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Westley market report IP33, Bury St. Edmunds
The IP33 (Westley) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 15,713 sales recorded by HM Land Registry in IP33 (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 recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in IP33 (Bury St. Edmunds) came in at £280,000, out of 176 registered, down 3% on five years earlier, and the mean stands at £317,700, and by floor area homes here have averaged about £3,660 per square metre over the last five years. The record behind it is 15,713 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
IP33 is the postcode district covering Bury St Edmunds (south, west and town centre), Westley in Bury St. Edmunds. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where IP33 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.
IP33 sold prices: where the market stands
176 sales were registered in IP33 in 2026, and the middle one of them, the median, went for £280,000. The mean works out at £317,700, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in IP33
A square metre of IP33 home has cost about £3,660 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.
Against a national (England and Wales) median of £285,000, IP33 runs 2% below it.
The price of a typical IP33 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 | 176 |
| 2025 | £290,000 | £296,935 | 465 |
| 2024 | £290,000 | £308,330 | 426 |
| 2023 | £300,000 | £329,627 | 397 |
| 2022 | £286,000 | £335,368 | 474 |
| 2021 | £290,000 | £367,177 | 476 |
| 2020 | £265,000 | £343,843 | 326 |
| 2019 | £265,000 | £347,352 | 347 |
| 2018 | £280,000 | £373,245 | 401 |
| 2017 | £260,000 | £354,614 | 383 |
| 2016 | £253,000 | £353,950 | 456 |
| 2015 | £236,200 | £333,751 | 482 |
| 2014 | £215,000 | £305,015 | 570 |
| 2013 | £200,000 | £287,780 | 471 |
| 2012 | £187,200 | £275,535 | 404 |
| 2011 | £190,000 | £286,827 | 400 |
| 2010 | £177,000 | £277,582 | 415 |
| 2009 | £160,000 | £257,201 | 475 |
| 2008 | £192,000 | £314,729 | 323 |
| 2007 | £191,000 | £323,989 | 607 |
| 2006 | £177,500 | £308,117 | 701 |
| 2005 | £167,200 | £297,549 | 520 |
| 2004 | £162,000 | £294,224 | 563 |
| 2003 | £137,500 | £253,308 | 628 |
| 2002 | £116,500 | £219,194 | 703 |
| 2001 | £90,000 | £173,020 | 681 |
| 2000 | £82,000 | £160,925 | 550 |
| 1999 | £67,000 | £133,528 | 637 |
| 1998 | £62,000 | £125,151 | 605 |
| 1997 | £56,200 | £115,255 | 665 |
| 1996 | £50,500 | £106,502 | 545 |
| 1995 | £51,000 | £110,866 | 441 |
In cash terms the typical IP33 home went from £51,000 in 1995 to £280,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 153%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2018; the current median sits about 25% below that. Someone who bought at the 2018 peak has not yet seen that price back in real terms.
Year-on-year change in the IP33 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 (+29.4% on the year before); the weakest, 2009 (−16.7%). 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) | −3.4% | −5.7% |
| 5 years (since 2021) | −0.7% | −5.3% |
| 10 years (since 2016) | +1.0% | −2.3% |
| 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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 41% of the typed total. A detached home currently trades at £455,000 against £177,500 for a flat, 2.6 times the price.
Median by property type, IP33
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 | £455,000 | 35 | 3,108 |
| Semi-detached | £279,200 | 42 | 3,503 |
| Terraced | £270,000 | 67 | 6,374 |
| Flats | £177,500 | 32 | 2,728 |
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
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 377 IP33 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 619 sales a year before the financial crisis and 388 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
Rents around IP33
The local authority for IP33 is West Suffolk, and its ONS average private rent currently stands 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.
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.
Searches that land here, answered
These are the recorded searches for the wider IP report family, answered with this page's own figures.
ipswich rental market
comes up in the searches for this page. The current ONS figure for West Suffolk is £1,177 a month on average, which is a 5.0% gross yield at the local median; sizes and caveats are in the rent section below.
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 IP33 (Westley)
Is IP33 (Westley) a good place to buy a house?
How much did a house sell for in IP33 (Westley)?
Are property prices falling in IP33 (Westley)?
Are IP33 prices heading up or down?
The record answers a different question than "what happens next": the median is down 3% over five years in cash but down 24% 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
Everything above is what homes in IP33 sold for. This is what you could actually buy today: 111 homes currently on the market from 7 agents publishing to HomesIndex, at a typical asking price 7% above the IP33 median sold price.
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
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every IP33 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
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%) | — | — |
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
IP33 ranks 25 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 IP33, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP33 1 | £274,200 | 48 |
| IP33 2 | £280,000 | 58 |
| IP33 3 | £281,200 | 70 |
How IP33 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 (this report) | £280,000 | -3% |
| IP28 | £276,900 | +4% |
| IP32 | £275,000 | -10% |
| IP11 | £271,200 | +2% |
| IP16 | £269,000 | +0% |
| IP6 | £268,800 | -6% |
Selling in IP33? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in IP33, open the average prices map and zoom from the IP33 shading down to the sold homes on your own street. Every recorded IP33 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim IP33.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IP33. Free, with a one click sign in.
See every individual IP33 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.