Model valuation£417,0008 Busby Close
Local market context
48a, Waterloo Road, Ipswich, IP1 4EA
3 sales on record3 planning records
Estimated value
£127,000
- Since the 2021 sale (£115,000)+10%
- Against IP1 4EA's recent median (£167,000)-24%
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
Semi-detached
Floor 1st
Habitable rooms
3
From EPC
Floor area
52 m²
560 sq ft
Energy rating
D
Score 64
Tenure
Private 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
£127,000
- Against its 2021 sale (£115,000)+10%
- Against IP1 4EA's recent median (£167,000)-24%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 48a is modelled from its 52 m² EPC floor area, its 3 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
52 m² from the EPC lodged in September 2019
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in IP1 4EA
5 sales, median £167,000 (2025–2020)
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 | 1 of 3 applications | 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.
48a has more than doubled in price since the earliest registered sale in 2002.
Sales timeline
5 October 2021Most recent
£115,000
+69.1%over 2 years3 April 2019
£68,000
+56.3%over 16 years26 September 2002
£43,501
Median price across the last 5 sales in IP1 4EA: £167,000 (2025–2020).
What this page doesn't show
1 potential issue has already been flagged for 48a, 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 48a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
48a is a semi-detached house in Ipswich (IP1 4EA). It has a recorded floor area of 52 m² (around 560 sq ft) and construction records dating it to 1900-1929. At 52 m² this is the smallest unit on EPC record across the building (52–125 m²). The building's EPC ratings span E to D, with this unit at the top. The latest certificate (September 2019) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in November 2008 the rating was G, the property has climbed 3 bands since. Between certificates, window efficiency went from Poor to Average, lighting went from Average to Very Good and main heating went from Very Poor to Average; while hot-water efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 76). Main heating runs on electricity.
3 planning records sit against the property, 0 approved, 0 refused, 1 pending. An application is currently awaiting a decision. At 52 m² it sits well below the postcode median (84 m² across 15 EPCs), making it one of the more compact homes locally. Across 2002–2021, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £127,000 is 10.4% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£205/sq ft) was about 58.2% above the typical sold price in the postcode. Sold October 2021 for £115,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 48a
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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 3)
Sept 2019
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
3.7 t/year
Occupancy
Rented
Certificate validity
Valid until 22 September 2029
Property Improvements
Changes detected from historical EPC data
Apr 2019from Nov 2008
EPC improved fromG10toD61
Heating System
Room HeatersGas Boiler
Upgraded to gas central heating
Main Fuel
ElectricGas
Connected to mains gas supply
Heating Controls
ThermostatProg + TRVs
Heating controls upgraded for better temperature management
Hot Water
Gas MultipointMain System
Hot water system upgraded
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
40%100%
More low energy lighting installed
Sept 2019from Apr 2019
Heating System
Gas BoilerStorage Heaters
Heating system changed
Main Fuel
GasElectric
Changed to a more efficient fuel source
Hot Water
Main SystemImmersion (Off-Peak)
Hot water system changed
Planning history
Applications and permits filed against 48a, Waterloo Road, Ipswich, IP1 4EA, sourced from the PlanIt planning register.
3 applications on record at 48a, Waterloo Road, Ipswich, IP1 4EA
0decisions15documents7nearby
Flagged:Change of use
- Jun 2019Change of UseOutlineOutcome in report
Notification for prior approval of change of use from storage (B8) to create 3x one-bedroom flats with associated bin storage and cycle parking areas.
- Documents
- 5 docs on file
- Reference
- 19/00374/P3JPA
- More recent applications — locked
- New BuildJun 2020Decision
- ConversionJun 2020Decision
Unlock 48a, Waterloo Road, Ipswich, IP1 4EA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 3 applications on this property in full, plus 7 notable nearby
- The 15 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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-era1st Floor FlatEPC DPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, 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.
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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 48a is modelled from its 52 m² EPC floor area, its 3 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. 3 sales are recorded for 48a. 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 48a was lodged in September 2019 at band D and is valid until September 2029. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 48a. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 48a, 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
- 48a, Waterloo Road, Ipswich valuationHow the estimate is built and what moves it
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