Sandy Lane, Woodbridge house prices are built from 95 sales lodged with HM Land Registry, the oldest in 1998 and the most recent on 27 Nov 2025. The median price paid across the whole record is £300,000. Across the 10 years from 2013 to 2023 the median moved +33.8% in cash — but once inflation is taken out, the change in 2026 money is -0.9%.
Median price paid
£300,000
Change in cash, 2013–2023
+33.8%
Change in real terms
-0.9%
Median per m²
£3,000
HM Land Registry95 sales15 with floor areaLatest sale 27 Nov 2025
Section 01
How Sandy Lane, Woodbridge prices moved
The chart tracks the median Sandy Lane, Woodbridge house price for every year with a recorded sale, from 1998 to 2023. 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 | 1 | £92,250 | £204,839 |
| 2000s | 2 | £245,000 | £446,318 |
| 2010s | 2 | £370,000 | £521,700 |
| 2020s | 1 | £495,000 | £505,761 |
The highest yearly median on record for Sandy Lane, Woodbridge is £597,000 in 2014; the lowest is £92,250 in 1998. Across the full 26-year record the cash median has moved from £92,250 to £495,000.
In 2026 money that first median is worth £191,283, so the real change over the whole record is +179.6% — about +4.20% 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: +33.8% in cash against -0.9% 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 |
|---|---|---|---|---|
| Starboard Ho | 27 Nov 2025 | Detached | £775,000 | £791,848 |
| Glenafon | 28 Feb 2025 | Detached | £935,500 | £955,837 |
| 1 | 19 Feb 2024 | Semi-detached | £467,500 | £491,922 |
| Rose Cottage | 14 Dec 2023 | Detached | £700,000 | £756,322 |
| 2 | 26 Oct 2023 | Semi-detached | £495,000 | £534,828 |
| 36 | 16 Aug 2023 | Semi-detached | £390,000 | £421,379 |
| Garden Hill | 20 Jul 2023 | Detached | £1,325,000 | £1,431,609 |
| 38 | 20 Jul 2023 | Detached | £453,270 | £489,740 |
| Heathlands | 2 Dec 2022 | Detached | £960,000 | £1,112,243 |
| Cedar Lodge | 16 Dec 2021 | Detached | £450,000 | £568,548 |
| Cavaliers | 22 Oct 2021 | Detached | £952,250 | £1,203,112 |
| The Burrow | 23 Sep 2021 | Detached | £600,000 | £758,065 |
| Elm Cottage | 17 Feb 2021 | Detached | £430,000 | £543,280 |
| Broom Bank | 15 Dec 2020 | Detached | £400,000 | £517,906 |
| 1 | 14 Dec 2020 | Semi-detached | £380,000 | £492,011 |
| Bowfield | 9 Dec 2020 | Detached | £637,000 | £824,766 |
| 21 | 8 Jan 2020 | Detached | £1,125,000 | £1,456,612 |
| Cedar Lodge | 17 Apr 2019 | Detached | £290,000 | £379,314 |
| 31 | 21 Jan 2019 | Semi-detached | £560,000 | £732,468 |
| 7 Boot Cottage | 11 Jul 2018 | Detached | £560,000 | £746,314 |
| Wayside | 1 Jun 2018 | Detached | £560,000 | £746,314 |
| 6 | 22 Sep 2017 | Detached | £700,000 | £952,703 |
| 10 | 17 Jan 2017 | Detached | £975,000 | £1,326,979 |
| Bowfield | 4 Mar 2016 | Detached | £578,000 | £806,911 |
| 32 | 22 Jan 2016 | Semi-detached | £500,000 | £698,020 |
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 Sandy Lane, Woodbridge values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| STARBOARD HO Sandy Lane | £84,950 (1996) | £775,000 (2025) | +7.9% | +5.2% |
| GLENAFON Sandy Lane | £85,000 (1998) | £935,500 (2025) | +9.3% | +6.5% |
| 1 Sandy Lane | £106,000 (2000) | £467,500 (2024) | +6.4% | +3.6% |
| ROSE COTTAGE Sandy Lane | £92,250 (1998) | £700,000 (2023) | +8.4% | +5.7% |
| 2 Sandy Lane | £225,000 (2006) | £495,000 (2023) | +4.7% | +1.7% |
| 36 Sandy Lane | £180,000 (2004) | £390,000 (2023) | +4.2% | +1.2% |
| GARDEN HILL Sandy Lane | £175,000 (1996) | £1,325,000 (2023) | +7.8% | +5.0% |
| CEDAR LODGE Sandy Lane | £290,000 (2019) | £450,000 (2021) | +24.6% | +22.4% |
| CAVALIERS Sandy Lane | £75,000 (1997) | £952,250 (2021) | +11.2% | +8.8% |
| THE BURROW Sandy Lane | £219,995 (2010) | £600,000 (2021) | +9.6% | +7.2% |
| BROOM BANK Sandy Lane | £65,000 (1995) | £400,000 (2020) | +7.5% | +5.2% |
| BOWFIELD Sandy Lane | £578,000 (2016) | £637,000 (2020) | +2.5% | +0.5% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Sandy Lane, Woodbridge 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 |
|---|---|---|---|---|
| Detached | 67 | 70.5% | £380,000 | £30,000 – £1,325,000 |
| Semi-detached | 28 | 29.5% | £245,000 | £26,000 – £560,000 |
Section 06
Ownership and new build in Sandy Lane, Woodbridge
0 of the sales on record are leasehold and 95 freehold — 0.0% 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.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 0 | 0.0% | — |
| Freehold | 95 | 100.0% | £300,000 |
| New build | 1 | 1.1% | £80,000 |
| Existing home | 94 | 98.9% | £302,000 |
New builds sold for less than the median existing home — -73.5%. 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 2 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 Sandy Lane, Woodbridge
Every certificate carries an energy efficiency band as well as a floor area. Across East Suffolk, 41.2% of 130,214 certificates sit in bands A to C, and 6.4% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 630 | 0.5% |
| B | 12,701 | 9.8% |
| C | 40,380 | 31.0% |
| D | 47,955 | 36.8% |
| E | 20,236 | 15.5% |
| F | 6,405 | 4.9% |
| G | 1,907 | 1.5% |
The Office for National Statistics puts the mean private rent in East Suffolk at £835 a month as of Jun 2026 — £598 for a one-bedroom home and £933 for three bedrooms.
