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Needham Market market report IP6 8, Ipswich
The IP6 8 (Needham Market) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 4,240 registered sales in IP6 8 (Ipswich) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for IP6 8 (Ipswich) is £242,500, from 59 registered sales, down 8% on five years earlier; the mean is £288,000, and by floor area homes here have averaged about £3,270 per square metre over the last five years. Behind the figures sit 4,240 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
IP6 8 is a postcode sector: one group of streets inside IP6 (Ipswich). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where IP6 8 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 IP6 8 sells for
59 sales were registered in IP6 8 in 2026, and the middle one of them, the median, went for £242,500. The mean works out at £288,000, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
IP6 8 prices by floor area
By floor space, homes in IP6 8 have sold for about £3,270 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.
The national median for England and Wales is £285,000, which puts IP6 8 15% below the country at large.
IP6 8's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £242,500 | £242,500 | 59 |
| 2025 | £277,500 | £284,136 | 168 |
| 2024 | £280,000 | £297,698 | 159 |
| 2023 | £315,000 | £346,108 | 137 |
| 2022 | £300,000 | £351,784 | 206 |
| 2021 | £263,200 | £333,245 | 203 |
| 2020 | £254,000 | £329,570 | 132 |
| 2019 | £240,000 | £314,583 | 130 |
| 2018 | £230,000 | £306,594 | 149 |
| 2017 | £226,000 | £308,241 | 114 |
| 2016 | £190,000 | £265,812 | 129 |
| 2015 | £168,000 | £237,384 | 118 |
| 2014 | £163,000 | £231,244 | 161 |
| 2013 | £160,000 | £230,224 | 123 |
| 2012 | £152,000 | £223,725 | 108 |
| 2011 | £145,000 | £218,894 | 91 |
| 2010 | £145,000 | £227,397 | 79 |
| 2009 | £145,800 | £234,375 | 86 |
| 2008 | £157,000 | £257,356 | 68 |
| 2007 | £157,000 | £266,316 | 145 |
| 2006 | £153,000 | £265,588 | 145 |
| 2005 | £145,000 | £258,042 | 104 |
| 2004 | £135,000 | £245,186 | 125 |
| 2003 | £120,000 | £221,069 | 129 |
| 2002 | £108,200 | £203,577 | 158 |
| 2001 | £80,000 | £153,796 | 143 |
| 2000 | £72,500 | £142,281 | 149 |
| 1999 | £60,000 | £119,577 | 181 |
| 1998 | £54,000 | £109,003 | 127 |
| 1997 | £51,800 | £106,231 | 146 |
| 1996 | £47,000 | £99,121 | 143 |
| 1995 | £48,000 | £104,345 | 125 |
In cash terms the typical IP6 8 home went from £48,000 in 1995 to £242,500 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 132%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2022, and today's median remains roughly 31% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IP6 8 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 (+35.3% on the year before); the weakest, 2026 (−12.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −12.6% | −14.7% |
| 5 years (since 2021) | −1.6% | −6.2% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +2.3% | −0.5% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
How many homes change hands in IP6 8
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 register shows 59 IP6 8 sales across the most recent twelve months of data. Turnover has held fairly steady across the cycle: about 146 sales a year recently, against 137 a year before 2008. 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.
What kind of market IP6 8 is
This is a thin market: 59 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. Within IP6, this sector trades 10% below the district median: one of its district's cheaper corners.
Rents around IP6 8
For renting purposes IP6 8 sits in Mid Suffolk. The ONS average private rent there is £994 a month (May 2026). Size sets most of the rent: one-beds average £712 a month here against £1,570 for four or more bedrooms.
Average monthly rent by size, Mid Suffolk
ONS Price Index of Private Rents, May 2026.
Against the £242,500 median purchase price, a rent of £994 a month (£11,928 a year) works out at a 4.9% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
What people ask about IP6 8 (Needham Market)
Are property prices falling in IP6 8 (Needham Market)?
Is IP6 8 (Needham Market) a good place to buy a house?
How much did a house sell for in IP6 8 (Needham Market)?
Where do IP6 8 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is down 8% over five years in cash but down 27% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
IP6's current homes for sale
This is what you could actually buy today: 62 homes currently on the market from 8 agents publishing to HomesIndex.
These cover the whole IP6 district, not just IP6 8: live asking prices are collected per district.
20% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Chestnut Rise, Witnesham, Ipswich
- Masons Drive, Great Blakenham, Ipswich
- Lower Road, Westerfield, Ipswich, 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 IP6 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.
What another bedroom costs in IP
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. Blank cells mean too few homes for the figure to mean anything.
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 IP6
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of IP6, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP6 0 | £275,000 | 43 |
| IP6 9 | £450,000 | 12 |
Zoom out to the full IP6 district report for the type split, monthly volumes and how IP6 compares with its neighbours.
Selling a home in IP6 8? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at IP6 8'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim IP6 8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with IP6 8 already set as the subject. Free, one click sign in.
The live map plots every individual IP6 8 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.