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Easton market report IP13, Woodbridge
The standing IP13 (Easton) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 9,511 completed sales registered with HM Land Registry in IP13 (Woodbridge) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for IP13 (Woodbridge) is £370,000, from 107 registered sales, down 3% on five years earlier; the mean is £412,600, and by floor area homes here have averaged about £3,750 per square metre over the last five years. Behind the figures sit 9,511 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
IP13 is the postcode district covering Woodbridge, Easton, Framlingham 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 IP13 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.
IP13 sold prices: where the market stands
In the IP13 property market, the 2026 median sale price is £370,000, from 107 registered sales; the mean, the "average house price" most sites quote, is £412,600, sitting modestly above it, the usual shape of a market with an expensive tail.
IP13 prices by floor area
The last five years of sales put IP13 at roughly £3,750 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
For scale: the England and Wales median is £285,000, so IP13 trades 30% above the country as a whole.
The price of a typical IP13 home, 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 | £370,000 | £370,000 | 107 |
| 2025 | £369,500 | £378,336 | 316 |
| 2024 | £361,200 | £384,030 | 315 |
| 2023 | £370,000 | £406,540 | 258 |
| 2022 | £395,000 | £463,183 | 321 |
| 2021 | £380,000 | £481,129 | 390 |
| 2020 | £335,000 | £434,669 | 327 |
| 2019 | £290,000 | £380,121 | 322 |
| 2018 | £310,000 | £413,236 | 320 |
| 2017 | £309,000 | £421,445 | 333 |
| 2016 | £289,000 | £404,314 | 335 |
| 2015 | £268,000 | £378,684 | 329 |
| 2014 | £250,000 | £354,669 | 309 |
| 2013 | £247,000 | £355,408 | 276 |
| 2012 | £240,000 | £353,250 | 236 |
| 2011 | £257,500 | £388,726 | 192 |
| 2010 | £250,000 | £392,064 | 221 |
| 2009 | £232,000 | £372,942 | 233 |
| 2008 | £237,500 | £389,313 | 158 |
| 2007 | £261,500 | £443,577 | 284 |
| 2006 | £234,000 | £406,194 | 359 |
| 2005 | £212,500 | £378,164 | 298 |
| 2004 | £205,000 | £372,320 | 325 |
| 2003 | £176,000 | £324,235 | 331 |
| 2002 | £154,000 | £289,750 | 363 |
| 2001 | £140,000 | £269,143 | 321 |
| 2000 | £113,500 | £222,744 | 300 |
| 1999 | £94,000 | £187,337 | 385 |
| 1998 | £86,000 | £173,597 | 327 |
| 1997 | £70,000 | £143,556 | 336 |
| 1996 | £68,000 | £143,409 | 333 |
| 1995 | £62,500 | £135,865 | 251 |
In cash terms the typical IP13 home went from £62,500 in 1995 to £370,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 172%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 23% 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 IP13 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 (+23.3% on the year before); the weakest, 2008 (−9.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 56% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £495,000 against £205,000 for a flat, 2.4 times the price.
Median by property type, IP13
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 | £456,400 | 53 | 5,281 |
| Semi-detached | £295,000 | 29 | 2,493 |
| Terraced | £255,000 | 21 | 1,496 |
| Flats | £205,000 (2025) | – | 214 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.1% | −2.2% |
| 5 years (since 2021) | −0.5% | −5.1% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +2.3% | −0.5% |
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.
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.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 236 IP13 sales across the most recent twelve months of data. Turnover has held fairly steady across the cycle: about 263 sales a year recently, against 323 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 tenants pay around IP13
IP13 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.
£834 a month is £10,008 a year, which against the £370,000 median sold price makes a gross yield of 2.7%. 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.
How IP13 trades
Among the 33 measurable districts of its area, IP13 ranks 4 by median price: firmly in the dearer tier.
IP13 (Easton): the questions that come up
Is IP13 (Easton) a good place to buy a house?
How much did a house sell for in IP13 (Easton)?
Are property prices falling in IP13 (Easton)?
Will IP13 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is down 3% over five years in cash but down 23% 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.
IP13's current homes for sale
Everything above is what homes in IP13 sold for. This is what you could actually buy today: 78 homes currently on the market from 7 agents publishing to HomesIndex, at a typical asking price 22% above the IP13 median sold price.
26% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- 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 →
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. 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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
IP13 ranks 24 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.
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.
Inside IP13, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| 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 |
| IP13 9 | £302,500 | 40 |
How IP13 compares nearby
Same city, different markets. The neighbouring districts of the IP area, dearest first:
| District | Median | 5-year |
|---|---|---|
| IP15 | £543,200 | +25% |
| IP10 | £480,000 | +7% |
| IP29 | £418,800 | +13% |
| IP13 (this report) | £370,000 | -3% |
| IP5 | £345,000 | +13% |
| IP31 | £343,500 | +1% |
| IP18 | £335,000 | -33% |
| IP30 | £330,000 | -6% |
| IP12 | £327,500 | -8% |
| IP8 | £325,000 | +8% |
| IP9 | £325,000 | -1% |
| IP17 | £325,000 | +0% |
| IP7 | £320,000 | -6% |
| IP21 | £312,800 | -3% |
| IP23 | £307,500 | -7% |
| IP22 | £294,000 | -2% |
| IP14 | £280,000 | +2% |
| IP20 | £280,000 | +0% |
| IP33 | £280,000 | -3% |
| IP28 | £276,900 | +4% |
| IP32 | £275,000 | -10% |
| IP11 | £271,200 | +2% |
| IP16 | £269,000 | +0% |
| IP6 | £268,800 | -6% |
Thinking of selling in IP13? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in IP13, open the average prices map and zoom from the IP13 shading down to the sold homes on your own street. Every recorded IP13 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.
Go deeper
Behind the answers sits the same Land Registry record as this page, with IP13 already set as the subject. Free, one click sign in.
Two maps carry on from here: every IP13 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.