Local market reports › IP area › IP2
South West Ipswich market report IP2, Ipswich
The standing IP2 (South West Ipswich) property market report, rebuilt from the full public record every month. The raw material for this page is 13,029 HM Land Registry entries for IP2 (Ipswich), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for IP2 (Ipswich) is £238,000, from 136 registered sales, up 13% on five years earlier; the mean is £246,200, and by floor area homes here have averaged about £2,800 per square metre over the last five years. Behind the figures sit 13,029 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
The postcode district IP2 covering South West Ipswich, Belstead, Wherstead sits in Ipswich. 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 IP2 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 IP2
The IP2 median stands at £238,000 for 2026, built from 136 registered sales; the mean, the figure usually quoted as the "average house price", is £246,200, almost on top of it, so sales bunch tightly around the typical price.
IP2 prices by floor area
A square metre of IP2 home has cost about £2,800 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.
The national median for England and Wales is £285,000, which puts IP2 16% below the country at large.
IP2's median sold price, 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 | £238,000 | £238,000 | 136 |
| 2025 | £222,500 | £227,821 | 315 |
| 2024 | £220,000 | £233,905 | 330 |
| 2023 | £240,000 | £263,701 | 293 |
| 2022 | £235,000 | £275,564 | 425 |
| 2021 | £210,000 | £265,887 | 498 |
| 2020 | £193,600 | £251,200 | 306 |
| 2019 | £182,500 | £239,214 | 347 |
| 2018 | £185,000 | £246,608 | 382 |
| 2017 | £173,000 | £235,955 | 409 |
| 2016 | £165,000 | £230,837 | 389 |
| 2015 | £141,000 | £199,233 | 449 |
| 2014 | £141,500 | £200,742 | 399 |
| 2013 | £128,000 | £184,179 | 347 |
| 2012 | £120,000 | £176,625 | 282 |
| 2011 | £121,000 | £182,663 | 254 |
| 2010 | £120,000 | £188,191 | 356 |
| 2009 | £106,000 | £170,396 | 446 |
| 2008 | £125,000 | £204,901 | 340 |
| 2007 | £137,000 | £232,390 | 598 |
| 2006 | £125,000 | £216,984 | 574 |
| 2005 | £120,000 | £213,552 | 559 |
| 2004 | £118,500 | £215,219 | 509 |
| 2003 | £102,500 | £188,830 | 605 |
| 2002 | £80,000 | £150,519 | 537 |
| 2001 | £67,500 | £129,765 | 462 |
| 2000 | £59,500 | £116,769 | 423 |
| 1999 | £52,100 | £103,833 | 512 |
| 1998 | £47,000 | £94,873 | 358 |
| 1997 | £44,000 | £90,235 | 452 |
| 1996 | £42,000 | £88,576 | 386 |
| 1995 | £42,800 | £93,041 | 351 |
In cash terms the typical IP2 home went from £42,800 in 1995 to £238,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 156%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 14% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IP2 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 (+28.1% on the year before); the weakest, 2009 (−15.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What IP2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +7.0% | +4.5% |
| 5 years (since 2021) | +2.5% | −2.2% |
| 10 years (since 2016) | +3.7% | +0.3% |
| 20 years (since 2006) | +3.3% | +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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 35% of the typed total. A detached home currently trades at £380,000 against £113,000 for a flat, 3.4 times the price.
Median by property type, IP2
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 | 27 | 1,991 |
| Semi-detached | £250,000 | 45 | 4,353 |
| Terraced | £210,000 | 43 | 4,552 |
| Flats | £113,000 | 21 | 2,133 |
How many homes change hands in IP2
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 266 IP2 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 533 sales a year before the financial crisis and 300 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.
Rents around IP2
The local authority for IP2 is Ipswich, and its ONS average private rent currently stands at £989 a month (May 2026 figures). Size sets most of the rent: one-beds average £739 a month here against £1,465 for four or more bedrooms.
Average monthly rent by size, Ipswich
ONS Price Index of Private Rents, May 2026.
Against the £238,000 median purchase price, a rent of £989 a month (£11,868 a year) works out at a 5.0% 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.
How IP2 trades
In its area's price order IP2 comes 30 of 33, towards the cheaper end of the table.
Asked and answered: IP2 (South West Ipswich)
How much did a house sell for in IP2 (South West Ipswich)?
Are property prices falling in IP2 (South West Ipswich)?
Is IP2 (South West Ipswich) a good place to buy a house?
Real searches this page gets asked
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 Ipswich is £989 a month on average, which is a 5.0% 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.
Are IP2 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 13% 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.
What is for sale in IP2 right now
Everything above is what homes in IP2 sold for. The live side of the market holds 78 homes at the moment, listed by 7 agents publishing to HomesIndex, at a typical asking price 37% below the IP2 median sold price.
Of everything listed here, 38% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Ranelagh Road, Pooleys Yard, Ipswich, IP2, Ipswich
- Rapier Street, Ipswich, IP2, Ipswich
- Bourne Park Residential Park, Ipswich...
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every IP2 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs 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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
IP2 ranks 2 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 biggest risers and fallers in cash terms; every row links to that district's report.
Inside IP2, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP2 0 | £225,000 | 43 |
| IP2 8 | £187,600 | 39 |
| IP2 9 | £266,200 | 54 |
How IP2 compares nearby
Same city, different markets. The dearest districts of the IP area, and IP2 itself, which ranks 30 of 33 by median price:
| 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 | £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% |
| IP2 (this report) | £238,000 | +13% |
Selling in IP2? 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, use the average prices map for a rough value: zoom from IP2's shading down to the sold homes on your own street. The figures above are every recorded IP2 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working IP2: the featured spot on this report is free for founding agents, one per district. Claim IP2.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IP2. Free, with a one click sign in.
See every individual IP2 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.