Local market reports › IP area › IP7 › IP7 7
Hadleigh market report IP7 7, Ipswich
The IP7 7 (Hadleigh) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 1,833 HM Land Registry entries for IP7 7 (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 recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 28 registered 2026 sales put the IP7 7 (Ipswich) median at £362,500, down 6% on five years earlier, with a mean of £398,100, and by floor area homes here have averaged about £3,610 per square metre over the last five years. Everything rests on 1,833 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
IP7 7 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 7 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 7
Across 28 registered 2026 sales, the typical (median) IP7 7 home went for £362,500. The mean is £398,100, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in IP7 7
By floor space, homes in IP7 7 have sold for about £3,610 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 IP7 7 27% above the country at large.
The price of a typical IP7 7 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £362,500 | £362,500 | 28 |
| 2025 | £375,000 | £383,967 | 43 |
| 2024 | £370,000 | £393,386 | 43 |
| 2023 | £450,000 | £494,440 | 34 |
| 2022 | £418,800 | £491,091 | 52 |
| 2021 | £387,500 | £490,625 | 86 |
| 2020 | £385,000 | £499,545 | 47 |
| 2019 | £325,000 | £425,997 | 43 |
| 2018 | £313,800 | £418,301 | 64 |
| 2017 | £363,000 | £495,096 | 49 |
| 2016 | £341,000 | £477,062 | 72 |
| 2015 | £282,000 | £398,466 | 64 |
| 2014 | £298,500 | £423,474 | 66 |
| 2013 | £303,000 | £435,987 | 54 |
| 2012 | £250,000 | £367,969 | 42 |
| 2011 | £230,000 | £347,212 | 37 |
| 2010 | £277,500 | £435,191 | 51 |
| 2009 | £200,000 | £321,502 | 45 |
| 2008 | £210,000 | £344,234 | 35 |
| 2007 | £240,000 | £407,107 | 89 |
| 2006 | £242,500 | £420,949 | 80 |
| 2005 | £222,500 | £395,960 | 52 |
| 2004 | £224,500 | £407,736 | 66 |
| 2003 | £178,000 | £327,919 | 61 |
| 2002 | £240,000 | £451,558 | 81 |
| 2001 | £150,000 | £288,367 | 65 |
| 2000 | £150,000 | £294,375 | 69 |
| 1999 | £124,500 | £248,122 | 76 |
| 1998 | £119,000 | £240,210 | 48 |
| 1997 | £99,500 | £204,054 | 69 |
| 1996 | £87,500 | £184,534 | 62 |
| 1995 | £65,500 | £142,387 | 60 |
In cash terms the typical IP7 7 home went from £65,500 in 1995 to £362,500 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 155%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2020, and today's median remains roughly 27% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IP7 7 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 (+60.0% on the year before); the weakest, 2003 (−25.8%). 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) | −3.3% | −5.6% |
| 5 years (since 2021) | −1.3% | −5.9% |
| 10 years (since 2016) | +0.6% | −2.7% |
| 20 years (since 2006) | +2.0% | −0.7% |
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
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
IP7 7 recorded 28 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 70 sales a year before the financial crisis and 40 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.
What tenants pay around IP7 7
The local authority for IP7 7 is Babergh, and its ONS average private rent currently stands 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.
£972 a month is £11,664 a year, which against the £362,500 median sold price makes a gross yield of 3.2%. 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.
Reading the IP7 7 market
This is a thin market: 28 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 IP7, this sector trades 13% above the district median: one of the dearer corners of its district.
Asked and answered: IP7 7 (Hadleigh)
How much did a house sell for in IP7 7 (Hadleigh)?
Are property prices falling in IP7 7 (Hadleigh)?
Is IP7 7 (Hadleigh) a good place to buy a house?
What happens to IP7 7 prices now?
No honest page predicts prices, so this one sticks to the record: the median is down 6% over five years in cash but down 26% 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.
On the market in IP7 today
This is what you could actually buy today: 52 homes currently on the market from 8 agents publishing to HomesIndex.
These cover the whole IP7 district, not just IP7 7: live asking prices are collected per district.
17% 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.
- 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 →
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.
Moving up a bedroom in IP: the cost
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. Where too few homes exist to say anything meaningful, the cell is 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
The districts that gained and lost most in cash terms, each row linking through to its own 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 5 | £271,600 | 43 |
| IP7 6 | £380,000 | 27 |
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 7? 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 7'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.
Estate agents working IP7 7: the featured spot on this report is free for founding agents, one per district. Claim IP7 7.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to IP7 7. Free after a one click sign in.
See every individual IP7 7 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.