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Bury St. Edmunds market report IP32
The standing IP32 (Bury St. Edmunds) property market report, rebuilt from the full public record every month. The raw material for this page is 11,381 HM Land Registry entries for IP32 (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: 123 registered 2026 sales put the IP32 (Bury St. Edmunds) median at £275,000, down 10% on five years earlier, with a mean of £300,500, and by floor area homes here have averaged about £3,530 per square metre over the last five years. Everything rests on 11,381 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
The postcode district IP32 covering Bury St Edmunds (north and east) sits in Bury St. Edmunds. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where IP32 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 IP32 prices, from the sold record
The IP32 median stands at £275,000 for 2026, built from 123 registered sales; the mean, the figure usually quoted as the "average house price", is £300,500, modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in IP32
A square metre of IP32 home has cost about £3,530 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.
England and Wales as a whole trade at a £285,000 median, leaving IP32 4% below the national figure.
A typical IP32 home, priced year by year (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 | 123 |
| 2025 | £294,000 | £301,030 | 289 |
| 2024 | £305,000 | £324,278 | 296 |
| 2023 | £318,500 | £349,954 | 306 |
| 2022 | £330,000 | £386,963 | 498 |
| 2021 | £305,000 | £386,169 | 426 |
| 2020 | £275,000 | £356,818 | 389 |
| 2019 | £295,000 | £386,674 | 345 |
| 2018 | £295,000 | £393,241 | 360 |
| 2017 | £249,000 | £339,611 | 262 |
| 2016 | £227,000 | £317,575 | 250 |
| 2015 | £210,500 | £297,437 | 281 |
| 2014 | £205,000 | £290,828 | 302 |
| 2013 | £175,000 | £251,808 | 275 |
| 2012 | £175,000 | £257,578 | 279 |
| 2011 | £172,500 | £260,409 | 284 |
| 2010 | £168,000 | £263,467 | 310 |
| 2009 | £165,000 | £265,239 | 270 |
| 2008 | £154,800 | £253,750 | 286 |
| 2007 | £175,700 | £298,036 | 523 |
| 2006 | £170,000 | £295,098 | 532 |
| 2005 | £153,000 | £272,278 | 403 |
| 2004 | £160,000 | £290,591 | 450 |
| 2003 | £153,000 | £281,863 | 523 |
| 2002 | £115,000 | £216,372 | 436 |
| 2001 | £89,000 | £171,098 | 410 |
| 2000 | £80,000 | £157,000 | 367 |
| 1999 | £69,500 | £138,510 | 424 |
| 1998 | £60,000 | £121,114 | 420 |
| 1997 | £60,000 | £123,048 | 410 |
| 1996 | £57,000 | £120,210 | 362 |
| 1995 | £55,000 | £119,562 | 290 |
In cash terms the typical IP32 home went from £55,000 in 1995 to £275,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 130%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2018, and today's median remains roughly 30% under it: a 2018 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IP32 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 (+33.0% on the year before); the weakest, 2008 (−11.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 32% of the typed total. A detached home currently trades at £400,000 against £155,000 for a flat, 2.6 times the price.
Median by property type, IP32
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 | £400,000 | 37 | 3,597 |
| Semi-detached | £269,000 | 44 | 3,136 |
| Terraced | £231,000 | 35 | 3,582 |
| Flats | £155,000 | 7 | 1,066 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −6.5% | −8.6% |
| 5 years (since 2021) | −2.0% | −6.6% |
| 10 years (since 2016) | +1.9% | −1.4% |
| 20 years (since 2006) | +2.4% | −0.4% |
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.
Sales activity in IP32
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
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 259 IP32 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 456 sales a year before the financial crisis and 302 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.
Rents around IP32
IP32 falls under West Suffolk, where the ONS puts the average private rent at £1,177 a month (May 2026 figures). A one-bed averages £813 a month here and a four-or-more-bed £1,848, so size does most of the work in setting the rent.
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 £275,000 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.
The questions people bring to IP32 (Bury St. Edmunds)
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 £275,000 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.
What people ask about IP32 (Bury St. Edmunds)
Are property prices falling in IP32 (Bury St. Edmunds)?
Is IP32 (Bury St. Edmunds) a good place to buy a house?
How much did a house sell for in IP32 (Bury St. Edmunds)?
Are IP32 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is down 10% over five years in cash but down 29% 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.
IP32's current homes for sale
Everything above is what homes in IP32 sold for. Turning to what is actually available: 65 homes on the market right now, from 9 agents publishing to HomesIndex, at a typical asking price 2% above the IP32 median sold price.
38% 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.
- Wagtail Drive, Bury St. Edmunds, Suffolk
- Woodburn Drive, Bury St Edmunds, Suffolk, Bury St Edmunds
- Rawlinson Crescent, 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 IP32 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.
The price of an extra bedroom in IP
What homes of each size actually sold for across the IP area, 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%) | — | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
IP32 ranks 32 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.
Five-year change in the median, IP area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside IP32, 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 |
|---|---|---|
| IP32 6 | £255,000 | 61 |
| IP32 7 | £297,000 | 62 |
How IP32 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 | £276,900 | +4% |
| IP32 (this report) | £275,000 | -10% |
| IP11 | £271,200 | +2% |
| IP16 | £269,000 | +0% |
| IP6 | £268,800 | -6% |
Thinking of selling in IP32? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IP32, use the average prices map for a rough value: zoom from IP32's shading down to the sold homes on your own street. The figures above are every recorded IP32 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working IP32: the featured spot on this report is free for founding agents, one per district. Claim IP32.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IP32. Free, with a one click sign in.
Two maps carry on from here: every IP32 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.