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Melton market report IP12, Woodbridge
The IP12 (Melton) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 15,456 sales registered with HM Land Registry in IP12 (Woodbridge) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: a typical IP12 (Woodbridge) home changed hands for £340,000 in 2026 (median of 179 registered sales, down 4% on five years earlier), with the mean at £406,100, and by floor area homes here have averaged about £3,930 per square metre over the last five years. Source: 15,456 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
IP12 is the postcode district covering Woodbridge, Melton, Orford in Woodbridge. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where IP12 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.
IP12 sold prices: where the market stands
The IP12 median stands at £340,000 for 2026, built from 179 registered sales; the mean, the figure usually quoted as the "average house price", is £406,100, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
IP12 prices by floor area
A square metre of IP12 home has cost about £3,930 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
The national median for England and Wales is £285,000, which puts IP12 19% above the country at large.
IP12's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £340,000 | £340,000 | 179 |
| 2025 | £350,000 | £358,370 | 450 |
| 2024 | £352,000 | £374,248 | 389 |
| 2023 | £368,200 | £404,562 | 342 |
| 2022 | £360,000 | £422,141 | 391 |
| 2021 | £355,000 | £449,476 | 562 |
| 2020 | £335,000 | £434,669 | 456 |
| 2019 | £304,500 | £399,127 | 421 |
| 2018 | £330,500 | £440,563 | 470 |
| 2017 | £300,000 | £409,170 | 500 |
| 2016 | £278,500 | £389,624 | 520 |
| 2015 | £250,000 | £353,250 | 505 |
| 2014 | £243,000 | £344,738 | 467 |
| 2013 | £246,000 | £353,969 | 425 |
| 2012 | £218,500 | £321,605 | 458 |
| 2011 | £224,200 | £338,456 | 418 |
| 2010 | £241,200 | £378,264 | 420 |
| 2009 | £190,000 | £305,427 | 405 |
| 2008 | £209,200 | £342,923 | 388 |
| 2007 | £195,600 | £331,792 | 605 |
| 2006 | £172,500 | £299,438 | 717 |
| 2005 | £165,500 | £294,523 | 669 |
| 2004 | £167,000 | £303,305 | 643 |
| 2003 | £142,500 | £262,520 | 581 |
| 2002 | £132,500 | £249,298 | 608 |
| 2001 | £105,000 | £201,857 | 545 |
| 2000 | £94,000 | £184,475 | 483 |
| 1999 | £87,000 | £173,386 | 665 |
| 1998 | £72,000 | £145,337 | 497 |
| 1997 | £67,000 | £137,403 | 471 |
| 1996 | £62,500 | £131,810 | 473 |
| 1995 | £59,000 | £128,257 | 333 |
In cash terms the typical IP12 home went from £59,000 in 1995 to £340,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 165%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2021; the current median sits about 24% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the IP12 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 (+26.9% on the year before); the weakest, 2009 (−9.2%). 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 year (since 2025) | −2.9% | −5.1% |
| 5 years (since 2021) | −0.9% | −5.4% |
| 6 years (since 2020) | +0.2% | −4.0% |
| 10 years (since 2016) | +2.0% | −1.4% |
| 20 years (since 2006) | +3.5% | +0.6% |
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, 40% of the typed total. A detached home currently trades at £540,000 against £177,800 for a flat, 3.0 times the price.
Median by property type, IP12
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 | £540,000 | 65 | 6,206 |
| Semi-detached | £315,000 | 54 | 4,253 |
| Terraced | £283,500 | 42 | 3,216 |
| Flats | £177,800 | 18 | 1,781 |
The turnover behind the prices
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 333 IP12 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 606 sales a year before the financial crisis and 350 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 market
Among the 33 measurable districts of its area, IP12 ranks 8 by median price: firmly in the dearer tier.
What homes rent for around IP12
IP12 falls under East Suffolk, where the ONS puts the average private rent 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.
