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Easton Bavents market report IP18, Southwold
The standing IP18 (Easton Bavents) property market report, rebuilt from the full public record every month. Underneath every chart here sit 3,821 registered sales in IP18 (Southwold) 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 July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in IP18 (Southwold) sold for £335,000 in 2026, the median of 31 registered sales, down 33% on five years earlier. The mean was £484,900, and by floor area homes here have averaged about £5,590 per square metre over the last five years. The figures cover 3,821 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 IP18 covering Southwold, Easton Bavents, Reydon sits in Southwold. 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 IP18 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 IP18
Take the 31 registered 2026 sales in IP18 and the middle price, the median, is £335,000. The mean lands at £484,900, a long way above it, which tells you a few very expensive sales are pulling the average up.
IP18 prices by floor area
By floor space, homes in IP18 have sold for about £5,590 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
For scale: the England and Wales median is £285,000, so IP18 trades 18% above the country as a whole.
A typical IP18 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £335,000 | £335,000 | 31 |
| 2025 | £480,000 | £491,478 | 87 |
| 2024 | £500,000 | £531,603 | 79 |
| 2023 | £565,500 | £621,346 | 78 |
| 2022 | £539,100 | £632,156 | 110 |
| 2021 | £501,200 | £634,584 | 136 |
| 2020 | £497,500 | £645,517 | 130 |
| 2019 | £450,000 | £589,842 | 111 |
| 2018 | £376,500 | £501,882 | 111 |
| 2017 | £347,500 | £473,955 | 110 |
| 2016 | £360,000 | £503,644 | 124 |
| 2015 | £350,000 | £494,550 | 123 |
| 2014 | £317,500 | £450,429 | 132 |
| 2013 | £330,500 | £475,557 | 134 |
| 2012 | £297,500 | £437,883 | 106 |
| 2011 | £370,000 | £558,558 | 114 |
| 2010 | £310,000 | £486,160 | 117 |
| 2009 | £275,000 | £442,065 | 129 |
| 2008 | £305,000 | £499,959 | 102 |
| 2007 | £285,000 | £483,439 | 163 |
| 2006 | £277,500 | £481,705 | 149 |
| 2005 | £241,000 | £428,883 | 150 |
| 2004 | £237,500 | £431,346 | 140 |
| 2003 | £216,000 | £397,924 | 104 |
| 2002 | £177,500 | £333,965 | 134 |
| 2001 | £150,000 | £288,367 | 133 |
| 2000 | £140,000 | £274,750 | 111 |
| 1999 | £110,000 | £219,224 | 155 |
| 1998 | £83,500 | £168,551 | 119 |
| 1997 | £80,000 | £164,064 | 153 |
| 1996 | £75,000 | £158,172 | 140 |
| 1995 | £70,800 | £153,908 | 106 |
In cash terms the typical IP18 home went from £70,800 in 1995 to £335,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 118%, a genuine increase in what a home here costs. The real-terms peak came in 2020, and today's median remains roughly 48% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IP18 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 1999 (+31.7% on the year before); the weakest, 2026 (−30.2%). 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, 41% of the typed total. A detached home currently trades at £615,000 against £250,000 for a flat, 2.5 times the price.
Median by property type, IP18
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 | £615,000 | 12 | 1,582 |
| Semi-detached | £335,000 | 7 | 750 |
| Terraced | £242,500 | 7 | 1,195 |
| Flats | £250,000 | 5 | 294 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −30.2% | −31.8% |
| 5 years (since 2021) | −7.7% | −12.0% |
| 10 years (since 2016) | −0.7% | −4.0% |
| 20 years (since 2006) | +0.9% | −1.8% |
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 IP18
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
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.
Over the last twelve months of data, 66 sales completed in IP18. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 136 sales a year before the financial crisis and 77 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 tenants pay around IP18
The local authority for IP18 is East Suffolk, and its ONS average private rent currently stands 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.
Against the £335,000 median purchase price, a rent of £834 a month (£10,008 a year) works out at a 3.0% 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 IP18 market
Only 66 sales completed here in the last twelve months of data, which makes IP18 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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. IP18 sits 7 of 33 in its area's price order, well inside the expensive end.
The questions people bring to IP18 (Easton Bavents)
These are the recorded searches for the wider IP report family, answered with this page's own figures.
ipswich rental market
comes up in the searches for this page. The current ONS figure for East Suffolk is £834 a month on average, which is a 3.0% gross yield at the local median; sizes and caveats are in the rent section below.
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.
Asked and answered: IP18 (Easton Bavents)
Are property prices falling in IP18 (Easton Bavents)?
Is IP18 (Easton Bavents) a good place to buy a house?
How much did a house sell for in IP18 (Easton Bavents)?
Where do IP18 prices go next?
The record answers a different question than "what happens next": the median is down 33% over five years in cash but down 47% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
IP18's current homes for sale
Everything above is what homes in IP18 sold for. The live side of the market holds 70 homes at the moment, listed by 2 agents publishing to HomesIndex, at a typical asking price 31% above the IP18 median sold price.
22% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- Wangford Road, Reydon, Southwold, Suffolk
- Gorse Road, Reydon, Southwold, Suffolk
- Shearwater Way, Reydon, Southwold, 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 IP18 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.
Moving up a bedroom in IP: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the IP area. 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%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
IP18 ranks 33 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.
IP area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside IP18, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP18 6 | £335,000 | 31 |
How IP18 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 (this report) | £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% |
Before you sell in IP18: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in IP18, open the average prices map and zoom from the IP18 shading down to the sold homes on your own street. Every recorded IP18 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim IP18.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to IP18. Free after a one click sign in.
See every individual IP18 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.