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Harleston market report IP21, Diss
The IP21 (Harleston) 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: 5,913 completed sales registered with HM Land Registry in IP21 (Diss) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
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: a typical IP21 (Diss) home changed hands for £308,200 in 2026 (median of 72 registered sales, down 4% on five years earlier), with the mean at £359,100, and by floor area homes here have averaged about £3,370 per square metre over the last five years. Source: 5,913 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
IP21 is a postcode district covering Harleston, Fressingfield in Diss. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where IP21 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.
IP21 sold prices: where the market stands
Take the 72 registered 2026 sales in IP21 and the middle price, the median, is £308,200. The mean lands at £359,100, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in IP21
The last five years of sales put IP21 at roughly £3,370 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 IP21 8% above the country at large.
IP21'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 | £308,200 | £308,200 | 72 |
| 2025 | £375,000 | £383,967 | 144 |
| 2024 | £325,000 | £345,542 | 157 |
| 2023 | £360,000 | £395,552 | 139 |
| 2022 | £335,000 | £392,826 | 161 |
| 2021 | £321,000 | £406,427 | 233 |
| 2020 | £300,000 | £389,256 | 167 |
| 2019 | £290,000 | £380,121 | 165 |
| 2018 | £282,600 | £376,711 | 170 |
| 2017 | £265,000 | £361,433 | 169 |
| 2016 | £265,000 | £370,738 | 181 |
| 2015 | £227,000 | £320,751 | 193 |
| 2014 | £200,000 | £283,735 | 216 |
| 2013 | £205,000 | £294,975 | 174 |
| 2012 | £187,000 | £275,241 | 143 |
| 2011 | £191,000 | £288,337 | 126 |
| 2010 | £200,000 | £313,651 | 138 |
| 2009 | £175,000 | £281,314 | 164 |
| 2008 | £212,500 | £348,332 | 127 |
| 2007 | £197,500 | £335,015 | 225 |
| 2006 | £195,000 | £338,495 | 247 |
| 2005 | £187,200 | £333,141 | 218 |
| 2004 | £184,500 | £335,088 | 210 |
| 2003 | £164,500 | £303,049 | 204 |
| 2002 | £140,400 | £264,161 | 239 |
| 2001 | £113,000 | £217,237 | 254 |
| 2000 | £86,000 | £168,775 | 241 |
| 1999 | £70,000 | £139,506 | 275 |
| 1998 | £70,000 | £141,300 | 224 |
| 1997 | £60,000 | £123,048 | 216 |
| 1996 | £60,000 | £126,537 | 174 |
| 1995 | £66,500 | £144,561 | 147 |
In cash terms the typical IP21 home went from £66,500 in 1995 to £308,200 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 113%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2021, and today's median remains roughly 24% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IP21 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 2001 (+31.4% on the year before); the weakest, 2026 (−17.8%). 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 year (since 2025) | −17.8% | −19.7% |
| 5 years (since 2021) | −0.8% | −5.4% |
| 6 years (since 2020) | +0.5% | −3.8% |
| 10 years (since 2016) | +1.5% | −1.8% |
| 20 years (since 2006) | +2.3% | −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 detached houses dominate the record here, 56% of the typed total. In 2022, the last year both were recorded here, a detached home traded at £417,500 against £125,000 for a flat, 3.3 times the price.
Median by property type, IP21
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 | £408,000 | 48 | 3,326 |
| Semi-detached | £271,500 | 16 | 1,696 |
| Terraced | £225,000 | 7 | 674 |
| Flats | £125,000 (2022) | – | 192 |
How many homes change hands in IP21
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.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
Over the last twelve months of data, 131 sales completed in IP21. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 230 sales a year before the financial crisis and 135 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.
What tenants pay around IP21
IP21 falls under Mid Suffolk, where the ONS puts the average private rent at £994 a month (May 2026 figures). A one-bed averages £712 a month here and a four-or-more-bed £1,570, so size does most of the work in setting the rent.
Average monthly rent by size, Mid Suffolk
ONS Price Index of Private Rents, May 2026.
£994 a month is £11,928 a year, which against the £308,200 median sold price makes a gross yield of 3.9%. 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 IP21 market
Only 131 sales completed here in the last twelve months of data, which makes IP21 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. This is detached-house territory: 62% of last year's sales were detached, which props the overall median well above the flat and terrace market underneath it.
IP21 (Harleston): the questions that come up
How much did a house sell for in IP21 (Harleston)?
Are property prices falling in IP21 (Harleston)?
Is IP21 (Harleston) a good place to buy a house?
Where do IP21 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is down 4% over five years in cash but down 24% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in IP21 now
Everything above is what homes in IP21 sold for. Turning to what is actually available: 64 homes on the market right now, from 3 agents publishing to HomesIndex, at a typical asking price 14% above the IP21 median sold price.
IP21 registered 131 sales in the last twelve months; the 64 homes listed now would take about 6 months to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger.
11% 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.
- St. Leonards Close, Scole, Diss
- Laxfield Road, Fressingfield, Eye
- Grove End, Stradbroke, Eye, 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 IP21 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.
Month by month: when IP21 sells
September is when IP21 changes hands most (11.5% of the 834 sales dated 2021 to 2025); May is the quiet end at 6.8%. 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 | 58 | 7.0% |
| February | 60 | 7.2% |
| March | 80 | 9.6% |
| April | 59 | 7.1% |
| May | 57 | 6.8% |
| June | 85 | 10.2% |
| July | 58 | 7.0% |
| August | 75 | 9.0% |
| September | 96 | 11.5% |
| October | 60 | 7.2% |
| November | 70 | 8.4% |
| December | 76 | 9.1% |
Moving up a bedroom in IP: the cost
Real sold prices by size across the IP area, straight 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 | £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%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
IP21 ranks 28 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside IP21, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
How IP21 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 (this report) | £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 | £272,500 | -4% |
| IP11 | £271,200 | +2% |
Before you sell in IP21: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at IP21'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.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IP21. Free, with a one click sign in.
The live map plots every individual IP21 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.