Local market reports › IP area › IP33 › IP33 2
Westley market report IP33 2, Bury St. Edmunds
The standing IP33 2 (Westley) property market report, rebuilt from the full public record every month. The raw material for this page is 5,303 HM Land Registry entries for IP33 2 (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 data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for IP33 2 (Bury St. Edmunds) is £280,000, from 58 registered sales, up 4% on five years earlier; the mean is £344,400, and by floor area homes here have averaged about £3,600 per square metre over the last five years. Behind the figures sit 5,303 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
IP33 2 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 2 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 2 sells for
Take the 58 registered 2026 sales in IP33 2 and the middle price, the median, is £280,000. The mean lands at £344,400, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in IP33 2
The last five years of sales put IP33 2 at roughly £3,600 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.
For scale: the England and Wales median is £285,000, so IP33 2 trades 2% below the country as a whole.
The price of a typical IP33 2 home, 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 | £280,000 | £280,000 | 58 |
| 2025 | £291,200 | £298,163 | 140 |
| 2024 | £285,000 | £303,014 | 139 |
| 2023 | £283,000 | £310,948 | 127 |
| 2022 | £302,000 | £354,129 | 140 |
| 2021 | £269,200 | £340,842 | 170 |
| 2020 | £260,000 | £337,355 | 117 |
| 2019 | £246,000 | £322,447 | 131 |
| 2018 | £272,000 | £362,581 | 141 |
| 2017 | £249,500 | £340,293 | 132 |
| 2016 | £235,000 | £328,767 | 152 |
| 2015 | £225,000 | £317,925 | 165 |
| 2014 | £220,000 | £312,108 | 169 |
| 2013 | £186,800 | £268,787 | 156 |
| 2012 | £180,000 | £264,938 | 129 |
| 2011 | £191,500 | £289,091 | 140 |
| 2010 | £177,000 | £277,582 | 141 |
| 2009 | £160,000 | £257,201 | 173 |
| 2008 | £190,000 | £311,450 | 102 |
| 2007 | £190,000 | £322,293 | 189 |
| 2006 | £170,000 | £295,098 | 198 |
| 2005 | £160,000 | £284,736 | 181 |
| 2004 | £159,200 | £289,138 | 188 |
| 2003 | £133,000 | £245,018 | 189 |
| 2002 | £115,000 | £216,372 | 224 |
| 2001 | £89,500 | £172,059 | 210 |
| 2000 | £81,000 | £158,963 | 201 |
| 1999 | £68,700 | £136,916 | 257 |
| 1998 | £64,000 | £129,189 | 224 |
| 1997 | £58,200 | £119,356 | 272 |
| 1996 | £52,200 | £110,087 | 206 |
| 1995 | £52,800 | £114,779 | 142 |
In cash terms the typical IP33 2 home went from £52,800 in 1995 to £280,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 144%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 23% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IP33 2 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 (+28.5% on the year before); the weakest, 2009 (−15.8%). 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) | −3.8% | −6.1% |
| 5 years (since 2021) | +0.8% | −3.9% |
| 10 years (since 2016) | +1.8% | −1.6% |
| 20 years (since 2006) | +2.5% | −0.3% |
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.
Sales activity in IP33 2
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.
Over the last twelve months of data, 58 sales completed in IP33 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 198 sales a year before the financial crisis and 121 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.
The shape of the IP33 2 market
Only 58 sales completed here in the last twelve months of data, which makes IP33 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What tenants pay around IP33 2
For renting purposes IP33 2 sits in West Suffolk. The ONS average private rent there is £1,177 a month (May 2026). 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.
Set against the £280,000 median sold price, £1,177 a month is £14,124 a year, a gross yield of 5.0%: 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.
IP33 2 (Westley): the questions that come up
Is IP33 2 (Westley) a good place to buy a house?
How much did a house sell for in IP33 2 (Westley)?
Are property prices falling in IP33 2 (Westley)?
What happens to IP33 2 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 4% over five years in cash but down 18% 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.
IP33's current homes for sale
Turning to what is actually available: 111 homes on the market right now, from 7 agents publishing to HomesIndex.
These cover the whole IP33 district, not just IP33 2: live asking prices are collected per district.
23% 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.
- 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" 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 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.
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. 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.
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.
Other sectors in IP33
A few minutes' walk can separate two very different markets. Here are IP33's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP33 1 | £274,200 | 48 |
| 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 in IP33 2? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IP33 2, use the average prices map for a rough value: zoom from IP33 2's shading down to the sold homes on your own street. The figures above are every recorded IP33 2 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working IP33 2: the featured spot on this report is free for founding agents, one per district. Claim IP33 2.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to IP33 2. Free after a one click sign in.
Two maps carry on from here: every IP33 2 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.