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Hadleigh market report IP7, Ipswich
The IP7 (Hadleigh) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 8,064 sales recorded by HM Land Registry in IP7 (Ipswich) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in IP7 (Ipswich) sold for £320,000 in 2026, the median of 98 registered sales, down 6% on five years earlier. The mean was £360,100, and by floor area homes here have averaged about £3,650 per square metre over the last five years. The figures cover 8,064 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
IP7 is the postcode district covering Hadleigh, Milden in Ipswich. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where IP7 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
98 sales were registered in IP7 in 2026, and the middle one of them, the median, went for £320,000. The mean works out at £360,100, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in IP7
The last five years of sales put IP7 at roughly £3,650 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.
The national median for England and Wales is £285,000, which puts IP7 12% above the country at large.
The price of a typical IP7 home, 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 | £320,000 | £320,000 | 98 |
| 2025 | £350,000 | £358,370 | 222 |
| 2024 | £342,500 | £364,148 | 230 |
| 2023 | £350,000 | £384,565 | 182 |
| 2022 | £350,000 | £410,415 | 261 |
| 2021 | £340,000 | £430,484 | 354 |
| 2020 | £335,000 | £434,669 | 230 |
| 2019 | £293,500 | £384,708 | 255 |
| 2018 | £285,000 | £379,910 | 211 |
| 2017 | £326,200 | £444,904 | 229 |
| 2016 | £286,000 | £400,117 | 209 |
| 2015 | £250,000 | £353,250 | 211 |
| 2014 | £240,000 | £340,482 | 293 |
| 2013 | £211,000 | £303,608 | 243 |
| 2012 | £198,000 | £291,431 | 219 |
| 2011 | £195,000 | £294,375 | 150 |
| 2010 | £225,000 | £352,858 | 213 |
| 2009 | £190,000 | £305,427 | 193 |
| 2008 | £213,500 | £349,972 | 163 |
| 2007 | £225,000 | £381,663 | 323 |
| 2006 | £195,000 | £338,495 | 346 |
| 2005 | £185,000 | £329,225 | 287 |
| 2004 | £175,000 | £317,834 | 348 |
| 2003 | £160,000 | £294,759 | 255 |
| 2002 | £159,000 | £299,157 | 335 |
| 2001 | £113,000 | £217,237 | 321 |
| 2000 | £105,000 | £206,063 | 272 |
| 1999 | £85,000 | £169,401 | 346 |
| 1998 | £75,000 | £151,393 | 314 |
| 1997 | £69,700 | £142,941 | 322 |
| 1996 | £67,000 | £141,300 | 232 |
| 1995 | £60,000 | £130,431 | 197 |
In cash terms the typical IP7 home went from £60,000 in 1995 to £320,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 145%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2017, and today's median remains roughly 28% under it: a 2017 buyer is still waiting to get that price back in today's money.
Year-on-year change in the IP7 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 (+40.7% on the year before); the weakest, 2011 (−13.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 49% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £435,000 against £175,000 for a flat, 2.5 times the price.
Median by property type, IP7
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £412,500 | 39 | 3,924 |
| Semi-detached | £298,000 | 27 | 2,125 |
| Terraced | £235,000 | 29 | 1,751 |
| Flats | £175,000 (2025) | – | 244 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −8.6% | −10.7% |
| 5 years (since 2021) | −1.2% | −5.8% |
| 10 years (since 2016) | +1.1% | −2.2% |
| 20 years (since 2006) | +2.5% | −0.3% |
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.
Sales activity in IP7
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 last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 182 sales completed in IP7. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 311 sales a year before the financial crisis and 199 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.
Reading the IP7 market
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.
The rental side of IP7
IP7 falls under Babergh, where the ONS puts the average private rent at £972 a month (May 2026 figures). The spread runs from £722 a month for a typical one-bed to £1,612 at four-plus bedrooms, which is size doing most of the pricing.
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 £320,000 median sold price makes a gross yield of 3.6%. 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.
The questions people bring to IP7 (Hadleigh)
These are the recorded searches for the wider IP report family, answered with this page's own figures.
For searches like ipswich rental market
: the ONS puts the average private rent in Babergh at £972 a month, a gross yield of about 3.6% against the £320,000 median. The full rent section below breaks it down by size.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
IP7 (Hadleigh): the questions that come up
How much did a house sell for in IP7 (Hadleigh)?
Are property prices falling in IP7 (Hadleigh)?
Is IP7 (Hadleigh) a good place to buy a house?
Where do IP7 prices go next?
The record answers a different question than "what happens next": the median is down 6% over five years in cash but down 26% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
IP7's current homes for sale
Everything above is what homes in IP7 sold for. Turning to what is actually available: 52 homes on the market right now, from 8 agents publishing to HomesIndex, at a typical asking price 23% below the IP7 median sold price.
17% of current listings sit under the prices comparable homes actually fetched. 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...
"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 →
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
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%) | — | — |
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
IP7 ranks 28 of 33 in the IP area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
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.
Inside IP7, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP7 5 | £271,600 | 43 |
| IP7 6 | £380,000 | 27 |
| IP7 7 | £362,500 | 28 |
How IP7 compares nearby
Same city, different markets. The neighbouring districts of the IP area, dearest first:
| District | Median | 5-year |
|---|---|---|
| IP15 | £543,200 | +25% |
| IP10 | £480,000 | +7% |
| IP29 | £418,800 | +13% |
| IP13 | £370,000 | -3% |
| IP5 | £345,000 | +13% |
| IP31 | £343,500 | +1% |
| IP18 | £335,000 | -33% |
| IP30 | £330,000 | -6% |
| IP12 | £327,500 | -8% |
| IP8 | £325,000 | +8% |
| IP9 | £325,000 | -1% |
| IP17 | £325,000 | +0% |
| IP7 (this report) | £320,000 | -6% |
| IP21 | £312,800 | -3% |
| IP23 | £307,500 | -7% |
| IP22 | £294,000 | -2% |
| IP14 | £280,000 | +2% |
| IP20 | £280,000 | +0% |
| IP33 | £280,000 | -3% |
| IP28 | £276,900 | +4% |
| IP32 | £275,000 | -10% |
| IP11 | £271,200 | +2% |
| IP16 | £269,000 | +0% |
| IP6 | £268,800 | -6% |
Selling a home in IP7? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IP7, use the average prices map for a rough value: zoom from IP7's shading down to the sold homes on your own street. The figures above are every recorded IP7 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim IP7.
Keep digging
Behind the answers sits the same Land Registry record as this page, with IP7 already set as the subject. Free, one click sign in.
The live map plots every individual IP7 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.
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.