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Mildenhall market report IP28 8, Bury St. Edmunds
The IP28 8 (Mildenhall) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 7,375 sales recorded by HM Land Registry in IP28 8 (Bury St. Edmunds) 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 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in IP28 8 (Bury St. Edmunds) came in at £275,000, out of 94 registered, up 6% on five years earlier, and the mean stands at £296,100, and by floor area homes here have averaged about £2,950 per square metre over the last five years. The record behind it is 7,375 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
IP28 8 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 8 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 8 prices, from the sold record
Across 94 registered 2026 sales, the typical (median) IP28 8 home went for £275,000. The mean is £296,100, modestly above it, the usual shape of a market with an expensive tail.
Price per square metre in IP28 8
The last five years of sales put IP28 8 at roughly £2,950 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.
Set against the £285,000 England and Wales median, IP28 8 sits 4% below the national market.
The price of a typical IP28 8 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £275,000 | £275,000 | 94 |
| 2025 | £275,000 | £281,576 | 212 |
| 2024 | £275,000 | £292,381 | 177 |
| 2023 | £275,000 | £302,158 | 161 |
| 2022 | £289,500 | £339,472 | 227 |
| 2021 | £260,000 | £329,194 | 329 |
| 2020 | £245,000 | £317,893 | 214 |
| 2019 | £247,000 | £323,758 | 243 |
| 2018 | £250,000 | £333,255 | 287 |
| 2017 | £235,000 | £320,516 | 305 |
| 2016 | £215,000 | £300,787 | 301 |
| 2015 | £199,300 | £281,611 | 334 |
| 2014 | £183,000 | £259,617 | 315 |
| 2013 | £170,000 | £244,613 | 276 |
| 2012 | £169,500 | £249,483 | 231 |
| 2011 | £172,000 | £259,654 | 216 |
| 2010 | £178,000 | £279,150 | 241 |
| 2009 | £170,000 | £273,276 | 213 |
| 2008 | £194,000 | £318,007 | 277 |
| 2007 | £190,000 | £322,293 | 381 |
| 2006 | £173,800 | £301,695 | 330 |
| 2005 | £157,000 | £279,397 | 227 |
| 2004 | £160,000 | £290,591 | 156 |
| 2003 | £135,000 | £248,703 | 187 |
| 2002 | £104,800 | £197,180 | 186 |
| 2001 | £92,200 | £177,250 | 210 |
| 2000 | £84,000 | £164,850 | 175 |
| 1999 | £70,000 | £139,506 | 199 |
| 1998 | £57,000 | £115,059 | 196 |
| 1997 | £60,000 | £123,048 | 160 |
| 1996 | £49,600 | £104,604 | 142 |
| 1995 | £53,000 | £115,214 | 173 |
In cash terms the typical IP28 8 home went from £53,000 in 1995 to £275,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 139%: 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 19% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IP28 8 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 (+28.8% on the year before); the weakest, 2009 (−12.4%). 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) | 0.0% | −2.3% |
| 5 years (since 2021) | +1.1% | −3.5% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 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.
The turnover behind the prices
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.
Over the last twelve months of data, 94 sales completed in IP28 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 232 sales a year before the financial crisis and 174 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.
What homes rent for around IP28 8
The local authority for IP28 8 is West Suffolk, and its ONS average private rent currently stands at £1,177 a month (May 2026 figures). 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 £275,000 median sold price, £1,177 a month is £14,124 a year, a gross yield of 5.1%: 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.
Asked and answered: IP28 8 (Mildenhall)
Is IP28 8 (Mildenhall) a good place to buy a house?
How much did a house sell for in IP28 8 (Mildenhall)?
Are property prices falling in IP28 8 (Mildenhall)?
Will IP28 8 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 6% over five years in cash but down 16% 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 is for sale in IP28 right now
The live side of the market holds 75 homes at the moment, listed by 7 agents publishing to HomesIndex.
These cover the whole IP28 district, not just IP28 8: live asking prices are collected per district.
33% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- 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" 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 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.
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
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 biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in IP28
A few minutes' walk can separate two very different markets. Here are IP28's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP28 1 | £245,000 | 2 |
| IP28 6 | £375,000 | 23 |
| IP28 7 | £260,000 | 45 |
Zoom out to the full IP28 district report for the type split, monthly volumes and how IP28 compares with its neighbours.
Before you sell in IP28 8: 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 IP28 8'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 8.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to IP28 8. Free after a one click sign in.
See every individual IP28 8 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.