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Cratfield market report IP19, Halesworth
The standing IP19 (Cratfield) property market report, rebuilt from the full public record every month. Underneath every chart here sit 6,376 registered sales in IP19 (Halesworth) 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 recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: the middle 2026 sale in IP19 (Halesworth) came in at £272,500, out of 67 registered, down 4% on five years earlier, and the mean stands at £323,400, and by floor area homes here have averaged about £3,620 per square metre over the last five years. The record behind it is 6,376 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
IP19 is the postcode district covering Cratfield, Ubbeston, Halesworth in Halesworth. 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 IP19 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 buyers actually paid in IP19
Across 67 registered 2026 sales, the typical (median) IP19 home went for £272,500. The mean is £323,400, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
Price per square metre in IP19
Measured by floor area, the last five years of IP19 sales average about £3,620 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.
For scale: the England and Wales median is £285,000, so IP19 trades 4% below the country as a whole.
The price of a typical IP19 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £272,500 | £272,500 | 67 |
| 2025 | £295,000 | £302,054 | 211 |
| 2024 | £325,000 | £345,542 | 170 |
| 2023 | £345,000 | £379,071 | 191 |
| 2022 | £315,000 | £369,373 | 185 |
| 2021 | £285,000 | £360,847 | 287 |
| 2020 | £263,800 | £342,286 | 154 |
| 2019 | £253,500 | £332,278 | 190 |
| 2018 | £235,000 | £313,259 | 204 |
| 2017 | £250,000 | £340,975 | 210 |
| 2016 | £210,000 | £293,792 | 180 |
| 2015 | £230,000 | £324,990 | 191 |
| 2014 | £210,000 | £297,922 | 209 |
| 2013 | £175,000 | £251,808 | 160 |
| 2012 | £165,200 | £243,154 | 182 |
| 2011 | £200,000 | £301,923 | 170 |
| 2010 | £170,000 | £266,604 | 160 |
| 2009 | £157,500 | £253,183 | 160 |
| 2008 | £182,500 | £299,156 | 119 |
| 2007 | £177,000 | £300,241 | 232 |
| 2006 | £168,500 | £292,494 | 258 |
| 2005 | £161,000 | £286,515 | 193 |
| 2004 | £157,900 | £286,777 | 230 |
| 2003 | £150,000 | £276,336 | 258 |
| 2002 | £112,000 | £210,727 | 249 |
| 2001 | £93,500 | £179,749 | 278 |
| 2000 | £82,600 | £162,103 | 238 |
| 1999 | £66,000 | £131,535 | 245 |
| 1998 | £56,800 | £114,655 | 220 |
| 1997 | £56,500 | £115,870 | 248 |
| 1996 | £48,500 | £102,284 | 171 |
| 1995 | £53,900 | £117,170 | 156 |
In cash terms the typical IP19 home went from £53,900 in 1995 to £272,500 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 133%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2023, and today's median remains roughly 28% under it: a 2023 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IP19 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 (+33.9% on the year before); the weakest, 2012 (−17.4%). 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, 46% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £390,000 against £135,000 for a flat, 2.9 times the price.
Median by property type, IP19
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 | £380,000 | 31 | 2,923 |
| Semi-detached | £257,500 | 28 | 1,781 |
| Terraced | £208,000 | 7 | 1,360 |
| Flats | £135,000 (2025) | – | 304 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −7.6% | −9.8% |
| 5 years (since 2021) | −0.9% | −5.5% |
| 6 years (since 2020) | +0.5% | −3.7% |
| 10 years (since 2016) | +2.6% | −0.7% |
| 20 years (since 2006) | +2.4% | −0.4% |
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.
How many homes change hands in IP19
The year-by-year sales count
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 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.
IP19 recorded 146 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 242 sales a year before the financial crisis and 165 a year over the last five. 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 kind of market IP19 is
This is a thin market: 146 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.
What tenants pay around IP19
The local authority for IP19 is East Suffolk, and its ONS average private rent currently stands at £834 a month (May 2026 figures). 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.
Against the £272,500 median purchase price, a rent of £834 a month (£10,008 a year) works out at a 3.7% 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.
Asked and answered: IP19 (Cratfield)
How much did a house sell for in IP19 (Cratfield)?
Are property prices falling in IP19 (Cratfield)?
Is IP19 (Cratfield) a good place to buy a house?
Are IP19 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is down 4% over five years in cash but down 24% 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.
IP19's current homes for sale
Everything above is what homes in IP19 sold for. The live side of the market holds 73 homes at the moment, listed by 4 agents publishing to HomesIndex, at a typical asking price 19% above the IP19 median sold price.
Set against 146 registered sales in the last twelve months, the 73 homes on the market here are roughly 6 months of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
Of everything listed here, 15% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
"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 →
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.
IP19: the homes on offer and the homes that go
Semi-detached homes are 29% of what sold in IP19 over 2024 and 2025 but only 18% of what is listed now: they sell, and there are few to choose from, so a good one is unlikely to hang about.
| Type | Share of homes for sale now | Share of sales, 2024 and 2025 |
|---|---|---|
| Detached | 60% | 51% |
| Semi-detached | 18% | 29% |
| Terraced | 22% | 17% |
| Flats | 0% | 4% |
Listings are the homes agents publish to HomesIndex today; sales are HM Land Registry registrations. A listing whose type does not say detached, semi-detached, terraced or flat (a plain "house", a bungalow, a park home) is left out of the listing shares.
The IP19 sales calendar
September is when IP19 changes hands most (11.0% of the 1,044 sales dated 2021 to 2025); January is the quiet end at 6.6%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 69 | 6.6% |
| February | 77 | 7.4% |
| March | 112 | 10.7% |
| April | 89 | 8.5% |
| May | 80 | 7.7% |
| June | 88 | 8.4% |
| July | 70 | 6.7% |
| August | 89 | 8.5% |
| September | 115 | 11.0% |
| October | 88 | 8.4% |
| November | 74 | 7.1% |
| December | 93 | 8.9% |
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. 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 | £270,000 | £303,250 (+12%) | £355,000 (+17%) | £442,550 (+25%) | £540,000 (+22%) |
| Semi-detached | £210,000 | £238,000 (+13%) | £268,500 (+13%) | £320,000 (+19%) | £400,000 (+25%) |
| Terraced | £161,000 | £205,000 (+27%) | £230,000 (+12%) | £280,000 (+22%) | £330,000 (+18%) |
| Flat | £125,000 | £157,000 (+26%) | £211,000 (+34%) | £290,000 (+37%) | £402,500 (+39%) |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
IP19 ranks 30 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 IP19, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
How IP19 compares nearby
Same city, different markets. The neighbouring districts of the IP area, dearest first:
| District | Median | 5-year |
|---|---|---|
| IP15 | £546,500 | +26% |
| IP10 | £480,000 | +7% |
| IP29 | £412,500 | +11% |
| IP18 | £375,000 | -25% |
| IP13 | £366,000 | -4% |
| IP31 | £350,000 | +3% |
| IP5 | £347,500 | +14% |
| IP12 | £340,000 | -4% |
| IP30 | £340,000 | -3% |
| IP17 | £325,000 | +0% |
| IP7 | £320,000 | -6% |
| IP8 | £320,000 | +7% |
| IP9 | £320,000 | -2% |
| IP23 | £320,000 | -3% |
| IP21 | £308,200 | -4% |
| IP22 | £294,000 | -2% |
| IP20 | £285,000 | +2% |
| IP14 | £280,000 | +2% |
| IP32 | £280,000 | -8% |
| IP33 | £280,000 | -3% |
| IP28 | £278,800 | +5% |
| IP6 | £275,000 | -4% |
| IP19 (this report) | £272,500 | -4% |
| IP11 | £271,200 | +2% |
Before you sell in IP19: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IP19, use the average prices map for a rough value: zoom from IP19's shading down to the sold homes on your own street. The figures above are every recorded IP19 sale; agents price with this same Land Registry record, and now you have it too.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to IP19. Free after a one click sign in.
See every individual IP19 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.
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.