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Melton market report IP12 2, Woodbridge
The IP12 2 (Melton) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 3,937 sales recorded by HM Land Registry in IP12 2 (Woodbridge) 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 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in IP12 2 (Woodbridge) came in at £311,200, out of 32 registered, down 3% on five years earlier, and the mean stands at £354,300, and by floor area homes here have averaged about £3,310 per square metre over the last five years. The record behind it is 3,937 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
IP12 2 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 2 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 2 homes really sell for
Across 32 registered 2026 sales, the typical (median) IP12 2 home went for £311,200. The mean is £354,300, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in IP12 2
Measured by floor area, the last five years of IP12 2 sales average about £3,310 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
For scale: the England and Wales median is £285,000, so IP12 2 trades 9% above the country as a whole.
The price of a typical IP12 2 home, 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 | £311,200 | £311,200 | 32 |
| 2025 | £310,000 | £317,413 | 92 |
| 2024 | £328,000 | £348,731 | 102 |
| 2023 | £322,000 | £353,799 | 73 |
| 2022 | £315,000 | £369,373 | 81 |
| 2021 | £320,000 | £405,161 | 105 |
| 2020 | £335,000 | £434,669 | 85 |
| 2019 | £265,000 | £347,352 | 133 |
| 2018 | £290,000 | £386,575 | 116 |
| 2017 | £237,000 | £323,244 | 136 |
| 2016 | £230,000 | £321,772 | 136 |
| 2015 | £218,200 | £308,317 | 130 |
| 2014 | £215,500 | £305,724 | 120 |
| 2013 | £195,000 | £280,586 | 93 |
| 2012 | £200,000 | £294,375 | 117 |
| 2011 | £214,000 | £323,058 | 103 |
| 2010 | £229,500 | £359,915 | 119 |
| 2009 | £175,000 | £281,314 | 104 |
| 2008 | £182,000 | £298,336 | 109 |
| 2007 | £184,000 | £312,115 | 190 |
| 2006 | £169,500 | £294,230 | 235 |
| 2005 | £162,500 | £289,185 | 199 |
| 2004 | £160,500 | £291,499 | 211 |
| 2003 | £122,900 | £226,412 | 210 |
| 2002 | £95,000 | £178,742 | 169 |
| 2001 | £80,000 | £153,796 | 172 |
| 2000 | £76,000 | £149,150 | 99 |
| 1999 | £59,000 | £117,584 | 150 |
| 1998 | £57,900 | £116,875 | 104 |
| 1997 | £52,500 | £107,667 | 77 |
| 1996 | £59,500 | £125,483 | 75 |
| 1995 | £60,000 | £130,431 | 60 |
In cash terms the typical IP12 2 home went from £60,000 in 1995 to £311,200 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 139%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 28% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IP12 2 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 (+31.1% on the year before); the weakest, 1997 (−11.8%). 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) | +0.4% | −2.0% |
| 5 years (since 2021) | −0.6% | −5.1% |
| 10 years (since 2016) | +3.1% | −0.3% |
| 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.
Transaction volumes
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 32 IP12 2 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 186 sales a year before the financial crisis and 76 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The shape of the IP12 2 market
Only 32 sales completed here in the last twelve months of data, which makes IP12 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What homes rent for around IP12 2
The local authority for IP12 2 is East Suffolk, and its ONS average private rent currently stands at £834 a month (May 2026 figures). 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.
£834 a month is £10,008 a year, which against the £311,200 median sold price makes a gross yield of 3.2%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
IP12 2 (Melton): the questions that come up
Is IP12 2 (Melton) a good place to buy a house?
How much did a house sell for in IP12 2 (Melton)?
Are property prices falling in IP12 2 (Melton)?
Where do IP12 2 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 3% over five years in cash but down 23% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in IP12 now
This is what you could actually buy today: 121 homes currently on the market from 7 agents publishing to HomesIndex.
These cover the whole IP12 district, not just IP12 2: live asking prices are collected per district.
25% of current listings sit under the prices comparable homes actually fetched. 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.
Bedroom by bedroom: IP prices by size
What homes of each size actually sold for across the IP area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
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.
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 1 | £315,000 | 52 |
| 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 in IP12 2? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IP12 2, use the average prices map for a rough value: zoom from IP12 2's shading down to the sold homes on your own street. The figures above are every recorded IP12 2 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working IP12 2: the featured spot on this report is free for founding agents, one per district. Claim IP12 2.
Keep digging
Behind the answers sits the same Land Registry record as this page, with IP12 2 already set as the subject. Free, one click sign in.
See every individual IP12 2 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.