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Easton market report IP13 9, Woodbridge
The IP13 9 (Easton) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 2,671 registered sales in IP13 9 (Woodbridge) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical IP13 9 (Woodbridge) home changed hands for £302,500 in 2026 (median of 40 registered sales, down 14% on five years earlier), with the mean at £361,000, and by floor area homes here have averaged about £3,560 per square metre over the last five years. Source: 2,671 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
IP13 9 is one sector of IP13 (Woodbridge): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where IP13 9 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.
The going rate for a home in IP13 9
The IP13 9 median stands at £302,500 for 2026, built from 40 registered sales; the mean, the figure usually quoted as the "average house price", is £361,000, a long way above it, which tells you a few very expensive sales are pulling the average up.
House prices per square metre in IP13 9
Measured by floor area, the last five years of IP13 9 sales average about £3,560 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.
Against a national (England and Wales) median of £285,000, IP13 9 runs 6% above it.
The price of a typical IP13 9 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £302,500 | £302,500 | 40 |
| 2025 | £355,000 | £363,489 | 69 |
| 2024 | £315,000 | £334,910 | 75 |
| 2023 | £330,000 | £362,589 | 74 |
| 2022 | £340,000 | £398,689 | 83 |
| 2021 | £350,000 | £443,145 | 146 |
| 2020 | £311,500 | £404,178 | 110 |
| 2019 | £275,000 | £360,459 | 143 |
| 2018 | £290,000 | £386,575 | 135 |
| 2017 | £280,000 | £381,892 | 127 |
| 2016 | £262,000 | £366,541 | 96 |
| 2015 | £262,500 | £370,913 | 70 |
| 2014 | £250,000 | £354,669 | 77 |
| 2013 | £235,000 | £338,142 | 79 |
| 2012 | £241,000 | £354,722 | 70 |
| 2011 | £275,000 | £415,144 | 53 |
| 2010 | £227,500 | £356,779 | 42 |
| 2009 | £222,200 | £357,188 | 54 |
| 2008 | £215,000 | £352,430 | 50 |
| 2007 | £240,000 | £407,107 | 61 |
| 2006 | £220,000 | £381,892 | 98 |
| 2005 | £186,500 | £331,895 | 80 |
| 2004 | £195,000 | £354,158 | 87 |
| 2003 | £175,000 | £322,392 | 91 |
| 2002 | £155,000 | £291,631 | 109 |
| 2001 | £145,000 | £278,755 | 85 |
| 2000 | £98,500 | £193,306 | 71 |
| 1999 | £104,500 | £208,263 | 110 |
| 1998 | £87,000 | £175,616 | 65 |
| 1997 | £64,600 | £132,482 | 82 |
| 1996 | £60,000 | £126,537 | 74 |
| 1995 | £60,000 | £130,431 | 65 |
In cash terms the typical IP13 9 home went from £60,000 in 1995 to £302,500 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 132%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 32% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IP13 9 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 2001 (+47.2% on the year before); the weakest, 2026 (−14.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −14.8% | −16.8% |
| 5 years (since 2021) | −2.9% | −7.4% |
| 10 years (since 2016) | +1.4% | −1.9% |
| 20 years (since 2006) | +1.6% | −1.2% |
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.
Sales activity in IP13 9
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 register shows 40 IP13 9 sales across the most recent twelve months of data. Turnover has held fairly steady across the cycle: about 68 sales a year recently, against 85 a year before 2008. 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.
What kind of market IP13 9 is
Only 40 sales completed here in the last twelve months of data, which makes IP13 9 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. Within IP13, this sector trades 18% below the district median: one of its district's cheaper corners.
What homes rent for around IP13 9
IP13 9 falls under East Suffolk, where the ONS puts the average private rent at £834 a month (May 2026 figures). The spread runs from £597 a month for a typical one-bed to £1,332 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, East Suffolk
ONS Price Index of Private Rents, May 2026.
Set against the £302,500 median sold price, £834 a month is £10,008 a year, a gross yield of 3.3%: 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.
What people ask about IP13 9 (Easton)
Is IP13 9 (Easton) a good place to buy a house?
How much did a house sell for in IP13 9 (Easton)?
Are property prices falling in IP13 9 (Easton)?
Are IP13 9 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is down 14% over five years in cash but down 32% 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.
On the market in IP13 today
The live side of the market holds 78 homes at the moment, listed by 7 agents publishing to HomesIndex.
These cover the whole IP13 district, not just IP13 9: live asking prices are collected per district.
26% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Border Cot Lane, Wickham Market, Woodbridge
- Sevengardens Road, Burgh, Woodbridge, Suffolk
- Shop Road, Clopton, 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 IP13 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.
Moving up a bedroom in IP: the cost
What homes of each size actually sold for across the IP area, 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 | — | £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.
Five-year change in the median, IP area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in IP13
A few minutes' walk can separate two very different markets. Here are IP13's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP13 0 | £335,000 | 24 |
| IP13 6 | £460,000 | 25 |
| IP13 7 | £389,500 | 6 |
| IP13 8 | £413,500 | 12 |
Zoom out to the full IP13 district report for the type split, monthly volumes and how IP13 compares with its neighbours.
Before you sell in IP13 9: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in IP13 9, open the average prices map and zoom from the IP13 9 shading down to the sold homes on your own street. Every recorded IP13 9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim IP13 9.
Take it further
Behind the answers sits the same Land Registry record as this page, with IP13 9 already set as the subject. Free, one click sign in.
See every individual IP13 9 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.