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Rushmere St Andrew market report IP5, Ipswich
The IP5 (Rushmere St Andrew) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 12,707 HM Land Registry entries for IP5 (Ipswich), 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 August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: 130 registered 2026 sales put the IP5 (Ipswich) median at £347,500, up 14% on five years earlier, with a mean of £346,200, and by floor area homes here have averaged about £3,690 per square metre over the last five years. Everything rests on 12,707 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
IP5 is a postcode district covering Rushmere St Andrew, Kesgrave, Martlesham Heath in Ipswich. 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 IP5 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.
IP5 sold prices: where the market stands
In the IP5 property market, the 2026 median sale price is £347,500, from 130 registered sales; the mean, the "average house price" most sites quote, is £346,200, sitting nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in IP5
Per square metre, IP5 homes have averaged around £3,690 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
For scale: the England and Wales median is £285,000, so IP5 trades 22% above the country as a whole.
A typical IP5 home, priced year by year (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 | £347,500 | £347,500 | 130 |
| 2025 | £338,600 | £346,697 | 302 |
| 2024 | £312,500 | £332,252 | 327 |
| 2023 | £330,000 | £362,589 | 253 |
| 2022 | £327,400 | £383,914 | 288 |
| 2021 | £304,500 | £385,536 | 364 |
| 2020 | £288,500 | £374,335 | 256 |
| 2019 | £286,500 | £375,533 | 307 |
| 2018 | £280,000 | £373,245 | 285 |
| 2017 | £272,000 | £370,981 | 355 |
| 2016 | £247,500 | £346,255 | 348 |
| 2015 | £240,000 | £339,120 | 386 |
| 2014 | £230,000 | £326,295 | 377 |
| 2013 | £200,000 | £287,780 | 344 |
| 2012 | £195,000 | £287,016 | 337 |
| 2011 | £190,000 | £286,827 | 316 |
| 2010 | £196,000 | £307,378 | 287 |
| 2009 | £170,000 | £273,276 | 347 |
| 2008 | £188,000 | £308,172 | 362 |
| 2007 | £203,300 | £344,853 | 570 |
| 2006 | £190,000 | £329,816 | 821 |
| 2005 | £174,500 | £310,540 | 688 |
| 2004 | £170,000 | £308,753 | 500 |
| 2003 | £154,000 | £283,705 | 478 |
| 2002 | £135,000 | £254,001 | 612 |
| 2001 | £120,000 | £230,694 | 459 |
| 2000 | £97,000 | £190,363 | 421 |
| 1999 | £83,000 | £165,415 | 427 |
| 1998 | £81,000 | £163,504 | 494 |
| 1997 | £71,500 | £146,632 | 494 |
| 1996 | £63,500 | £133,919 | 395 |
| 1995 | £64,500 | £140,213 | 377 |
In cash terms the typical IP5 home went from £64,500 in 1995 to £347,500 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 148%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 10% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the IP5 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 2001 (+23.7% on the year before); the weakest, 2009 (−9.6%). 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, 49% of the typed total. A detached home currently trades at £410,000 against £175,000 for a flat, 2.3 times the price.
Median by property type, IP5
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 | £410,000 | 57 | 6,202 |
| Semi-detached | £327,500 | 37 | 3,306 |
| Terraced | £250,000 | 25 | 2,374 |
| Flats | £175,000 | 11 | 821 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | +2.6% | +0.2% |
| 5 years (since 2021) | +2.7% | −2.1% |
| 6 years (since 2020) | +3.1% | −1.2% |
| 10 years (since 2016) | +3.5% | 0.0% |
| 20 years (since 2006) | +3.1% | +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.
The turnover behind the prices
How many homes change hands
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 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.
IP5 recorded 229 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 569 sales a year before the financial crisis and 260 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.
The shape of the IP5 market
IP5 sits 7 of 33 in its area's price order, well inside the expensive end.
Rents around IP5
The local authority for IP5 is East Suffolk, and its ONS average private rent currently stands at £834 a month (May 2026 figures). A one-bed averages £597 a month here and a four-or-more-bed £1,332, so size does most of the work in setting the rent.
Average monthly rent by size, East Suffolk
ONS Price Index of Private Rents, May 2026.
£834 a month is £10,008 a year, which against the £347,500 median sold price makes a gross yield of 2.9%. 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.
