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South West Ipswich market report IP2 8, Ipswich
The standing IP2 8 (South West Ipswich) property market report, rebuilt from the full public record every month. Everything below comes from 4,152 sales recorded by HM Land Registry in IP2 8 (Ipswich) 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 2026 median for IP2 8 (Ipswich) is £187,600, from 39 registered sales, down 5% on five years earlier; the mean is £196,600, and by floor area homes here have averaged about £2,510 per square metre over the last five years. Behind the figures sit 4,152 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
IP2 8 is one sector of IP2 (Ipswich): 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 IP2 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.
What a home in IP2 8 sells for
Take the 39 registered 2026 sales in IP2 8 and the middle price, the median, is £187,600. The mean lands at £196,600, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in IP2 8
A square metre of IP2 8 home has cost about £2,510 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Against a national (England and Wales) median of £285,000, IP2 8 runs 34% below it.
IP2 8'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 | £187,600 | £187,600 | 39 |
| 2025 | £184,500 | £188,912 | 86 |
| 2024 | £185,000 | £196,693 | 91 |
| 2023 | £214,500 | £235,683 | 92 |
| 2022 | £238,000 | £279,082 | 149 |
| 2021 | £198,500 | £251,327 | 162 |
| 2020 | £153,500 | £199,169 | 88 |
| 2019 | £141,000 | £184,817 | 100 |
| 2018 | £155,000 | £206,618 | 117 |
| 2017 | £155,000 | £211,404 | 111 |
| 2016 | £136,800 | £191,385 | 108 |
| 2015 | £123,000 | £173,799 | 133 |
| 2014 | £123,000 | £174,497 | 96 |
| 2013 | £110,000 | £158,279 | 107 |
| 2012 | £114,500 | £168,530 | 88 |
| 2011 | £112,000 | £169,077 | 76 |
| 2010 | £91,500 | £143,496 | 98 |
| 2009 | £104,500 | £167,985 | 105 |
| 2008 | £123,000 | £201,623 | 113 |
| 2007 | £125,000 | £212,035 | 225 |
| 2006 | £109,400 | £189,904 | 196 |
| 2005 | £117,000 | £208,213 | 242 |
| 2004 | £110,000 | £199,781 | 202 |
| 2003 | £87,000 | £160,275 | 180 |
| 2002 | £75,000 | £141,112 | 171 |
| 2001 | £55,500 | £106,696 | 164 |
| 2000 | £48,500 | £95,181 | 156 |
| 1999 | £41,000 | £81,711 | 161 |
| 1998 | £37,200 | £75,091 | 110 |
| 1997 | £34,000 | £69,727 | 141 |
| 1996 | £34,200 | £72,126 | 134 |
| 1995 | £34,200 | £74,346 | 111 |
In cash terms the typical IP2 8 home went from £34,200 in 1995 to £187,600 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 152%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2022, and today's median remains roughly 33% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IP2 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 2002 (+35.1% on the year before); the weakest, 2009 (−15.0%). 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) | +1.7% | −0.7% |
| 5 years (since 2021) | −1.1% | −5.7% |
| 10 years (since 2016) | +3.2% | −0.2% |
| 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.
Transaction volumes
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 39 IP2 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 192 sales a year before the financial crisis and 91 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.
Reading the IP2 8 market
Only 39 sales completed here in the last twelve months of data, which makes IP2 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. Within IP2, this sector trades 21% below the district median: one of its district's cheaper corners.
The rental side of IP2 8
For renting purposes IP2 8 sits in Ipswich. The ONS average private rent there is £989 a month (May 2026). A one-bed averages £739 a month here and a four-or-more-bed £1,465, so size does most of the work in setting the rent.
Average monthly rent by size, Ipswich
ONS Price Index of Private Rents, May 2026.
£989 a month is £11,868 a year, which against the £187,600 median sold price makes a gross yield of 6.3%. 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.
IP2 8 (South West Ipswich): the questions that come up
How much did a house sell for in IP2 8 (South West Ipswich)?
Are property prices falling in IP2 8 (South West Ipswich)?
Is IP2 8 (South West Ipswich) a good place to buy a house?
What happens to IP2 8 prices now?
No honest page predicts prices, so this one sticks to the record: the median is down 5% over five years in cash but down 25% 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.
What you could buy in IP2 now
Turning to what is actually available: 78 homes on the market right now, from 7 agents publishing to HomesIndex.
These cover the whole IP2 district, not just IP2 8: live asking prices are collected per district.
Of everything listed here, 38% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Ranelagh Road, Pooleys Yard, Ipswich, IP2, Ipswich
- Rapier Street, Ipswich, IP2, Ipswich
- Bourne Park Residential Park, Ipswich...
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 IP2 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.
Bedroom by bedroom: IP prices by size
Real sold prices by size across the IP area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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.
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 IP2
A few minutes' walk can separate two very different markets. Here are IP2's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP2 0 | £225,000 | 43 |
| IP2 9 | £266,200 | 54 |
Zoom out to the full IP2 district report for the type split, monthly volumes and how IP2 compares with its neighbours.
Selling a home in IP2 8? 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 IP2 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.
Estate agents working IP2 8: the featured spot on this report is free for founding agents, one per district. Claim IP2 8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with IP2 8 already set as the subject. Free, one click sign in.
The live map plots every individual IP2 8 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.