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Yoxford market report IP17, Saxmundham
The IP17 (Yoxford) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 7,310 HM Land Registry entries for IP17 (Saxmundham), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in IP17 (Saxmundham) sold for £325,000 in 2026, the median of 75 registered sales, up 0% on five years earlier. The mean was £383,000, and by floor area homes here have averaged about £3,580 per square metre over the last five years. The figures cover 7,310 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
The postcode district IP17 covering Saxmundham, Yoxford, Darsham sits in Saxmundham. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where IP17 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 IP17
The 2026 median for IP17 is £325,000, taken from 75 registered sales. The mean, which is what most sites call the "average house price", is £383,000, a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in IP17
Measured by floor area, the last five years of IP17 sales average about £3,580 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, IP17 runs 14% above it.
IP17'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 | £325,000 | £325,000 | 75 |
| 2025 | £340,000 | £348,130 | 202 |
| 2024 | £315,000 | £334,910 | 183 |
| 2023 | £350,000 | £384,565 | 149 |
| 2022 | £361,800 | £424,252 | 222 |
| 2021 | £325,000 | £411,492 | 327 |
| 2020 | £275,000 | £356,818 | 207 |
| 2019 | £280,000 | £367,013 | 175 |
| 2018 | £266,500 | £355,250 | 216 |
| 2017 | £285,000 | £388,711 | 258 |
| 2016 | £263,500 | £368,639 | 280 |
| 2015 | £260,000 | £367,380 | 307 |
| 2014 | £245,000 | £347,575 | 283 |
| 2013 | £227,500 | £327,350 | 197 |
| 2012 | £225,000 | £331,172 | 190 |
| 2011 | £218,000 | £329,096 | 162 |
| 2010 | £213,000 | £334,039 | 173 |
| 2009 | £186,000 | £298,997 | 175 |
| 2008 | £210,000 | £344,234 | 141 |
| 2007 | £209,500 | £355,370 | 269 |
| 2006 | £190,000 | £329,816 | 323 |
| 2005 | £185,000 | £329,225 | 233 |
| 2004 | £162,500 | £295,132 | 310 |
| 2003 | £163,500 | £301,207 | 328 |
| 2002 | £130,000 | £244,594 | 397 |
| 2001 | £116,700 | £224,350 | 264 |
| 2000 | £90,000 | £176,625 | 209 |
| 1999 | £76,600 | £152,660 | 214 |
| 1998 | £70,000 | £141,300 | 258 |
| 1997 | £62,800 | £128,790 | 229 |
| 1996 | £63,500 | £133,919 | 191 |
| 1995 | £57,000 | £123,909 | 163 |
In cash terms the typical IP17 home went from £57,000 in 1995 to £325,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 162%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 23% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IP17 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 (+29.7% on the year before); the weakest, 2009 (−11.4%). 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, 52% of the typed total. In 2024, the last year both were recorded here, a detached home traded at £415,200 against £127,500 for a flat, 3.3 times the price.
Median by property type, IP17
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 | £392,500 | 44 | 3,825 |
| Semi-detached | £248,200 | 14 | 1,815 |
| Terraced | £247,500 | 16 | 1,400 |
| Flats | £127,500 (2024) | – | 255 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.4% | −6.6% |
| 5 years (since 2021) | 0.0% | −4.6% |
| 10 years (since 2016) | +2.1% | −1.3% |
| 20 years (since 2006) | +2.7% | −0.1% |
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.
The turnover behind the prices
How many homes change hands
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 last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 159 IP17 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 292 sales a year before the financial crisis and 166 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 homes rent for around IP17
The local authority for IP17 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.
Against the £325,000 median purchase price, a rent of £834 a month (£10,008 a year) works out at a 3.1% 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.
The shape of the IP17 market
Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
Real searches this page gets asked
These are the recorded searches for the wider IP report family, answered with this page's own figures.
For searches like ipswich rental market
: the ONS puts the average private rent in East Suffolk at £834 a month, a gross yield of about 3.1% against the £325,000 median. The full rent section below breaks it down by size.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
What people ask about IP17 (Yoxford)
Is IP17 (Yoxford) a good place to buy a house?
How much did a house sell for in IP17 (Yoxford)?
Are property prices falling in IP17 (Yoxford)?
Are IP17 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is roughly flat over five years in cash but down 21% 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 is for sale in IP17 right now
Everything above is what homes in IP17 sold for. Turning to what is actually available: 29 homes on the market right now, from 6 agents publishing to HomesIndex, at a typical asking price 8% above the IP17 median sold price.
Of everything listed here, 42% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Mount Pleasant, Peasenhall, Saxmundham
- Main Road, Yoxford, Suffolk, IP17
- Main Road, Benhall, Saxmundham, 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 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
Real sold prices by size across the IP area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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
IP17 ranks 17 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
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside IP17, 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 |
|---|---|---|
| IP17 1 | £325,000 | 56 |
| IP17 2 | £290,000 | 9 |
| IP17 3 | £382,500 | 10 |
How IP17 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 | £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 (this report) | £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% |
Selling a home in IP17? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at IP17's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim IP17.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IP17. Free, with a one click sign in.
The live map plots every individual IP17 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on 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.