Local market reports › IP area › IP28
Mildenhall market report IP28, Bury St. Edmunds
The IP28 (Mildenhall) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 15,259 HM Land Registry entries for IP28 (Bury St. Edmunds), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 166 registered 2026 sales put the IP28 (Bury St. Edmunds) median at £276,900, up 4% on five years earlier, with a mean of £307,100, and by floor area homes here have averaged about £3,060 per square metre over the last five years. Everything rests on 15,259 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
IP28 is a postcode district covering Mildenhall, Culford, Red Lodge in Bury St. Edmunds. 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 IP28 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 buyers actually paid in IP28
The 2026 median for IP28 is £276,900, taken from 166 registered sales. The mean, which is what most sites call the "average house price", is £307,100, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in IP28
By floor space, homes in IP28 have sold for about £3,060 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.
The national median for England and Wales is £285,000, which puts IP28 3% below the country at large.
The price of a typical IP28 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 | £276,900 | £276,900 | 166 |
| 2025 | £280,000 | £286,696 | 440 |
| 2024 | £280,000 | £297,698 | 346 |
| 2023 | £274,800 | £301,938 | 346 |
| 2022 | £290,000 | £340,058 | 465 |
| 2021 | £265,000 | £335,524 | 627 |
| 2020 | £255,000 | £330,868 | 402 |
| 2019 | £255,000 | £334,244 | 497 |
| 2018 | £252,000 | £335,921 | 469 |
| 2017 | £235,000 | £320,516 | 533 |
| 2016 | £205,000 | £286,797 | 549 |
| 2015 | £200,000 | £282,600 | 617 |
| 2014 | £185,200 | £262,739 | 578 |
| 2013 | £173,000 | £248,930 | 464 |
| 2012 | £171,300 | £252,132 | 426 |
| 2011 | £170,000 | £256,635 | 410 |
| 2010 | £175,000 | £274,445 | 502 |
| 2009 | £165,000 | £265,239 | 416 |
| 2008 | £194,000 | £318,007 | 480 |
| 2007 | £182,000 | £308,723 | 683 |
| 2006 | £166,800 | £289,543 | 648 |
| 2005 | £158,000 | £281,176 | 475 |
| 2004 | £154,500 | £280,602 | 469 |
| 2003 | £132,000 | £243,176 | 455 |
| 2002 | £120,000 | £225,779 | 504 |
| 2001 | £95,200 | £183,017 | 546 |
| 2000 | £87,500 | £171,719 | 440 |
| 1999 | £75,000 | £149,471 | 506 |
| 1998 | £64,000 | £129,189 | 495 |
| 1997 | £62,500 | £128,175 | 483 |
| 1996 | £57,200 | £120,632 | 409 |
| 1995 | £58,000 | £126,083 | 413 |
In cash terms the typical IP28 home went from £58,000 in 1995 to £276,900 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 120%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 19% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the IP28 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 (+26.1% on the year before); the weakest, 2009 (−14.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What IP28 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.1% | −3.4% |
| 5 years (since 2021) | +0.9% | −3.8% |
| 10 years (since 2016) | +3.1% | −0.4% |
| 20 years (since 2006) | +2.6% | −0.2% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 43% of the typed total. A detached home currently trades at £350,000 against £155,800 for a flat, 2.2 times the price.
Median by property type, IP28
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 | £350,000 | 69 | 6,506 |
| Semi-detached | £265,000 | 53 | 4,595 |
| Terraced | £227,500 | 36 | 3,407 |
| Flats | £155,800 | 8 | 748 |
Transaction volumes
The year-by-year sales count
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 monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
IP28 recorded 349 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 528 sales a year before the financial crisis and 353 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.
Rents around IP28
For renting purposes IP28 sits in West Suffolk. The ONS average private rent there is £1,177 a month (May 2026). 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.
£1,177 a month is £14,124 a year, which against the £276,900 median sold price makes a gross yield of 5.1%. 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.
Searches that land here, answered
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 West Suffolk at £1,177 a month, a gross yield of about 5.1% against the £276,900 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 IP28 (Mildenhall)
Are property prices falling in IP28 (Mildenhall)?
Is IP28 (Mildenhall) a good place to buy a house?
How much did a house sell for in IP28 (Mildenhall)?
Will IP28 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 4% over five years in cash but down 17% 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.
On the market in IP28 today
Everything above is what homes in IP28 sold for. The live side of the market holds 75 homes at the moment, listed by 7 agents publishing to HomesIndex, at a typical asking price 17% above the IP28 median sold price.
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" 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 →
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
The Land Registry record, split by size: what each kind of home actually sold for across the IP area. 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%) | — | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
IP28 ranks 9 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 districts that gained and lost most in cash terms, each row linking through to its own report.
Inside IP28, 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.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP28 1 | £245,000 | 2 |
| IP28 6 | £375,000 | 23 |
| IP28 7 | £260,000 | 45 |
| IP28 8 | £275,000 | 94 |
How IP28 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 | £307,500 | -7% |
| IP22 | £294,000 | -2% |
| IP14 | £280,000 | +2% |
| IP20 | £280,000 | +0% |
| IP33 | £280,000 | -3% |
| IP28 (this report) | £276,900 | +4% |
| IP32 | £275,000 | -10% |
| IP11 | £271,200 | +2% |
| IP16 | £269,000 | +0% |
| IP6 | £268,800 | -6% |
Selling in IP28? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at IP28'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim IP28.
Go deeper
Behind the answers sits the same Land Registry record as this page, with IP28 already set as the subject. Free, one click sign in.
See every individual IP28 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.
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.