Local market reports › IP area › IP33 › IP33 1
Westley market report IP33 1, Bury St. Edmunds
The IP33 1 (Westley) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,970 HM Land Registry entries for IP33 1 (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.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in IP33 1 (Bury St. Edmunds) sold for £274,200 in 2026, the median of 48 registered sales, up 0% on five years earlier. The mean was £293,900, and by floor area homes here have averaged about £3,590 per square metre over the last five years. The figures cover 3,970 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
IP33 1 is one sector of IP33 (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 IP33 1 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 IP33 1 sells for
The IP33 1 median stands at £274,200 for 2026, built from 48 registered sales; the mean, the figure usually quoted as the "average house price", is £293,900, somewhat above it, as happens wherever a market carries an expensive tail.
What a square metre costs in IP33 1
By floor space, homes in IP33 1 have sold for about £3,590 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.
England and Wales as a whole trade at a £285,000 median, leaving IP33 1 4% below the national figure.
A typical IP33 1 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 | £274,200 | £274,200 | 48 |
| 2025 | £265,000 | £271,337 | 109 |
| 2024 | £295,000 | £313,646 | 112 |
| 2023 | £291,000 | £319,738 | 90 |
| 2022 | £275,000 | £322,469 | 107 |
| 2021 | £275,000 | £348,185 | 110 |
| 2020 | £275,000 | £356,818 | 81 |
| 2019 | £250,000 | £327,690 | 85 |
| 2018 | £288,200 | £384,176 | 112 |
| 2017 | £280,000 | £381,892 | 91 |
| 2016 | £270,000 | £377,733 | 112 |
| 2015 | £220,000 | £310,860 | 116 |
| 2014 | £215,500 | £305,724 | 210 |
| 2013 | £205,000 | £294,975 | 136 |
| 2012 | £180,200 | £265,232 | 110 |
| 2011 | £192,500 | £290,601 | 97 |
| 2010 | £172,500 | £270,524 | 94 |
| 2009 | £158,700 | £255,112 | 104 |
| 2008 | £190,000 | £311,450 | 93 |
| 2007 | £199,500 | £338,408 | 194 |
| 2006 | £185,000 | £321,136 | 209 |
| 2005 | £170,000 | £302,531 | 141 |
| 2004 | £147,500 | £267,889 | 125 |
| 2003 | £125,000 | £230,280 | 144 |
| 2002 | £115,000 | £216,372 | 166 |
| 2001 | £84,200 | £161,870 | 170 |
| 2000 | £75,000 | £147,188 | 129 |
| 1999 | £65,800 | £131,136 | 138 |
| 1998 | £56,500 | £114,049 | 148 |
| 1997 | £51,800 | £106,231 | 151 |
| 1996 | £46,000 | £97,012 | 130 |
| 1995 | £42,200 | £91,736 | 108 |
In cash terms the typical IP33 1 home went from £42,200 in 1995 to £274,200 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 199%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 29% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IP33 1 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 (+36.6% on the year before); the weakest, 2009 (−16.5%). 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) | +3.5% | +1.1% |
| 5 years (since 2021) | −0.1% | −4.7% |
| 10 years (since 2016) | +0.2% | −3.2% |
| 20 years (since 2006) | +2.0% | −0.8% |
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.
How many homes change hands in IP33 1
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 48 IP33 1 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 160 sales a year before the financial crisis and 93 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 IP33 1
The local authority for IP33 1 is West Suffolk, and its ONS average private rent currently stands 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 £274,200 median sold price, £1,177 a month is £14,124 a year, a gross yield of 5.2%: 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.
Reading the IP33 1 market
This is a thin market: 48 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
IP33 1 (Westley): the questions that come up
Are property prices falling in IP33 1 (Westley)?
Is IP33 1 (Westley) a good place to buy a house?
How much did a house sell for in IP33 1 (Westley)?
What happens to IP33 1 prices now?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 21% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
IP33's current homes for sale
The live side of the market holds 111 homes at the moment, listed by 7 agents publishing to HomesIndex.
These cover the whole IP33 district, not just IP33 1: live asking prices are collected per district.
Of everything listed here, 23% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Whitby Road, Bury St Edmunds, Suffolk, Bury St Edmunds
- St Andrews Street South, Bury St Edmunds, IP33, Bury St Edmunds
- 28 Grindle Gardens, Bury St. Edmunds, Suffolk
"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 IP33 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
What another bedroom costs in IP
Real sold prices by size across the IP area, straight 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.
Winners and losers across the IP area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in IP33
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of IP33, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP33 2 | £280,000 | 58 |
| IP33 3 | £281,200 | 70 |
Zoom out to the full IP33 district report for the type split, monthly volumes and how IP33 compares with its neighbours.
Selling a home in IP33 1? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IP33 1, use the average prices map for a rough value: zoom from IP33 1's shading down to the sold homes on your own street. The figures above are every recorded IP33 1 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working IP33 1: the featured spot on this report is free for founding agents, one per district. Claim IP33 1.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to IP33 1. Free after a one click sign in.
The live map plots every individual IP33 1 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.