Against the £340,000 median purchase price, a rent of £834 a month (£10,008 a year) works out at a 2.9% 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.
What people ask about IP12 (Melton)
Is IP12 (Melton) a good place to buy a house?
How much did a house sell for in IP12 (Melton)?
Are property prices falling in IP12 (Melton)?
What happens to IP12 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 4% over five years in cash but down 24% 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.
IP12's current homes for sale
Everything above is what homes in IP12 sold for. This is what you could actually buy today: 83 homes currently on the market from 4 agents publishing to HomesIndex, at a typical asking price 18% above the IP12 median sold price.
Set against 333 registered sales in the last twelve months, the 83 homes on the market here are roughly 3 months of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
15% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Tunstall Green, Tunstall, Woodbridge, Suffolk
- Oak Hill, Hollesley, Suffolk
- Mayhew Road, Rendlesham, Woodbridge, Suffolk
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every IP12 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
IP12: the homes on offer and the homes that go
In IP12, flats made up 13% of recent sales yet only 0% of today's listings. Demand outrunning supply for a type is the clearest sign a fairly priced one will go quickly.
| Type | Share of homes for sale now | Share of sales, 2024 and 2025 |
|---|---|---|
| Detached | 51% | 41% |
| Semi-detached | 19% | 25% |
| Terraced | 30% | 21% |
| Flats | 0% | 13% |
The listing shares count homes published to HomesIndex by agents today; the sales shares count HM Land Registry registrations. Listings typed only as "house", "bungalow" or similar, which the register would file under one of the four forms, are excluded from the listing side.
When homes in IP12 change hands
September is when IP12 changes hands most (10.8% of the 2,134 sales dated 2021 to 2025); April is the quiet end at 5.8%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 164 | 7.7% |
| February | 172 | 8.1% |
| March | 222 | 10.4% |
| April | 124 | 5.8% |
| May | 167 | 7.8% |
| June | 217 | 10.2% |
| July | 169 | 7.9% |
| August | 203 | 9.5% |
| September | 230 | 10.8% |
| October | 189 | 8.9% |
| November | 137 | 6.4% |
| December | 140 | 6.6% |
Bedroom by bedroom: IP prices by size
Real sold prices by size across the IP area, straight from the Land Registry record. 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%) |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
IP12 ranks 29 of 33 in the IP area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, IP area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside IP12, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP12 1 | £328,800 | 62 |
| IP12 2 | £312,500 | 37 |
| IP12 3 | £308,000 | 19 |
| IP12 4 | £425,000 | 61 |
How IP12 compares nearby
Same city, different markets. The neighbouring districts of the IP area, dearest first:
| District | Median | 5-year |
|---|---|---|
| IP15 | £546,500 | +26% |
| IP10 | £480,000 | +7% |
| IP29 | £412,500 | +11% |
| IP18 | £375,000 | -25% |
| IP13 | £366,000 | -4% |
| IP31 | £350,000 | +3% |
| IP5 | £347,500 | +14% |
| IP12 (this report) | £340,000 | -4% |
| IP30 | £340,000 | -3% |
| IP17 | £325,000 | +0% |
| IP7 | £320,000 | -6% |
| IP8 | £320,000 | +7% |
| IP9 | £320,000 | -2% |
| IP23 | £320,000 | -3% |
| IP21 | £308,200 | -4% |
| IP22 | £294,000 | -2% |
| IP20 | £285,000 | +2% |
| IP14 | £280,000 | +2% |
| IP32 | £280,000 | -8% |
| IP33 | £280,000 | -3% |
| IP28 | £278,800 | +5% |
| IP6 | £275,000 | -4% |
| IP19 | £272,500 | -4% |
| IP11 | £271,200 | +2% |
Selling a home in IP12? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IP12, use the average prices map for a rough value: zoom from IP12's shading down to the sold homes on your own street. The figures above are every recorded IP12 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 IP12. Free after a one click sign in.
See every individual IP12 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.