Local market reports › IP area › IP17 › IP17 1
Yoxford market report IP17 1, Saxmundham
The standing IP17 1 (Yoxford) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,725 registered sales in IP17 1 (Saxmundham) 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 data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical IP17 1 (Saxmundham) home changed hands for £325,000 in 2026 (median of 56 registered sales, up 12% on five years earlier), with the mean at £389,300, and by floor area homes here have averaged about £3,400 per square metre over the last five years. Source: 4,725 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like IP17 1 is a single group of streets within IP17 (Saxmundham), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where IP17 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 IP17 1 homes really sell for
The 2026 median for IP17 1 is £325,000, taken from 56 registered sales. The mean, which is what most sites call the "average house price", is £389,300, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
Price per square metre in IP17 1
The last five years of sales put IP17 1 at roughly £3,400 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.
Against a national (England and Wales) median of £285,000, IP17 1 runs 14% above it.
IP17 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 | £325,000 | £325,000 | 56 |
| 2025 | £320,000 | £327,652 | 124 |
| 2024 | £295,000 | £313,646 | 113 |
| 2023 | £315,000 | £346,108 | 85 |
| 2022 | £312,500 | £366,442 | 140 |
| 2021 | £290,000 | £367,177 | 214 |
| 2020 | £260,000 | £337,355 | 135 |
| 2019 | £260,000 | £340,798 | 114 |
| 2018 | £260,000 | £346,585 | 166 |
| 2017 | £273,000 | £372,345 | 179 |
| 2016 | £250,000 | £349,752 | 187 |
| 2015 | £240,000 | £339,120 | 225 |
| 2014 | £238,000 | £337,645 | 185 |
| 2013 | £207,000 | £297,852 | 113 |
| 2012 | £195,000 | £287,016 | 113 |
| 2011 | £198,000 | £298,904 | 93 |
| 2010 | £195,000 | £305,810 | 109 |
| 2009 | £162,500 | £261,220 | 104 |
| 2008 | £195,000 | £319,646 | 85 |
| 2007 | £178,200 | £302,277 | 158 |
| 2006 | £175,000 | £303,778 | 198 |
| 2005 | £165,500 | £294,523 | 164 |
| 2004 | £148,700 | £270,068 | 214 |
| 2003 | £159,000 | £292,917 | 249 |
| 2002 | £122,000 | £229,542 | 274 |
| 2001 | £111,000 | £213,392 | 202 |
| 2000 | £79,500 | £156,019 | 124 |
| 1999 | £65,000 | £129,542 | 126 |
| 1998 | £59,500 | £120,105 | 154 |
| 1997 | £53,000 | £108,692 | 129 |
| 1996 | £57,000 | £120,210 | 101 |
| 1995 | £52,500 | £114,127 | 92 |
In cash terms the typical IP17 1 home went from £52,500 in 1995 to £325,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 185%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 13% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IP17 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 2001 (+39.6% on the year before); the weakest, 2009 (−16.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What IP17 1 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +1.6% | −0.8% |
| 5 years (since 2021) | +2.3% | −2.4% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 20 years (since 2006) | +3.1% | +0.3% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
IP17 1 recorded 56 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 198 sales a year before the financial crisis and 104 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.
What kind of market IP17 1 is
This is a thin market: 56 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
Rents around IP17 1
For renting purposes IP17 1 sits in East Suffolk. The ONS average private rent there is £834 a month (May 2026). Size sets most of the rent: one-beds average £597 a month here against £1,332 for four or more bedrooms.
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 £325,000 median sold price makes a gross yield of 3.1%. 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.
IP17 1 (Yoxford): the questions that come up
How much did a house sell for in IP17 1 (Yoxford)?
Are property prices falling in IP17 1 (Yoxford)?
Is IP17 1 (Yoxford) a good place to buy a house?
Are IP17 1 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 12% over five years in cash but down 11% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
On the market in IP17 today
The live side of the market holds 29 homes at the moment, listed by 6 agents publishing to HomesIndex.
These cover the whole IP17 district, not just IP17 1: live asking prices are collected per district.
Of everything listed here, 42% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Mount Pleasant, Peasenhall, Saxmundham
- Main Road, Yoxford, Suffolk, IP17
- Main Road, Benhall, Saxmundham, 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 IP17 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
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%) | — | — |
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. 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in IP17
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of IP17, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP17 2 | £290,000 | 9 |
| IP17 3 | £382,500 | 10 |
Zoom out to the full IP17 district report for the type split, monthly volumes and how IP17 compares with its neighbours.
Selling a home in IP17 1? 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 IP17 1, use the average prices map for a rough value: zoom from IP17 1's shading down to the sold homes on your own street. The figures above are every recorded IP17 1 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working IP17 1: the featured spot on this report is free for founding agents, one per district. Claim IP17 1.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IP17 1. Free, with a one click sign in.
Two maps carry on from here: every IP17 1 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.
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.