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Hadleigh market report IP7 6, Ipswich
The standing IP7 6 (Hadleigh) property market report, rebuilt from the full public record every month. Everything below comes from 2,313 sales recorded by HM Land Registry in IP7 6 (Ipswich) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for IP7 6 (Ipswich) is £380,000, from 27 registered sales, up 21% on five years earlier; the mean is £386,400, and by floor area homes here have averaged about £3,710 per square metre over the last five years. Behind the figures sit 2,313 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
IP7 6 is a postcode sector: one group of streets inside IP7 (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 IP7 6 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 buyers actually paid in IP7 6
The IP7 6 median stands at £380,000 for 2026, built from 27 registered sales; the mean, the figure usually quoted as the "average house price", is £386,400, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in IP7 6
The last five years of sales put IP7 6 at roughly £3,710 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Against a national (England and Wales) median of £285,000, IP7 6 runs 33% above it.
A typical IP7 6 home, priced year by year (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 | £380,000 | £380,000 | 27 |
| 2025 | £372,500 | £381,408 | 93 |
| 2024 | £365,000 | £388,070 | 83 |
| 2023 | £360,000 | £395,552 | 65 |
| 2022 | £345,000 | £404,552 | 119 |
| 2021 | £315,000 | £398,831 | 125 |
| 2020 | £344,000 | £446,347 | 63 |
| 2019 | £313,800 | £411,317 | 62 |
| 2018 | £293,000 | £390,575 | 56 |
| 2017 | £340,000 | £463,726 | 78 |
| 2016 | £290,000 | £405,713 | 53 |
| 2015 | £258,000 | £364,554 | 61 |
| 2014 | £241,500 | £342,610 | 120 |
| 2013 | £230,000 | £330,947 | 96 |
| 2012 | £194,500 | £286,280 | 86 |
| 2011 | £222,000 | £335,135 | 30 |
| 2010 | £249,800 | £391,751 | 58 |
| 2009 | £196,500 | £315,875 | 50 |
| 2008 | £249,000 | £408,164 | 47 |
| 2007 | £247,500 | £419,829 | 79 |
| 2006 | £222,500 | £386,232 | 98 |
| 2005 | £185,000 | £329,225 | 109 |
| 2004 | £173,500 | £315,110 | 119 |
| 2003 | £163,200 | £300,654 | 56 |
| 2002 | £175,000 | £329,261 | 85 |
| 2001 | £126,500 | £243,190 | 60 |
| 2000 | £126,000 | £247,275 | 49 |
| 1999 | £97,200 | £193,715 | 78 |
| 1998 | £85,000 | £171,579 | 60 |
| 1997 | £87,500 | £179,445 | 62 |
| 1996 | £68,000 | £143,409 | 46 |
| 1995 | £85,000 | £184,777 | 40 |
In cash terms the typical IP7 6 home went from £85,000 in 1995 to £380,000 in 2026, roughly 4 times the price. Inflation explains only part of it: in today's money the rise is still about 106%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 18% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IP7 6 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 (+38.3% on the year before); the weakest, 2009 (−21.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What IP7 6 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.0% | −0.4% |
| 5 years (since 2021) | +3.8% | −1.0% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 20 years (since 2006) | +2.7% | −0.1% |
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.
Transaction volumes
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 27 IP7 6 sales across the most recent twelve months of data. Turnover has held fairly steady across the cycle: about 77 sales a year recently, against 82 a year before 2008. 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.
The shape of the IP7 6 market
Only 27 sales completed here in the last twelve months of data, which makes IP7 6 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the IP7 district median, IP7 6 sits 19% higher, marking it as a dearer pocket of the district.
What tenants pay around IP7 6
For renting purposes IP7 6 sits in Babergh. The ONS average private rent there is £972 a month (May 2026). 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 £380,000 median purchase price, a rent of £972 a month (£11,664 a year) works out at a 3.1% 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.
IP7 6 (Hadleigh): the questions that come up
How much did a house sell for in IP7 6 (Hadleigh)?
Are property prices falling in IP7 6 (Hadleigh)?
Is IP7 6 (Hadleigh) a good place to buy a house?
Will IP7 6 prices rise from here?
The record answers a different question than "what happens next": the median is up 21% over five years in cash but down 5% 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 IP7 right now
Turning to what is actually available: 52 homes on the market right now, from 8 agents publishing to HomesIndex.
These cover the whole IP7 district, not just IP7 6: live asking prices are collected per district.
Of everything listed here, 17% asks less than the sold record of comparable homes. 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...
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 IP7 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in IP
Real sold prices by size across the IP area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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. 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.
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 IP7
Sector boundaries hide real price steps. The rest of IP7, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP7 5 | £271,600 | 43 |
| 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.
Selling a home in IP7 6? 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 IP7 6'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim IP7 6.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IP7 6. Free, with a one click sign in.
See every individual IP7 6 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.