IP33 house prices are built from 15,650 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 24 Jun 2026. The median price paid across the whole record is £172,000. Across the 10 years from 2016 to 2026 the median moved +9.7% in cash — but once inflation is taken out, the change in 2026 money is -21.4%.
Median price paid
£172,000
Change in cash, 2016–2026
+9.7%
Change in real terms
-21.4%
Median per m²
£2,297
HM Land Registry15,650 sales4,070 with floor areaLatest sale 24 Jun 2026
Section 01
How IP33 prices moved
The chart tracks the median IP33 house price for every year with a recorded sale, from 1995 to 2026. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 5 | £56,150 | £124,680 |
| 2000s | 10 | £159,995 | £291,464 |
| 2010s | 10 | £214,975 | £303,115 |
| 2020s | 7 | £290,000 | £296,304 |
The highest yearly median on record for IP33 is £300,000 in 2023; the lowest is £50,500 in 1996. Across the full 32-year record the cash median has moved from £51,000 to £277,500.
In 2026 money that first median is worth £113,244, so the real change over the whole record is +145.0% — about +2.93% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +9.7% in cash against -21.4% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| FLAT 17 LYDGATE COURT Abbots Gate | 24 Jun 2026 | Flat or maisonette | £245,000 | £245,000 |
| 15 Tayfen Road | 24 Jun 2026 | Terraced | £115,000 | £115,000 |
| 20 Grange Walk | 23 Jun 2026 | Terraced | £235,000 | £235,000 |
| 5 Cherry Tree Close | 18 Jun 2026 | Terraced | £400,000 | £400,000 |
| 21 Sextons Meadows | 12 Jun 2026 | Terraced | £290,000 | £290,000 |
| 102 Springfield Road | 10 Jun 2026 | Terraced | £320,000 | £320,000 |
| 14 Osmund Walk | 9 Jun 2026 | Semi-detached | £225,000 | £225,000 |
| 35 Albemarle Road | 5 Jun 2026 | Detached | £210,000 | £210,000 |
| 42 Guildhall Street | 4 Jun 2026 | Terraced | £413,000 | £413,000 |
| 11 Willow Way | 4 Jun 2026 | Flat or maisonette | £182,000 | £182,000 |
| 20 Malam Road | 1 Jun 2026 | Semi-detached | £500,000 | £500,000 |
| 43 Bullen Close | 1 Jun 2026 | Flat or maisonette | £192,000 | £192,000 |
| GARDEN HOUSE Queens Close | 29 May 2026 | Detached | £755,000 | £755,000 |
| 85 Eastgate Street | 29 May 2026 | Terraced | £292,000 | £292,000 |
| 45 Abbotsbury Road | 29 May 2026 | Semi-detached | £245,000 | £245,000 |
| 6 Hepworth Avenue | 28 May 2026 | Detached | £208,000 | £208,000 |
| 114 Cryspen Court | 28 May 2026 | Terraced | £85,000 | £85,000 |
| 14 Guildhall Street | 27 May 2026 | Detached | £785,000 | £785,000 |
| 11 Walsingham Road | 27 May 2026 | Semi-detached | £220,000 | £220,000 |
| 55 Cornfield Road | 26 May 2026 | Terraced | £259,000 | £259,000 |
| 19 St Johns Place | 26 May 2026 | Terraced | £240,000 | £240,000 |
| 29 Bevis Walk | 22 May 2026 | Semi-detached | £280,000 | £280,000 |
| 1 Fitzgerald Walk | 22 May 2026 | Semi-detached | £260,000 | £260,000 |
| 4 Bulrush Crescent | 22 May 2026 | Detached | £250,000 | £250,000 |
| 7 Peckham Street | 22 May 2026 | Terraced | £215,000 | £215,000 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to IP33 values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| FLAT 17 LYDGATE COURT Abbots Gate | £162,000 (2009) | £245,000 (2026) | +2.5% | -0.5% |
| 15 Tayfen Road | £105,000 (2011) | £115,000 (2026) | +0.6% | -2.2% |
| 20 Grange Walk | £45,000 (1997) | £235,000 (2026) | +5.9% | +3.2% |
| 5 Cherry Tree Close | £295,000 (2012) | £400,000 (2026) | +2.2% | -0.7% |
| 21 Sextons Meadows | £59,950 (1996) | £290,000 (2026) | +5.4% | +2.7% |
| 102 Springfield Road | £148,000 (2011) | £320,000 (2026) | +5.3% | +2.3% |
| 14 Osmund Walk | £105,000 (2002) | £225,000 (2026) | +3.2% | +0.4% |
| 35 Albemarle Road | £63,500 (1999) | £210,000 (2026) | +4.5% | +1.8% |
| 11 Willow Way | £74,500 (2001) | £182,000 (2026) | +3.6% | +0.9% |
| 43 Bullen Close | £43,500 (1995) | £192,000 (2026) | +4.9% | +2.2% |
| 20 Malam Road | £442,500 (2022) | £500,000 (2026) | +3.1% | -0.6% |
| GARDEN HOUSE Queens Close | £317,500 (2004) | £755,000 (2026) | +4.0% | +1.1% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. IP33 is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Terraced | 6,351 | 40.6% | £162,000 | £10,512 – £2,127,125 |
| Semi-detached | 3,493 | 22.3% | £178,000 | £17,560 – £1,900,000 |
| Detached | 3,094 | 19.8% | £250,000 | £11,000 – £2,450,000 |
| Flat or maisonette | 2,712 | 17.3% | £125,000 | £13,000 – £1,050,000 |
Section 05
How big homes are in IP33
Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 3,599 certificates cover IP33, and their median floor area is 75 m².
The median across the whole register is 76 m², so homes here are about the same size than average — -1.3%. Size explains a large part of why one area's median price sits above another's, which is why the price per square metre further up this page is the fairer comparison.
| Measure | Floor area | Sample |
|---|---|---|
| Median floor area | 75 m² | about 807 sq ft |
| Smaller quarter, up to | 56 m² | about 603 sq ft |
| Larger quarter, from | 98 m² | about 1,055 sq ft |
| Under 60 m² | 29.0% | 1,044 homes |
| 150 m² and over | 7.8% | 282 homes |
Section 06
Ownership and new build in IP33
2,867 of the sales on record are leasehold and 12,783 freehold — 18.3% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £125,000 and the median freehold sale £187,000 — a gap of +49.6%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 2,867 | 18.3% | £125,000 |
| Freehold | 12,783 | 81.7% | £187,000 |
| New build | 1,324 | 8.5% | £193,225 |
| Existing home | 14,326 | 91.5% | £170,000 |
New builds sold for more than the median existing home — +13.7%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 868 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in IP33
Every certificate carries an energy efficiency band as well as a floor area. Across West Suffolk, 46.6% of 94,808 certificates sit in bands A to C, and 5.3% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 507 | 0.5% |
| B | 13,380 | 14.1% |
| C | 30,257 | 31.9% |
| D | 32,285 | 34.1% |
| E | 13,358 | 14.1% |
| F | 4,079 | 4.3% |
| G | 942 | 1.0% |
The Office for National Statistics puts the mean private rent in West Suffolk at £1,178 a month as of Jun 2026 — £814 for a one-bedroom home and £1,313 for three bedrooms.
Against the median sale of £172,000 here, that rent is a gross yield of 8.22% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of IP33, 187 crimes were recorded in Jun 2026: 81 violent, 5 burglary, 8 vehicle-related and 9 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is about typical.
Against the 179,948 residents the 2021 census counted in West Suffolk, that is 1.04 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around IP33
The 2021 census counted 179,948 residents in West Suffolk across 78,747 households. 61.4% of those households own their home and 38.6% rent — a split the sold record cannot show, because only owners appear in it.
9 state and independent schools have a IP33 postcode: 6 primary, 2 16 plus, 1 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| King Edward VI CEVC School | Secondary | Voluntary controlled school | 1,189 |
| Abbeygate Sixth Form College | 16 plus | Free schools 16 to 19 | 1,163 |
| St Edmund's Catholic Primary School | Primary | Voluntary aided school | 443 |
| Guildhall Feoffment Community Primary School | Primary | Community school | 328 |
| Westgate Community Primary School and Nursery | Primary | Community school | 301 |
| Hardwick Primary School | Primary | Academy converter | 190 |
| St Edmundsbury CofE Primary Academy | Primary | Academy sponsor led | 168 |
| Sexton's Manor Primary School | Primary | Academy converter | 165 |
| West Suffolk College | 16 plus | Further education | — |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Bury St Edmunds Rail Station | Rail | 1.3 km |
| Thurston Rail Station | Rail | 6.9 km |
| Elmswell Rail Station | Rail | 13.9 km |
| Kennett Rail Station | Rail | 15.3 km |
Section 09
How IP33 compares
The median across the whole archive is £157,500. IP33 sits above that national figure — +9.2%.
Where an EPC floor area could be matched to the sale, the median works out at £2,297 per square metre, across 4,070 of the 15,650 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £10,512 to £2,450,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
IP33 sits in West Suffolk, in the East of England.
The Office for National Statistics puts the median home in West Suffolk at 7.7 times median local earnings of £37,141 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Sectors inside IP33
The closest districts
- IP321.5 km · £172,000
- IP2815.7 km · £174,950
- CB819.1 km · £180,000
- IP2420.1 km · £123,625
- CO1020.5 km · £183,000
- IP1422.3 km · £168,000
- CB925.5 km · £147,000
- IP2227.6 km · £172,500
This district mostly covers Bury St Edmunds.
Quick answers
Common questions about this data
What is the average house price in IP33?
The median price paid in IP33 across every sale on the register is £172,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in IP33?
15,650 sales are on record for IP33, the most recent completing on 24 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have IP33 house prices actually risen?
In cash, the median rose +9.7% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -21.4%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were IP33 house prices at their highest?
The highest yearly median on record is £300,000, set in 2023. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in IP33?
£2,297 per square metre, from the 4,070 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 24 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “IP33 house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.