | -6% | 121 |
| IP8 Copdock, Belstead | £320,000 | +7% | 80 |
| IP9 Capel St Mary, Chelmondiston | £320,000 | -2% | 77 |
| IP23 Eye, Thorndon | £320,000 | -3% | 45 |
| IP21 Harleston, Fressingfield | £308,200 | -4% | 72 |
| IP22 Diss, Winfarthing | £294,000 | -2% | 151 |
| IP20 Harleston, Mendham | £285,000 | +2% | 63 |
| IP14 Stowmarket, Stowupland | £280,000 | +2% | 317 |
| IP32 Bury St Edmunds (north and east) | £280,000 | -8% | 138 |
| IP33 Bury St Edmunds (south, west and town centre) | £280,000 | -3% | 193 |
| IP28 Mildenhall, Culford | £278,800 | +5% | 197 |
| IP6 Needham Market, Creeting St. Mary | £275,000 | -4% | 128 |
| IP19 Cratfield, Ubbeston | £272,500 | -4% | 67 |
| IP11 Felixstowe, Trimley St. Martin | £271,200 | +2% | 252 |
| IP26 Hilborough, Feltwell | £265,000 | -1% | 44 |
| IP4 North East Ipswich | £260,000 | +2% | 222 |
| IP16 Leiston, Aldringham | £258,500 | -4% | 40 |
| IP25 Watton, Shipdham | £251,500 | +4% | 176 |
| IP1 North West Ipswich, Akenham | £244,000 | +13% | 225 |
| IP3 South East Ipswich, Ravenswood | £240,000 | +2% | 213 |
| IP2 South West Ipswich, Belstead | £238,000 | +13% | 166 |
| IP24 Thetford, Barnham | £230,000 | +5% | 145 |
| IP27 Brandon, Lakenheath | £225,000 | +8% | 110 |
Before you sell in IP: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IP, use the average prices map for a rough value: zoom from IP's shading down to the sold homes on your own street. The figures above are every recorded IP sale; agents price with this same Land Registry record, and now you have it too.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to IP. Free after a one click sign in.
Two maps carry on from here: every IP sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.