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Hadleigh market report IP7 5, Ipswich
The IP7 5 (Hadleigh) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,918 HM Land Registry entries for IP7 5 (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.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in IP7 5 (Ipswich) came in at £271,600, out of 43 registered, down 18% on five years earlier, and the mean stands at £319,000, and by floor area homes here have averaged about £3,610 per square metre over the last five years. The record behind it is 3,918 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
IP7 5 is one sector of IP7 (Ipswich): 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 IP7 5 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.
The going rate for a home in IP7 5
In the IP7 5 property market, the 2026 median sale price is £271,600, from 43 registered sales; the mean, the "average house price" most sites quote, is £319,000, sitting a long way above it, which tells you a few very expensive sales are pulling the average up.
House prices per square metre in IP7 5
Per square metre, IP7 5 homes have averaged around £3,610 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.
The national median for England and Wales is £285,000, which puts IP7 5 5% below the country at large.
IP7 5'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 | £271,600 | £271,600 | 43 |
| 2025 | £325,000 | £332,772 | 86 |
| 2024 | £318,500 | £338,631 | 104 |
| 2023 | £320,000 | £351,602 | 83 |
| 2022 | £325,000 | £381,100 | 90 |
| 2021 | £330,000 | £417,823 | 143 |
| 2020 | £315,000 | £408,719 | 120 |
| 2019 | £278,700 | £365,309 | 150 |
| 2018 | £257,500 | £343,252 | 91 |
| 2017 | £281,200 | £383,529 | 102 |
| 2016 | £250,000 | £349,752 | 84 |
| 2015 | £213,500 | £301,676 | 86 |
| 2014 | £190,000 | £269,548 | 107 |
| 2013 | £173,500 | £249,649 | 93 |
| 2012 | £185,000 | £272,297 | 91 |
| 2011 | £173,000 | £261,163 | 83 |
| 2010 | £190,000 | £297,969 | 104 |
| 2009 | £184,500 | £296,585 | 98 |
| 2008 | £190,000 | £311,450 | 81 |
| 2007 | £200,000 | £339,256 | 155 |
| 2006 | £177,200 | £307,597 | 168 |
| 2005 | £170,800 | £303,955 | 126 |
| 2004 | £164,000 | £297,856 | 163 |
| 2003 | £143,500 | £264,362 | 138 |
| 2002 | £130,000 | £244,594 | 169 |
| 2001 | £95,000 | £182,633 | 196 |
| 2000 | £80,800 | £158,570 | 154 |
| 1999 | £72,200 | £143,891 | 192 |
| 1998 | £65,500 | £132,216 | 206 |
| 1997 | £62,500 | £128,175 | 191 |
| 1996 | £54,300 | £114,516 | 124 |
| 1995 | £52,500 | £114,127 | 97 |
In cash terms the typical IP7 5 home went from £52,500 in 1995 to £271,600 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 138%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 35% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IP7 5 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 (+36.8% on the year before); the weakest, 2026 (−16.4%). 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) | −16.4% | −18.4% |
| 5 years (since 2021) | −3.8% | −8.3% |
| 10 years (since 2016) | +0.8% | −2.5% |
| 20 years (since 2006) | +2.2% | −0.6% |
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
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 43 IP7 5 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 159 sales a year before the financial crisis and 81 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.
Rents around IP7 5
IP7 5 falls under Babergh, where the ONS puts the average private rent at £972 a month (May 2026 figures). A one-bed averages £722 a month here and a four-or-more-bed £1,612, so size does most of the work in setting the rent.
Average monthly rent by size, Babergh
ONS Price Index of Private Rents, May 2026.
Against the £271,600 median purchase price, a rent of £972 a month (£11,664 a year) works out at a 4.3% 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 kind of market IP7 5 is
This is a thin market: 43 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. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the IP7 district median, IP7 5 sits 15% lower, marking it as a cheaper pocket of the district.
Common questions on IP7 5 (Hadleigh)
How much did a house sell for in IP7 5 (Hadleigh)?
Are property prices falling in IP7 5 (Hadleigh)?
Is IP7 5 (Hadleigh) a good place to buy a house?
What happens to IP7 5 prices now?
That question has no honest answer, only evidence. The evidence: the median is down 18% over five years in cash but down 35% 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.
What you could buy in IP7 now
The live side of the market holds 52 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole IP7 district, not just IP7 5: live asking prices are collected per district.
17% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Swingleton Hill, Monks Eleigh, Ipswich, Suffolk, IP7
- 187 Angel Street, Ipswich, Suffolk
- Sarah Rand Road, Hadleigh, Ipswich, S...
"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 IP7 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.
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. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land 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.
IP area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in IP7
A few minutes' walk can separate two very different markets. Here are IP7's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP7 6 | £380,000 | 27 |
| IP7 7 | £362,500 | 28 |
Zoom out to the full IP7 district report for the type split, monthly volumes and how IP7 compares with its neighbours.
Before you sell in IP7 5: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IP7 5, use the average prices map for a rough value: zoom from IP7 5's shading down to the sold homes on your own street. The figures above are every recorded IP7 5 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim IP7 5.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IP7 5. Free, with a one click sign in.
See every individual IP7 5 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.