Model valuation£417,0008 Busby Close
Local market context
22 Brooks Hall Road, Ipswich, IP1 4BY
Estimated value
£161,000
- Since the 1996 sale (£41,300)+290%
- Against IP1 4BY's recent median (£205,000)-21%
Newest record on this page: July 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
75 m²
807 sq ft
Energy rating
D
Score 61
Council tax
Band A
Tenure
Social Rental
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
£161,000
- Against its 1996 sale (£41,300)+290%
- Against IP1 4BY's recent median (£205,000)-21%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Brooks Hall Road is modelled from its 75 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP1 4BY. 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
75 m² from the EPC lodged in July 2026
Sales of this home
1 sale recorded, the latest in 1996
Recent sales in IP1 4BY
5 sales, median £205,000 (2026–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2026 | 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.
22 Brooks Hall Road's estimated value is more than triple its earliest registered sale price (1996).
Sales timeline
20 March 1996Most recent
£41,300
Median price across the last 5 sales in IP1 4BY: £205,000 (2026–2022).
Nearby sales in IP1 4BY
What this page doesn't show
1 potential issue has already been flagged for 22 Brooks Hall Road, Ipswich, IP1 4BY. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 22 Brooks Hall Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Brooks Hall Road is a semi-detached house in Ipswich (IP1 4BY). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (July 2026) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump. This certificate was lodged in the last six months, so the rating reflects current condition.
Untraded for 30 years, with the last transfer in March 1996. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £161,000 sits 289.8% above the 1996 sale of £41,300. On a £-per-square-foot basis, the last sale (£51/sq ft) was about 64.4% below the postcode norm.
Before you decide
Everything you need to know about 22 Brooks Hall Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jul 2026EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.3 t/year
Occupancy
Rented
Certificate validity
Valid until 16 July 2036
Planning history
Applications and permits filed against 22 Brooks Hall Road, Ipswich, IP1 4BY, sourced from the PlanIt planning register.
22 Brooks Hall Road has no planning applications on record.
7
But the area is active
7 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Brooks Hall Road homes
Four headline reads against 26 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 22 Brooks Hall Road lags the street by a wide margin.
Price per m²
£551
Street avg £2,016
Floor Area
75 m²
Street avg 91 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.3 t/year
Street avg 5.4 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
Westwood Avenue — bus stop.
Closest school
0.4 km
Springfield Junior School. 27 schools nearby.
Nearest schools
- Springfield Junior SchoolPrimary377m
- Handford Hall Primary SchoolPrimary484m
- Springfield Infant School and NurseryPrimary489m
- St Matthew's Church of England Primary School, IpswichPrimary988m
Nearest stops
- Westwood AvenueBus stop111m
- Richmond RoadBus stop246m
- Beaconsfield RoadBus stop252m
- YMCABus stop255m
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 4BY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.7dB
Night-time· 23:00 – 07:00
44.5dB
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
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
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 22 Brooks Hall Road is modelled from its 75 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP1 4BY. 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 22 Brooks Hall Road. 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 22 Brooks Hall Road was lodged in July 2026 at band D and is valid until July 2036. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 22 Brooks Hall Road. 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 27 schools and 30 stops listed are measured in a straight line from IP1 4BY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Brooks Hall Road is in council tax band A. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 22 Brooks Hall Road, Ipswich, IP1 4BY. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in IP1 4BYSold prices, values and energy ratings for the postcode
- IP 1 property marketPrices, postcodes, schools and transport across the district
- 22 Brooks Hall Road, Ipswich valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales