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South West Ipswich market report IP2 9, Ipswich
The IP2 9 (South West Ipswich) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 5,131 completed sales registered with HM Land Registry in IP2 9 (Ipswich) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical IP2 9 (Ipswich) home changed hands for £266,200 in 2026 (median of 54 registered sales, up 14% on five years earlier), with the mean at £283,800, and by floor area homes here have averaged about £3,010 per square metre over the last five years. Source: 5,131 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
IP2 9 is a postcode sector: one group of streets inside IP2 (Ipswich). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where IP2 9 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 9 sells for
The 2026 median for IP2 9 is £266,200, taken from 54 registered sales. The mean, which is what most sites call the "average house price", is £283,800, modestly above it, the usual shape of a market with an expensive tail.
Price per square metre in IP2 9
The last five years of sales put IP2 9 at roughly £3,010 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.
The national median for England and Wales is £285,000, which puts IP2 9 7% below the country at large.
IP2 9's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £266,200 | £266,200 | 54 |
| 2025 | £245,000 | £250,859 | 132 |
| 2024 | £245,000 | £260,485 | 145 |
| 2023 | £265,000 | £291,170 | 127 |
| 2022 | £240,000 | £281,427 | 168 |
| 2021 | £232,500 | £294,375 | 192 |
| 2020 | £210,000 | £272,479 | 121 |
| 2019 | £210,800 | £276,308 | 138 |
| 2018 | £212,000 | £282,600 | 155 |
| 2017 | £187,500 | £255,731 | 148 |
| 2016 | £180,000 | £251,822 | 155 |
| 2015 | £164,000 | £231,732 | 151 |
| 2014 | £162,000 | £229,825 | 166 |
| 2013 | £149,500 | £215,116 | 134 |
| 2012 | £132,500 | £195,023 | 106 |
| 2011 | £139,500 | £210,591 | 100 |
| 2010 | £145,000 | £227,397 | 127 |
| 2009 | £130,000 | £208,976 | 113 |
| 2008 | £141,600 | £232,112 | 108 |
| 2007 | £150,000 | £254,442 | 218 |
| 2006 | £137,700 | £239,030 | 214 |
| 2005 | £128,000 | £227,788 | 179 |
| 2004 | £125,000 | £227,024 | 178 |
| 2003 | £118,500 | £218,306 | 296 |
| 2002 | £89,000 | £167,453 | 228 |
| 2001 | £75,200 | £144,568 | 188 |
| 2000 | £65,500 | £128,544 | 174 |
| 1999 | £60,000 | £119,577 | 212 |
| 1998 | £55,000 | £111,021 | 155 |
| 1997 | £53,000 | £108,692 | 218 |
| 1996 | £47,000 | £99,121 | 165 |
| 1995 | £46,600 | £101,301 | 166 |
In cash terms the typical IP2 9 home went from £46,600 in 1995 to £266,200 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 163%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 10% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IP2 9 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 (+33.1% on the year before); the weakest, 2009 (−8.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +8.7% | +6.1% |
| 5 years (since 2021) | +2.7% | −2.0% |
| 10 years (since 2016) | +4.0% | +0.6% |
| 20 years (since 2006) | +3.4% | +0.5% |
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.
Transaction volumes
Sales per year, counted
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 register shows 54 IP2 9 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 209 sales a year before the financial crisis and 125 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 IP2 9
IP2 9 falls under Ipswich, where the ONS puts the average private rent at £989 a month (May 2026 figures). 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 £266,200 median sold price makes a gross yield of 4.5%. 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.
The shape of the IP2 9 market
This is a thin market: 54 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. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the IP2 district median, IP2 9 sits 12% higher, marking it as a dearer pocket of the district.
What people ask about IP2 9 (South West Ipswich)
How much did a house sell for in IP2 9 (South West Ipswich)?
Are property prices falling in IP2 9 (South West Ipswich)?
Is IP2 9 (South West Ipswich) a good place to buy a house?
Where do IP2 9 prices go next?
That question has no honest answer, only evidence. The evidence: the median is up 14% over five years in cash but down 10% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
On the market in IP2 today
This is what you could actually buy today: 78 homes currently on the market from 7 agents publishing to HomesIndex.
These cover the whole IP2 district, not just IP2 9: live asking prices are collected per district.
38% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- 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 →
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.
Bedroom by bedroom: IP prices by size
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 | — | £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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the IP area is the point: the same five years treated these districts very differently.
IP area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's 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 8 | £187,600 | 39 |
Zoom out to the full IP2 district report for the type split, monthly volumes and how IP2 compares with its neighbours.
Selling in IP2 9? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IP2 9, use the average prices map for a rough value: zoom from IP2 9's shading down to the sold homes on your own street. The figures above are every recorded IP2 9 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim IP2 9.
Keep digging
Behind the answers sits the same Land Registry record as this page, with IP2 9 already set as the subject. Free, one click sign in.
Two maps carry on from here: every IP2 9 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.