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Cratfield market report IP19 8, Halesworth
The IP19 8 (Cratfield) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 4,210 sales recorded by HM Land Registry in IP19 8 (Halesworth) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in IP19 8 (Halesworth) came in at £235,000, out of 31 registered, down 13% on five years earlier, and the mean stands at £262,600, and by floor area homes here have averaged about £3,530 per square metre over the last five years. The record behind it is 4,210 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
IP19 8 is one sector of IP19 (Halesworth): 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 IP19 8 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.
IP19 8 sold prices: where the market stands
The IP19 8 median stands at £235,000 for 2026, built from 31 registered sales; the mean, the figure usually quoted as the "average house price", is £262,600, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in IP19 8
The last five years of sales put IP19 8 at roughly £3,530 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 IP19 8 trades 18% below the country as a whole.
A typical IP19 8 home, priced year by year (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 | £235,000 | £235,000 | 31 |
| 2025 | £283,800 | £290,587 | 150 |
| 2024 | £300,000 | £318,962 | 112 |
| 2023 | £320,000 | £351,602 | 124 |
| 2022 | £290,000 | £340,058 | 138 |
| 2021 | £270,000 | £341,855 | 186 |
| 2020 | £237,000 | £307,512 | 105 |
| 2019 | £226,200 | £296,494 | 124 |
| 2018 | £210,000 | £279,934 | 131 |
| 2017 | £210,000 | £286,419 | 118 |
| 2016 | £188,200 | £263,294 | 132 |
| 2015 | £190,000 | £268,470 | 119 |
| 2014 | £180,000 | £255,361 | 134 |
| 2013 | £158,000 | £227,346 | 111 |
| 2012 | £155,000 | £228,141 | 129 |
| 2011 | £175,000 | £264,183 | 105 |
| 2010 | £154,500 | £242,296 | 102 |
| 2009 | £145,000 | £233,089 | 108 |
| 2008 | £165,000 | £270,470 | 67 |
| 2007 | £163,000 | £276,493 | 147 |
| 2006 | £157,000 | £272,532 | 170 |
| 2005 | £145,000 | £258,042 | 135 |
| 2004 | £130,000 | £236,105 | 146 |
| 2003 | £132,500 | £244,097 | 169 |
| 2002 | £93,500 | £175,919 | 166 |
| 2001 | £84,500 | £162,447 | 192 |
| 2000 | £75,000 | £147,188 | 170 |
| 1999 | £59,000 | £117,584 | 163 |
| 1998 | £52,800 | £106,581 | 148 |
| 1997 | £50,800 | £104,181 | 154 |
| 1996 | £44,200 | £93,216 | 118 |
| 1995 | £47,000 | £102,171 | 106 |
In cash terms the typical IP19 8 home went from £47,000 in 1995 to £235,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 130%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2023, and today's median remains roughly 33% under it: a 2023 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IP19 8 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 2003 (+41.7% on the year before); the weakest, 2026 (−17.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −17.2% | −19.1% |
| 5 years (since 2021) | −2.7% | −7.2% |
| 10 years (since 2016) | +2.2% | −1.1% |
| 20 years (since 2006) | +2.0% | −0.7% |
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.
How many homes change hands in IP19 8
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 31 IP19 8 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 162 sales a year before the financial crisis and 111 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
How IP19 8 trades
Only 31 sales completed here in the last twelve months of data, which makes IP19 8 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. Against the IP19 district median, IP19 8 sits 10% lower, marking it as a cheaper pocket of the district.
Rents around IP19 8
For renting purposes IP19 8 sits in East Suffolk. The ONS average private rent there is £834 a month (May 2026). 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 £235,000 median purchase price, a rent of £834 a month (£10,008 a year) works out at a 4.3% 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.
Common questions on IP19 8 (Cratfield)
Are property prices falling in IP19 8 (Cratfield)?
Is IP19 8 (Cratfield) a good place to buy a house?
How much did a house sell for in IP19 8 (Cratfield)?
What happens to IP19 8 prices now?
The record answers a different question than "what happens next": the median is down 13% over five years in cash but down 31% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in IP19 now
The live side of the market holds 91 homes at the moment, listed by 7 agents publishing to HomesIndex.
These cover the whole IP19 district, not just IP19 8: live asking prices are collected per district.
30% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Gainsborough Drive, Halesworth
- Hawthorns The Street, Cratfield, Halesworth, Halesworth
- London Road, HALESWORTH, 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 IP19 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.
The price of an extra bedroom in IP
What homes of each size actually sold for across the IP area, 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%) | — | — |
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
The spread across the IP area is the point: the same five years treated these districts very differently.
Winners and losers across the IP area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in IP19
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of IP19, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP19 0 | £402,800 | 12 |
| IP19 9 | £336,000 | 9 |
Zoom out to the full IP19 district report for the type split, monthly volumes and how IP19 compares with its neighbours.
Selling in IP19 8? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at IP19 8'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim IP19 8.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IP19 8. Free, with a one click sign in.
Two maps carry on from here: every IP19 8 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.