IP5 (Rushmere St Andrew): the questions that come up
Is IP5 (Rushmere St Andrew) a good place to buy a house?
How much did a house sell for in IP5 (Rushmere St Andrew)?
Are property prices falling in IP5 (Rushmere St Andrew)?
Where do IP5 prices go next?
The record answers a different question than "what happens next": the median is up 14% over five years in cash but down 10% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in IP5 right now
Everything above is what homes in IP5 sold for. The live side of the market holds 37 homes at the moment, listed by 6 agents publishing to HomesIndex, at a typical asking price 8% below the IP5 median sold price.
Set against 229 registered sales in the last twelve months, the 37 homes on the market here are roughly 2 months of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
14% 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.
- Newman Drive, Kesgrave, Ipswich
- Wilkes Court, Kesgrave, Ipswich, Suffolk
- Eagle Way, Martlesham Heath, Martlesham Heath
"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 IP5 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.
IP5: the homes on offer and the homes that go
Detached homes are 65% of what is listed in IP5 but 44% of what sold over 2024 and 2025: the market is being offered more of them than it has been taking, which tends to give a buyer of one room to talk.
| Type | Share of homes for sale now | Share of sales, 2024 and 2025 |
|---|---|---|
| Detached | 65% | 44% |
| Semi-detached | 15% | 26% |
| Terraced | 20% | 19% |
| Flats | 0% | 11% |
The listing shares count homes published to HomesIndex by agents today; the sales shares count HM Land Registry registrations. Listings typed only as "house", "bungalow" or similar, which the register would file under one of the four forms, are excluded from the listing side.
Month by month: when IP5 sells
Take the 1,534 IP5 sales dated 2021 to 2025 and sort them by month: September completions lead with 12.0% of the total, April trails with 6.0%. That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 98 | 6.4% |
| February | 97 | 6.3% |
| March | 153 | 10.0% |
| April | 92 | 6.0% |
| May | 117 | 7.6% |
| June | 147 | 9.6% |
| July | 112 | 7.3% |
| August | 140 | 9.1% |
| September | 184 | 12.0% |
| October | 138 | 9.0% |
| November | 117 | 7.6% |
| December | 139 | 9.1% |
Moving up a bedroom in IP: the cost
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 | £270,000 | £303,250 (+12%) | £355,000 (+17%) | £442,550 (+25%) | £540,000 (+22%) |
| Semi-detached | £210,000 | £238,000 (+13%) | £268,500 (+13%) | £320,000 (+19%) | £400,000 (+25%) |
| Terraced | £161,000 | £205,000 (+27%) | £230,000 (+12%) | £280,000 (+22%) | £330,000 (+18%) |
| Flat | £125,000 | £157,000 (+26%) | £211,000 (+34%) | £290,000 (+37%) | £402,500 (+39%) |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
IP5 ranks 2 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 IP5, 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.
How IP5 compares nearby
Same city, different markets. The neighbouring districts of the IP area, dearest first:
| District | Median | 5-year |
|---|---|---|
| IP15 | £546,500 | +26% |
| IP10 | £480,000 | +7% |
| IP29 | £412,500 | +11% |
| IP18 | £375,000 | -25% |
| IP13 | £366,000 | -4% |
| IP31 | £350,000 | +3% |
| IP5 (this report) | £347,500 | +14% |
| IP12 | £340,000 | -4% |
| IP30 | £340,000 | -3% |
| IP17 | £325,000 | +0% |
| IP7 | £320,000 | -6% |
| IP8 | £320,000 | +7% |
| IP9 | £320,000 | -2% |
| IP23 | £320,000 | -3% |
| IP21 | £308,200 | -4% |
| IP22 | £294,000 | -2% |
| IP20 | £285,000 | +2% |
| IP14 | £280,000 | +2% |
| IP32 | £280,000 | -8% |
| IP33 | £280,000 | -3% |
| IP28 | £278,800 | +5% |
| IP6 | £275,000 | -4% |
| IP19 | £272,500 | -4% |
| IP11 | £271,200 | +2% |
Selling in IP5? 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 IP5'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.
Take it further
Behind the answers sits the same Land Registry record as this page, with IP5 already set as the subject. Free, one click sign in.
The live map plots every individual IP5 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.
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.