Model valuation£417,0008 Busby Close
Local market context
45 Waterloo Road, Ipswich, IP1 4EA
5 sales on record
Estimated value
£185,000
- Since the 2019 sale (£157,000)+18%
- Against IP1 4EA's recent median (£152,000)+22%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
83 m²
893 sq ft
Energy rating
D
Score 59
Council tax
Band B
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
£185,000
- Against its 2019 sale (£157,000)+18%
- Against IP1 4EA's recent median (£152,000)+22%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 45 Waterloo Road is modelled from its 83 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in IP1 4EA. 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
83 m² from the EPC lodged in July 2019
Sales of this home
5 sales recorded, the latest in 2019
Recent sales in IP1 4EA
5 sales, median £152,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | 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.
45 Waterloo Road has more than quadrupled in price since its earliest registered sale in 1995.
Sales timeline
18 August 2019Most recent
£157,000
+30.3%over 9 years12 November 2009
£120,500
+74.6%over 8 years25 October 2001
£69,000
+35.3%over 1 year6 July 2000
£51,000
+72.9%over 4 years27 July 1995
£29,500
Median price across the last 5 sales in IP1 4EA: £152,000 (2025–2021).
Nearby sales in IP1 4EA
What this page doesn't show
1 potential issue has already been flagged for 45 Waterloo Road, Ipswich, IP1 4EA. 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 45 Waterloo Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
45 Waterloo Road is a two-bedroom mid-terrace house in Ipswich (IP1 4EA). It has a recorded floor area of 83 m² (around 893 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (July 2019) shows a D (score 59), a step below the typical UK home. The rating has held steady at D across 2 certificates since July 2009. Between certificates, window efficiency dropped from Good to Average and lighting dropped from Average to Poor. The recommended improvements would lift it to B (score 82), a 2-band jump.
Most recent transfer: August 2019 at £157,000. Across the public record there are 5 sales, relatively high churn for a single property. Across 1995–2019, sale prices on this property compounded at 7.2% per year. Today's modelled estimate of £185,000 is 17.8% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£176/sq ft) was about 35.3% above the typical sold price in the postcode.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
- Utility roomYes
- CloakroomYes
Outside
- Private gardenRear
Before you decide
Everything you need to know about 45 Waterloo 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
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Jul 2019
EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 21 July 2029
Property Improvements
Changes detected from historical EPC data
Jul 2019from Jul 2009
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Low Energy Lighting
33%10%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 45 Waterloo Road, Ipswich, IP1 4EA, sourced from the PlanIt planning register.
45 Waterloo 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 Waterloo Road homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 45 Waterloo Road runs comfortably ahead of the street norm.
Price per m²
£1,892
Street avg £1,512
Floor Area
83 m²
Street avg 86 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
4.3 t/year
Street avg 4.3 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
0.2 km
Beaconsfield Road — bus stop.
Closest school
0.4 km
Handford Hall Primary School. 28 schools nearby.
Nearest schools
- Handford Hall Primary SchoolPrimary395m
- Springfield Junior SchoolPrimary412m
- Springfield Infant School and NurseryPrimary499m
- St Matthew's Church of England Primary School, IpswichPrimary938m
Nearest stops
- Beaconsfield RoadBus stop172m
- Sir John Mills TheatreBus stop185m
- Westwood AvenueBus stop188m
- Sirdar RoadBus stop204m
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 4EA 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-eraMid-Terrace 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.
£176k
1 Fraser Road
IP1 4AE
2 bed1 bath
£156k
1 Framlingham Court, Valley Road
IP1 4EF
2 bed1 bath
£144k
1 Fulham Way
IP1 4FB
2 bed1 bath
£213k
1 Lower Dales View Road
IP1 4HG
3 bed
£150k
1 Kitchener Road
IP1 4DT
1 bed1 bath
£244k
1 Mornington Avenue
IP1 4LA
3 bed1 bath
£253k
1 Millers View
IP1 4QB
3 bed
£260k
1 Park View Road
IP1 4HN
3 bed1 bath
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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 45 Waterloo Road is modelled from its 83 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in IP1 4EA. 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. 5 sales are recorded for 45 Waterloo 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 45 Waterloo Road was lodged in July 2019 at band D and is valid until July 2029. 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 45 Waterloo 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 28 schools and 30 stops listed are measured in a straight line from IP1 4EA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 45 Waterloo Road is in council tax band B. 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 45 Waterloo Road, Ipswich, IP1 4EA. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in IP1 4EASold prices, values and energy ratings for the postcode
- IP 1 property marketPrices, postcodes, schools and transport across the district
- 45 Waterloo 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