Model valuation£417,0008 Busby Close
Local market context
2 Observation Court, Flat B, 84 Princes Street, Ipswich, IP1 1RY
Estimated value
£138,000
- Since the 2015 sale (£450,000)-69%
Newest record on this page: June 2020. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor ground floor
Floor area
50 m²
538 sq ft
Energy rating
D
Score 64
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£138,000
- Against its 2015 sale (£450,000)-69%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Observation Court is modelled from its 50 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP1 1RY. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
50 m² from the EPC lodged in June 2020
Sales of this home
1 sale recorded, the latest in 2015
Recent sales in IP1 1RY
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2015 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Sales timeline
19 April 2015Most recent
£450,000
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 2 Observation Court
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Observation Court is a semi-detached house in Ipswich (IP1 1RY). It has a recorded floor area of 50 m² (around 538 sq ft). At 50 m² this is the 5th smallest of 7 units on EPC record in 2 Observation Court, where floor areas span 24–72 m². The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (June 2020) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since June 2020.
Today's modelled estimate of £138,000 is 69.3% below the 2015 sale of £450,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. At 50 m² the property is well over the postcode median (30 m² across 33 EPCs), placing it in the larger end of the local stock. On the market in April 2015 and unlisted since — roughly 11 years.
Before you decide
Everything you need to know about 2 Observation Court
The true value, the hidden risks and the full sale history, in one report.
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Jun 2020
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
—
Main Fuel
—
Hot Water
Very Poor
Windows
Average
CO2 Emissions
2.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 21 June 2030
Planning history
Applications and permits filed against 2 Observation Court, Flat B, 84 Princes Street, Ipswich, IP1 1RY, sourced from the PlanIt planning register.
2 Observation Court has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Princes Street homes
Three headline reads against 33 similar flats on this street, drawn from the latest EPC and Land Registry data.
EPC Rating
64 (D)
Street avg 60 (D)
Floor Area
50 m²
Street avg 46 m²
CO₂ Emissions
2.3 t/year
Street avg 2.4 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Ipswich district page.
Crime
332/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
St Clare House — bus stop.
Closest school
0.4 km
St Matthew's Church of England Primary School, Ipswich. 33 schools nearby.
Nearest schools
- St Matthew's Church of England Primary School, IpswichPrimary399m
- St Margaret's Church of England Voluntary Aided Primary School, IpswichPrimary884m
- Hillside Primary SchoolPrimary1.0km
- Suffolk New College16 plus1.1km
Nearest stops
- St Clare HouseBus stop61m
- AXA OfficesBus stop66m
- Willis BuildingBus stop126m
- Willis BuildingBus stop169m
Most reported crime locally
- Violence & Sexual Offences2,052 reports36%
- Shoplifting1,351 reports24%
- Criminal Damage & Arson384 reports7%
- Public Order348 reports6%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around IP1 1RY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.6dB
Night-time· 23:00 – 07:00
48.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£139k
1 Observation Court, Flat 11, 84 Princes Street
IP1 1RY
Flat
£136k
15 17, Flat 15, Princes Street
IP1 1PH
Flat
£136k
15 17, Flat 5, Princes Street
IP1 1PH
Flat
£141k
15 17, Flat 1, Princes Street
IP1 1PH
Flat
£134k
15 17, Flat 13, Princes Street
IP1 1PH
Flat
£145k
1 Observation Court, Flat 17, 84 Princes Street
IP1 1RY
Flat
£145k
1 Observation Court, Flat 7, 84 Princes Street
IP1 1RY
Flat
£145k
15 17, Flat 2, Princes Street
IP1 1PH
Flat
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 2 Observation Court is modelled from its 50 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP1 1RY. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 2 Observation Court. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 2 Observation Court was lodged in June 2020 at band D and is valid until June 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 2 Observation Court. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 17 months, which places each incident at an approximate point. The 33 schools and 30 stops listed are measured in a straight line from IP1 1RY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 Observation Court, Flat B, 84 Princes Street, Ipswich, IP1 1RY. Each answer is also embedded as structured data for search engines.
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