Against the median sale of £300,000 here, that rent is a gross yield of 3.34% 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 IP12, 2 crimes were recorded in Jun 2026: 1 violent, 0 burglary, 0 vehicle-related and 0 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 83.5 times quieter.
Against the 246,058 residents the 2021 census counted in East Suffolk, that is 0.01 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 Sandy Lane, Woodbridge
The 2021 census counted 246,058 residents in East Suffolk across 110,749 households. 69.3% of those households own their home and 30.7% rent — a split the sold record cannot show, because only owners appear in it.
13 state and independent schools have a IP12 postcode: 12 primary, 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 |
|---|---|---|---|
| Farlingaye High School | Secondary | Academy converter | 1,861 |
| Kyson Primary School | Primary | Academy converter | 380 |
| Rendlesham Primary School | Primary | Academy converter | 277 |
| Woodbridge Primary School | Primary | Community school | 209 |
| St Mary's Church of England Primary School, Woodbridge | Primary | Academy converter | 198 |
| Melton Primary School | Primary | Community school | 163 |
| Martlesham Primary Academy | Primary | Academy sponsor led | 125 |
| Eyke Church of England Primary School | Primary | Academy sponsor led | 97 |
| Sandlings Primary School | Primary | Community school | 82 |
| Hollesley Primary School | Primary | Academy converter | 76 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Melton (Suffolk) Rail Station | Rail | 2.5 km |
| Woodbridge Rail Station | Rail | 3.6 km |
| Wickham Market Rail Station | Rail | 6.7 km |
| Bawdsey Ferry Landing | Ferry | 11.6 km |
Section 09
How Sandy Lane, Woodbridge compares
The median across the whole archive is £157,500. Sandy Lane, Woodbridge sits above that national figure — +90.5%.
Within Woodbridge the street ranks 185 of 706 by median price, and its median is above the town figure of £210,000 (+42.9%).
Where an EPC floor area could be matched to the sale, the median works out at £3,000 per square metre, across 15 of the 95 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 £26,000 to £1,325,000. 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.
Sandy Lane, Woodbridge sits in East Suffolk, in the East of England.
The Office for National Statistics puts the median home in East Suffolk at 7.8 times median local earnings of £37,025 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
Streets nearby
- The Street£235,000 median
- Ipswich Road£210,000 median
- Redwald Road£95,225 median
- Main Road£270,000 median
- Greenways£154,950 median
- New Street£168,000 median
- Mayhew Road£285,000 median
- School Lane£275,000 median
- Cobbold Road£72,000 median
- Thoroughfare£190,000 median
- Edwin Avenue£131,000 median
- Old Maltings Court£127,500 median
- Castle Street£173,975 median
- Oak Hill£140,000 median
- Seckford Street£254,500 median
- Suffolk Drive£95,000 median
Addresses with more than one recorded sale
- 1 Sandy Lane5 sales
- 36 Sandy Lane5 sales
- 10 Sandy Lane5 sales
- 2 Sandy Lane4 sales
- 32 Sandy Lane4 sales
- ROSEMARY COTTAGE Sandy Lane4 sales
- ROSE COTTAGE Sandy Lane3 sales
- CAVALIERS Sandy Lane3 sales
- THE ROWANS Sandy Lane3 sales
- STARBOARD HO Sandy Lane2 sales
- GLENAFON Sandy Lane2 sales
- GARDEN HILL Sandy Lane2 sales
- CEDAR LODGE Sandy Lane2 sales
- THE BURROW Sandy Lane2 sales
- BROOM BANK Sandy Lane2 sales
- BOWFIELD Sandy Lane2 sales
- 21 Sandy Lane2 sales
- 7, BOOT COTTAGE Sandy Lane2 sales
- 29 Sandy Lane2 sales
- THE COURTYARD Sandy Lane2 sales
- HONEYBEES Sandy Lane2 sales
- 3 Sandy Lane2 sales
- LEAWOOD HOUSE Sandy Lane2 sales
- THE BUNGALOW Sandy Lane2 sales
Back to Woodbridge house prices.
Quick answers
Common questions about this data
What is the average house price in Sandy Lane, Woodbridge?
The median price paid in Sandy Lane, Woodbridge across every sale on the register is £300,000. 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 Sandy Lane, Woodbridge?
95 sales are on record for Sandy Lane, Woodbridge, the most recent completing on 27 Nov 2025. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Sandy Lane, Woodbridge house prices actually risen?
In cash, the median rose +33.8% between 2013 and 2023. In 2026 money — that is, after inflation — the change is -0.9%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Sandy Lane, Woodbridge house prices at their highest?
The highest yearly median on record is £597,000, set in 2014. 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 Sandy Lane, Woodbridge?
£3,000 per square metre, from the 15 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 27 Nov 2025. 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, “Sandy Lane, Woodbridge 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.