Model valuation£417,0008 Busby Close
Local market context
12 Adair Road, Ipswich, IP1 5BG
Estimated value
£111,000
- Since the 2008 sale (£77,500)+43%
- Against IP1 5BG's recent median (£125,000)-11%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 01
Bedroom
1
Bathroom
1
Floor area
36 m²
388 sq ft
Energy rating
E
Score 47
Council tax
Band A
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
£111,000
- Against its 2008 sale (£77,500)+43%
- Against IP1 5BG's recent median (£125,000)-11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Adair Road is modelled from its 36 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP1 5BG. 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
36 m² from the EPC lodged in January 2024
Sales of this home
1 sale recorded, the latest in 2008
Recent sales in IP1 5BG
5 sales, median £125,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 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.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
2 April 2008Most recent
£77,500
Median price across the last 5 sales in IP1 5BG: £125,000 (2025–2023).
What this page doesn't show
1 potential issue has already been flagged for 12 Adair Road, Ipswich, IP1 5BG. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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 12 Adair Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Adair Road is a one-bedroom semi-detached house in Ipswich (IP1 5BG). It has a recorded floor area of 36 m² (around 388 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (January 2024) shows an E (score 47), well below the UK norm with real room to improve. When first surveyed in February 2009 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good, lighting went from Average to Very Good and main heating went from Poor to Average. The recommended improvements would lift it to C (score 79), a 2-band jump. Main heating runs on electricity. At 36 m² this is the 7th smallest of 29 units on EPC record in the building, where floor areas span 31–67 m². The building's EPC ratings span G to B across 34 units on file.
Untraded for 18 years, with the last transfer in April 2008. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 36 m² it sits well below the postcode median (53 m² across 28 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 82% of similar EPCs). Today's modelled estimate of £111,000 is 43.2% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£200/sq ft) was about 21.3% 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
- Bedrooms1
- Bathrooms1
Outside
- Private gardenWest-facing
Before you decide
Everything you need to know about 12 Adair Road
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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)
Jan 2024
EPC Rating
A
B
C
D
E
E47
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
4.5 t/year
Occupancy
Rented
Certificate validity
Valid until 12 January 2034
Property Improvements
Changes detected from historical EPC data
Jan 2024from Feb 2009
EPC improved fromF33toE47
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
40%86%
More low energy lighting installed
Planning history
Applications and permits filed against 12 Adair Road, Ipswich, IP1 5BG, sourced from the PlanIt planning register.
12 Adair Road has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Adair Road homes
Four headline reads against 30 similar flats on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 12 Adair Road lags the street by a wide margin.
Price per m²
£2,153
Street avg £1,991
Floor Area
36 m²
Street avg 41 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
4.5 t/year
Street avg 1.6 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
0.0 km
Adair Road — bus stop.
Closest school
0.6 km
Westbourne Academy. 20 schools nearby.
Nearest schools
- Westbourne AcademySecondary608m
- Whitehouse Community Primary SchoolPrimary652m
- Springfield Infant School and NurseryPrimary927m
- Springfield Junior SchoolPrimary1.1km
Nearest stops
- Adair RoadBus stop31m
- Spinner CloseBus stop69m
- Coral DriveBus stop113m
- Henniker RoadBus stop170m
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 5BG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.4dB
Night-time· 23:00 – 07:00
47.9dB
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 EPre-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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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 12 Adair Road is modelled from its 36 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP1 5BG. 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 12 Adair 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 12 Adair Road was lodged in January 2024 at band E and is valid until January 2034. 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 12 Adair 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 20 schools and 30 stops listed are measured in a straight line from IP1 5BG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Adair 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 12 Adair Road, Ipswich, IP1 5BG. Each answer is also embedded as structured data for search engines.
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- Every home in IP1 5BGSold prices, values and energy ratings for the postcode
- IP 1 property marketPrices, postcodes, schools and transport across the district
- 12 Adair Road, Ipswich valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales