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Needham Market market report IP6 9, Ipswich
The IP6 9 (Needham Market) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 2,056 completed sales registered with HM Land Registry in IP6 9 (Ipswich) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in IP6 9 (Ipswich) sold for £450,000 in 2026, the median of 12 registered sales, up 4% on five years earlier. The mean was £442,300, and by floor area homes here have averaged about £3,640 per square metre over the last five years. The figures cover 2,056 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
IP6 9 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 9 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 IP6 9 homes really sell for
The IP6 9 median stands at £450,000 for 2026, built from 12 registered sales; the mean, the figure usually quoted as the "average house price", is £442,300, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in IP6 9
Measured by floor area, the last five years of IP6 9 sales average about £3,640 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Set against the £285,000 England and Wales median, IP6 9 sits 58% above the national market.
The price of a typical IP6 9 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £450,000 | £450,000 | 12 |
| 2025 | £495,000 | £506,837 | 77 |
| 2024 | £351,500 | £373,717 | 58 |
| 2023 | £405,000 | £444,996 | 36 |
| 2022 | £487,500 | £571,649 | 60 |
| 2021 | £432,500 | £547,601 | 94 |
| 2020 | £385,000 | £499,545 | 65 |
| 2019 | £355,000 | £465,320 | 55 |
| 2018 | £345,000 | £459,892 | 57 |
| 2017 | £336,000 | £458,270 | 57 |
| 2016 | £365,000 | £510,639 | 69 |
| 2015 | £340,000 | £480,420 | 79 |
| 2014 | £250,000 | £354,669 | 63 |
| 2013 | £267,500 | £384,906 | 54 |
| 2012 | £249,000 | £366,497 | 46 |
| 2011 | £277,000 | £418,163 | 40 |
| 2010 | £250,000 | £392,064 | 59 |
| 2009 | £258,500 | £415,541 | 57 |
| 2008 | £287,200 | £470,781 | 56 |
| 2007 | £306,200 | £519,400 | 82 |
| 2006 | £225,000 | £390,571 | 87 |
| 2005 | £237,000 | £421,764 | 63 |
| 2004 | £233,000 | £423,174 | 76 |
| 2003 | £196,200 | £361,448 | 58 |
| 2002 | £220,000 | £413,928 | 91 |
| 2001 | £134,500 | £258,569 | 80 |
| 2000 | £129,000 | £253,163 | 55 |
| 1999 | £95,000 | £189,330 | 73 |
| 1998 | £110,000 | £222,043 | 71 |
| 1997 | £89,700 | £183,957 | 78 |
| 1996 | £83,500 | £176,098 | 91 |
| 1995 | £70,500 | £153,256 | 57 |
In cash terms the typical IP6 9 home went from £70,500 in 1995 to £450,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 194%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 21% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IP6 9 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 (+63.6% on the year before); the weakest, 2023 (−16.9%). 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) | −9.1% | −11.2% |
| 5 years (since 2021) | +0.8% | −3.8% |
| 10 years (since 2016) | +2.1% | −1.3% |
| 20 years (since 2006) | +3.5% | +0.7% |
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.
The turnover behind the prices
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.
Over the last twelve months of data, 12 sales completed in IP6 9. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 74 sales a year before the financial crisis and 49 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 IP6 9
IP6 9 falls under East Suffolk, where the ONS puts the average private rent at £834 a month (May 2026 figures). Size sets most of the rent: one-beds average £597 a month here against £1,332 for four or more bedrooms.
Average monthly rent by size, East Suffolk
ONS Price Index of Private Rents, May 2026.
Set against the £450,000 median sold price, £834 a month is £10,008 a year, a gross yield of 2.2%: 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 IP6 9 market
This is a thin market: 12 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 67% above the district median: one of the dearer corners of its district.
What people ask about IP6 9 (Needham Market)
How much did a house sell for in IP6 9 (Needham Market)?
Are property prices falling in IP6 9 (Needham Market)?
Is IP6 9 (Needham Market) a good place to buy a house?
Are IP6 9 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 4% over five years in cash but down 18% 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.
What is for sale in IP6 right now
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 9: live asking prices are collected per district.
20% of current listings sit under the prices comparable homes actually fetched. 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.
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
The spread across the IP area is the point: the same five years treated these districts very differently.
IP area districts: five years of change
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 8 | £242,500 | 59 |
Zoom out to the full IP6 district report for the type split, monthly volumes and how IP6 compares with its neighbours.
Thinking of selling in IP6 9? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in IP6 9, open the average prices map and zoom from the IP6 9 shading down to the sold homes on your own street. Every recorded IP6 9 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 IP6 9.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IP6 9. Free, with a one click sign in.
See every individual IP6 9 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.