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Thorndon market report IP23, Eye
The IP23 (Thorndon) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 4,210 sales recorded by HM Land Registry in IP23 (Eye) 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 July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in IP23 (Eye) came in at £307,500, out of 39 registered, down 7% on five years earlier, and the mean stands at £330,000, and by floor area homes here have averaged about £3,270 per square metre over the last five years. The record behind it is 4,210 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
IP23 is a postcode district covering Eye, Thorndon, Thwaite in Eye. 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 IP23 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 IP23
The 2026 median for IP23 is £307,500, taken from 39 registered sales. The mean, which is what most sites call the "average house price", is £330,000, a little above it, the familiar pattern where pricier homes stretch the average.
IP23 prices by floor area
By floor space, homes in IP23 have sold for about £3,270 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
England and Wales as a whole trade at a £285,000 median, leaving IP23 8% above the national figure.
A typical IP23 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £307,500 | £307,500 | 39 |
| 2025 | £370,000 | £378,848 | 129 |
| 2024 | £360,000 | £382,754 | 135 |
| 2023 | £345,000 | £379,071 | 99 |
| 2022 | £392,500 | £460,251 | 106 |
| 2021 | £330,000 | £417,823 | 213 |
| 2020 | £311,200 | £403,788 | 130 |
| 2019 | £310,800 | £407,384 | 110 |
| 2018 | £300,000 | £399,906 | 105 |
| 2017 | £308,500 | £420,763 | 116 |
| 2016 | £250,000 | £349,752 | 120 |
| 2015 | £250,000 | £353,250 | 143 |
| 2014 | £240,000 | £340,482 | 132 |
| 2013 | £228,800 | £329,220 | 94 |
| 2012 | £220,000 | £323,813 | 100 |
| 2011 | £228,200 | £344,494 | 101 |
| 2010 | £248,000 | £388,928 | 118 |
| 2009 | £218,000 | £350,437 | 105 |
| 2008 | £250,000 | £409,803 | 85 |
| 2007 | £229,000 | £388,448 | 180 |
| 2006 | £195,000 | £338,495 | 179 |
| 2005 | £190,000 | £338,123 | 110 |
| 2004 | £175,500 | £318,742 | 166 |
| 2003 | £185,000 | £340,815 | 149 |
| 2002 | £124,500 | £234,246 | 190 |
| 2001 | £105,000 | £201,857 | 179 |
| 2000 | £114,300 | £224,314 | 158 |
| 1999 | £75,000 | £149,471 | 165 |
| 1998 | £76,000 | £153,411 | 147 |
| 1997 | £75,000 | £153,810 | 170 |
| 1996 | £57,000 | £120,210 | 141 |
| 1995 | £58,800 | £127,822 | 96 |
In cash terms the typical IP23 home went from £58,800 in 1995 to £307,500 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 141%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 33% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IP23 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 2000 (+52.4% on the year before); the weakest, 2026 (−16.9%). 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) | −16.9% | −18.8% |
| 5 years (since 2021) | −1.4% | −5.9% |
| 10 years (since 2016) | +2.1% | −1.3% |
| 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, 58% of the typed total. In 2006, the last year both were recorded here, a detached home traded at £266,000 against £125,000 for a flat, 2.1 times the price.
Median by property type, IP23
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 | £389,000 | 17 | 2,402 |
| Semi-detached | £255,000 | 15 | 975 |
| Terraced | £256,800 | 6 | 758 |
| Flats | £125,000 (2006) | – | 18 |
Sales activity in IP23
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 last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 93 IP23 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 164 sales a year before the financial crisis and 102 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 tenants pay around IP23
The local authority for IP23 is Mid Suffolk, and its ONS average private rent currently stands 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.
Against the £307,500 median purchase price, a rent of £994 a month (£11,928 a year) works out at a 3.9% 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.
Reading the IP23 market
This is a thin market: 93 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. 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.
What people search before landing on IP23 (Thorndon)
These are the recorded searches for the wider IP report family, answered with this page's own figures.
For searches like ipswich rental market
: the ONS puts the average private rent in Mid Suffolk at £994 a month, a gross yield of about 3.9% against the £307,500 median. The full rent section below breaks it down by size.
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.
Common questions on IP23 (Thorndon)
Is IP23 (Thorndon) a good place to buy a house?
How much did a house sell for in IP23 (Thorndon)?
Are property prices falling in IP23 (Thorndon)?
Will IP23 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is down 7% over five years in cash but down 26% 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 IP23 right now
Everything above is what homes in IP23 sold for. This is what you could actually buy today: 52 homes currently on the market from 6 agents publishing to HomesIndex, at a typical asking price 14% above the IP23 median sold price.
Of everything listed here, 26% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Finningham Road, Gislingham, Eye, Suf...
- Cherry Tree Close, Yaxley, Eye
- Ambermere The Street, Thorndon, Eye, Eye
"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 IP23 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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
IP23 ranks 29 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 IP23, 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 |
|---|---|---|
| IP23 7 | £260,000 | 19 |
| IP23 8 | £320,000 | 20 |
How IP23 compares nearby
Same city, different markets. The neighbouring districts of the IP area, dearest first:
| 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 (this report) | £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% |
| IP6 | £268,800 | -6% |
Thinking of selling in IP23? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at IP23'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 IP23: the featured spot on this report is free for founding agents, one per district. Claim IP23.
Take it further
Behind the answers sits the same Land Registry record as this page, with IP23 already set as the subject. Free, one click sign in.
The live map plots every individual IP23 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.
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.