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Mildenhall market report IP28 6, Bury St. Edmunds
The standing IP28 6 (Mildenhall) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 2,441 sales registered with HM Land Registry in IP28 6 (Bury St. Edmunds) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in IP28 6 (Bury St. Edmunds) came in at £375,000, out of 23 registered, up 3% on five years earlier, and the mean stands at £447,400, and by floor area homes here have averaged about £3,510 per square metre over the last five years. The record behind it is 2,441 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
IP28 6 is a postcode sector: one group of streets inside IP28 (Bury St. Edmunds). 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 IP28 6 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.
Today's IP28 6 prices, from the sold record
23 sales were registered in IP28 6 in 2026, and the middle one of them, the median, went for £375,000. The mean works out at £447,400, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
House prices per square metre in IP28 6
A square metre of IP28 6 home has cost about £3,510 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, IP28 6 runs 32% above it.
IP28 6's median sold price, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £375,000 | £375,000 | 23 |
| 2025 | £425,000 | £435,163 | 73 |
| 2024 | £382,000 | £406,144 | 57 |
| 2023 | £380,000 | £417,527 | 61 |
| 2022 | £370,000 | £433,867 | 93 |
| 2021 | £365,000 | £462,137 | 84 |
| 2020 | £430,000 | £557,934 | 69 |
| 2019 | £345,000 | £452,212 | 82 |
| 2018 | £332,500 | £443,229 | 66 |
| 2017 | £342,000 | £466,454 | 91 |
| 2016 | £305,000 | £426,698 | 71 |
| 2015 | £282,000 | £398,466 | 94 |
| 2014 | £295,000 | £418,509 | 100 |
| 2013 | £277,500 | £399,295 | 68 |
| 2012 | £265,000 | £390,047 | 75 |
| 2011 | £233,500 | £352,495 | 49 |
| 2010 | £258,000 | £404,610 | 69 |
| 2009 | £195,000 | £313,464 | 61 |
| 2008 | £236,600 | £387,837 | 69 |
| 2007 | £267,500 | £453,755 | 96 |
| 2006 | £227,000 | £394,043 | 93 |
| 2005 | £217,500 | £387,062 | 71 |
| 2004 | £219,000 | £397,747 | 74 |
| 2003 | £161,200 | £296,969 | 56 |
| 2002 | £176,500 | £332,083 | 95 |
| 2001 | £154,500 | £297,018 | 105 |
| 2000 | £133,500 | £261,994 | 75 |
| 1999 | £97,100 | £193,515 | 100 |
| 1998 | £95,000 | £191,764 | 95 |
| 1997 | £85,200 | £174,728 | 94 |
| 1996 | £80,000 | £168,716 | 63 |
| 1995 | £65,300 | £141,952 | 69 |
In cash terms the typical IP28 6 home went from £65,300 in 1995 to £375,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 164%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2020; the current median sits about 33% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the IP28 6 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 (+37.5% on the year before); the weakest, 2009 (−17.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −11.8% | −13.8% |
| 5 years (since 2021) | +0.5% | −4.1% |
| 10 years (since 2016) | +2.1% | −1.3% |
| 20 years (since 2006) | +2.5% | −0.2% |
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.
How many homes change hands in IP28 6
How many homes change hands
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.
IP28 6 recorded 23 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 83 sales a year before the financial crisis and 61 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.
The rental side of IP28 6
IP28 6 falls under West Suffolk, where the ONS puts the average private rent at £1,177 a month (May 2026 figures). The spread runs from £813 a month for a typical one-bed to £1,848 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, West Suffolk
ONS Price Index of Private Rents, May 2026.
Set against the £375,000 median sold price, £1,177 a month is £14,124 a year, a gross yield of 3.8%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
How IP28 6 trades
Only 23 sales completed here in the last twelve months of data, which makes IP28 6 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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 IP28 district median, IP28 6 sits 35% higher, marking it as a dearer pocket of the district.
What people ask about IP28 6 (Mildenhall)
Are property prices falling in IP28 6 (Mildenhall)?
Is IP28 6 (Mildenhall) a good place to buy a house?
How much did a house sell for in IP28 6 (Mildenhall)?
Are IP28 6 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 3% over five years in cash but down 19% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in IP28 now
Turning to what is actually available: 75 homes on the market right now, from 7 agents publishing to HomesIndex.
These cover the whole IP28 district, not just IP28 6: live asking prices are collected per district.
33% 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.
- Heather Court, Beck Row, Bury St. Edmunds
- Buttercup Walk, Red Lodge, Suffolk, Red Lodge
- Pott Hall Road, West Row, IP28, Bury St. Edmunds
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 IP28 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%) | — | — |
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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in IP28
Sector boundaries hide real price steps. The rest of IP28, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP28 1 | £245,000 | 2 |
| IP28 7 | £260,000 | 45 |
| IP28 8 | £275,000 | 94 |
Zoom out to the full IP28 district report for the type split, monthly volumes and how IP28 compares with its neighbours.
Selling in IP28 6? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in IP28 6, open the average prices map and zoom from the IP28 6 shading down to the sold homes on your own street. Every recorded IP28 6 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working IP28 6: the featured spot on this report is free for founding agents, one per district. Claim IP28 6.
Dig further
Behind the answers sits the same Land Registry record as this page, with IP28 6 already set as the subject. Free, one click sign in.
Two maps carry on from here: every IP28 6 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.