Local market reports › IP area › IP12 › IP12 1
Melton market report IP12 1, Woodbridge
The standing IP12 1 (Melton) property market report, rebuilt from the full public record every month. The raw material for this page is 5,364 HM Land Registry entries for IP12 1 (Woodbridge), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 52 registered 2026 sales put the IP12 1 (Woodbridge) median at £315,000, down 8% on five years earlier, with a mean of £397,200, and by floor area homes here have averaged about £4,290 per square metre over the last five years. Everything rests on 5,364 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
IP12 1 is a postcode sector: one group of streets inside IP12 (Woodbridge). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where IP12 1 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 IP12 1 homes really sell for
Across 52 registered 2026 sales, the typical (median) IP12 1 home went for £315,000. The mean is £397,200, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
What a square metre costs in IP12 1
Per square metre, IP12 1 homes have averaged around £4,290 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.
Set against the £285,000 England and Wales median, IP12 1 sits 11% above the national market.
IP12 1's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £315,000 | £315,000 | 52 |
| 2025 | £352,500 | £360,929 | 158 |
| 2024 | £345,000 | £366,806 | 129 |
| 2023 | £350,000 | £384,565 | 113 |
| 2022 | £338,500 | £396,930 | 142 |
| 2021 | £344,000 | £435,548 | 182 |
| 2020 | £320,000 | £415,207 | 169 |
| 2019 | £312,000 | £408,957 | 151 |
| 2018 | £350,000 | £466,557 | 201 |
| 2017 | £315,000 | £429,628 | 170 |
| 2016 | £253,000 | £353,950 | 142 |
| 2015 | £227,900 | £322,023 | 137 |
| 2014 | £230,000 | £326,295 | 158 |
| 2013 | £250,000 | £359,725 | 147 |
| 2012 | £240,000 | £353,250 | 151 |
| 2011 | £207,000 | £312,490 | 131 |
| 2010 | £237,500 | £372,461 | 124 |
| 2009 | £186,000 | £298,997 | 144 |
| 2008 | £205,000 | £336,038 | 131 |
| 2007 | £186,000 | £315,508 | 214 |
| 2006 | £170,000 | £295,098 | 216 |
| 2005 | £175,000 | £311,429 | 180 |
| 2004 | £157,500 | £286,051 | 200 |
| 2003 | £140,000 | £257,914 | 207 |
| 2002 | £135,000 | £254,001 | 249 |
| 2001 | £118,000 | £226,849 | 182 |
| 2000 | £93,000 | £182,513 | 207 |
| 1999 | £80,000 | £159,436 | 252 |
| 1998 | £69,200 | £139,685 | 200 |
| 1997 | £66,500 | £136,378 | 188 |
| 1996 | £56,000 | £118,101 | 205 |
| 1995 | £52,800 | £114,779 | 132 |
In cash terms the typical IP12 1 home went from £52,800 in 1995 to £315,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 174%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2018; the current median sits about 32% below that. Someone who bought at the 2018 peak has not yet seen that price back in real terms.
Year-on-year change in the IP12 1 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 2010 (+27.7% on the year before); the weakest, 2011 (−12.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −10.6% | −12.7% |
| 5 years (since 2021) | −1.7% | −6.3% |
| 10 years (since 2016) | +2.2% | −1.2% |
| 20 years (since 2006) | +3.1% | +0.3% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
The turnover behind the prices
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 52 sales completed in IP12 1. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 207 sales a year before the financial crisis and 119 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
How IP12 1 trades
Only 52 sales completed here in the last twelve months of data, which makes IP12 1 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
Rents around IP12 1
For renting purposes IP12 1 sits in East Suffolk. 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.
Against the £315,000 median purchase price, a rent of £834 a month (£10,008 a year) works out at a 3.2% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Common questions on IP12 1 (Melton)
Are property prices falling in IP12 1 (Melton)?
Is IP12 1 (Melton) a good place to buy a house?
How much did a house sell for in IP12 1 (Melton)?
Are IP12 1 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is down 8% over five years in cash but down 28% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
IP12's current homes for sale
The live side of the market holds 121 homes at the moment, listed by 7 agents publishing to HomesIndex.
These cover the whole IP12 district, not just IP12 1: live asking prices are collected per district.
25% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- The Sandlings, Martlesham, Woodbridge
- Warwick Avenue, Woodbridge
- Mayhew Road, Rendlesham, Woodbridge, Suffolk
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 IP12 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.
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 | — | £297,500 | £400,000 (+34%) | £587,000 (+47%) | £800,000 (+36%) |
| Semi-detached | £215,000 | £252,000 (+17%) | £295,000 (+17%) | £380,750 (+29%) | £527,500 (+39%) |
| Terraced | £195,000 | £220,000 (+13%) | £260,000 (+18%) | £337,500 (+30%) | £510,000 (+51%) |
| Flat | £136,750 | £180,000 (+32%) | £290,000 (+61%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. 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.
Winners and losers across the IP area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in IP12
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of IP12, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP12 2 | £311,200 | 32 |
| IP12 3 | £280,000 | 17 |
| IP12 4 | £461,200 | 50 |
Zoom out to the full IP12 district report for the type split, monthly volumes and how IP12 compares with its neighbours.
Selling a home in IP12 1? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in IP12 1, open the average prices map and zoom from the IP12 1 shading down to the sold homes on your own street. Every recorded IP12 1 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim IP12 1.
Keep digging
Behind the answers sits the same Land Registry record as this page, with IP12 1 already set as the subject. Free, one click sign in.
See every individual IP12 1 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.