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Mildenhall market report IP28 7, Bury St. Edmunds
The IP28 7 (Mildenhall) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 5,290 registered sales in IP28 7 (Bury St. Edmunds) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in IP28 7 (Bury St. Edmunds) sold for £260,000 in 2026, the median of 45 registered sales, up 4% on five years earlier. The mean was £257,800, and by floor area homes here have averaged about £2,960 per square metre over the last five years. The figures cover 5,290 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
IP28 7 is one sector of IP28 (Bury St. Edmunds): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where IP28 7 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 IP28 7 sells for
In the IP28 7 property market, the 2026 median sale price is £260,000, from 45 registered sales; the mean, the "average house price" most sites quote, is £257,800, sitting practically level with it: prices here bunch tightly around the middle.
IP28 7 prices by floor area
By floor space, homes in IP28 7 have sold for about £2,960 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.
For scale: the England and Wales median is £285,000, so IP28 7 trades 9% below the country as a whole.
A typical IP28 7 home, priced year by year (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 | £260,000 | £260,000 | 45 |
| 2025 | £255,000 | £261,098 | 130 |
| 2024 | £250,000 | £265,801 | 93 |
| 2023 | £227,500 | £249,967 | 119 |
| 2022 | £245,000 | £287,290 | 136 |
| 2021 | £250,000 | £316,532 | 180 |
| 2020 | £219,500 | £284,806 | 90 |
| 2019 | £235,000 | £308,029 | 146 |
| 2018 | £232,500 | £309,927 | 116 |
| 2017 | £180,000 | £245,502 | 137 |
| 2016 | £169,000 | £236,433 | 177 |
| 2015 | £177,400 | £250,666 | 188 |
| 2014 | £165,500 | £234,791 | 163 |
| 2013 | £154,500 | £222,310 | 120 |
| 2012 | £154,500 | £227,405 | 120 |
| 2011 | £153,000 | £230,971 | 145 |
| 2010 | £157,700 | £247,314 | 192 |
| 2009 | £137,000 | £220,229 | 141 |
| 2008 | £172,000 | £281,944 | 134 |
| 2007 | £150,000 | £254,442 | 206 |
| 2006 | £140,000 | £243,022 | 225 |
| 2005 | £138,500 | £246,474 | 177 |
| 2004 | £125,000 | £227,024 | 239 |
| 2003 | £120,000 | £221,069 | 212 |
| 2002 | £107,000 | £201,320 | 223 |
| 2001 | £82,000 | £157,641 | 231 |
| 2000 | £78,500 | £154,056 | 190 |
| 1999 | £70,000 | £139,506 | 207 |
| 1998 | £59,500 | £120,105 | 204 |
| 1997 | £56,500 | £115,870 | 229 |
| 1996 | £56,800 | £119,789 | 204 |
| 1995 | £57,000 | £123,909 | 171 |
In cash terms the typical IP28 7 home went from £57,000 in 1995 to £260,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 110%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 18% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IP28 7 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 2002 (+30.5% on the year before); the weakest, 2009 (−20.3%). 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) | +2.0% | −0.4% |
| 5 years (since 2021) | +0.8% | −3.9% |
| 10 years (since 2016) | +4.4% | +1.0% |
| 20 years (since 2006) | +3.1% | +0.3% |
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 7
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 45 IP28 7 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 213 sales a year before the financial crisis and 105 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 7
For renting purposes IP28 7 sits in West Suffolk. The ONS average private rent there is £1,177 a month (May 2026). Size sets most of the rent: one-beds average £813 a month here against £1,848 for four or more bedrooms.
Average monthly rent by size, West Suffolk
ONS Price Index of Private Rents, May 2026.
Set against the £260,000 median sold price, £1,177 a month is £14,124 a year, a gross yield of 5.4%: 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 7 trades
Only 45 sales completed here in the last twelve months of data, which makes IP28 7 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Asked and answered: IP28 7 (Mildenhall)
Is IP28 7 (Mildenhall) a good place to buy a house?
How much did a house sell for in IP28 7 (Mildenhall)?
Are property prices falling in IP28 7 (Mildenhall)?
What happens to IP28 7 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 4% over five years in cash but down 18% 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 7: live asking prices are collected per district.
33% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Heather Court, Beck Row, Bury St. Edmunds
- Buttercup Walk, Red Lodge, Suffolk, Red Lodge
- Pott Hall Road, West Row, IP28, Bury St. Edmunds
"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 IP28 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Moving up a bedroom in IP: the cost
Real sold prices by size across the IP area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — | — |
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. Blank cells mean too few homes for the figure to mean anything.
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 districts that gained and lost most in cash terms, each row linking through to its own 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 6 | £375,000 | 23 |
| 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 a home in IP28 7? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at IP28 7'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim IP28 7.
Dig further
Behind the answers sits the same Land Registry record as this page, with IP28 7 already set as the subject. Free, one click sign in.
The live map plots every individual IP28 7 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.
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.