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Get startedHolly Tree Cottage is a four-bedroom detached house in Blaxhall, Woodbridge, Woodbridge (IP12 2DZ). It has a recorded floor area of 115 m² (around 1238 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (August 2019) shows an E (score 41), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 76), a 2-band jump. Main heating runs on oil. Period features are noted in the property record.
Sale prices here have outpaced England HPI: 5.5% per year against 0% for the wider region. Today's modelled estimate of £476,000 is 19% above the 2019 sale price. Most recent transfer: November 2019 at £400,000. Across the public record there are 4 sales, relatively high churn for a single property. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include an annexe and an extension, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs).
Holly Tree Cottage's carbon output runs well above what efficient homes in the postcode produce.
A an annexe application was refused at Holly Tree Cottage in 2022.
Construction of single storey detached double garage with single storey annexe/holiday let
Sale price has grown by over 3x since 1998.
£476,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.5% per year over 21 years.
£400,000
Growth on file: 5.5% per year over 21 years.
Holly Tree Cottage is notably below the street on epc rating.
Price per m²
£3,478
Street avg £3,599
Floor Area
115 m²
Street avg 100 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km

Daytime· 07:00 – 23:00
43.7dB

Erection of detached double garage with annexe above.
1 more application for this property
Join to see all planning history.
8 November 2019Most recent
£400,000
+35.6%over 11 years11 July 2008
£295,000
+21.6%over 4 years10 October 2003
£242,500
+89.5%over 5 years4 September 1998
£128,000
Median price across the last 5 sales in IP12 2DZ: £325,000 (2025–2020).
CO₂ Emissions
6.8 t/year
Street avg 5.1 t/year
IP12 2QG
Youth Hostel — bus stop.
Night-time· 23:00 – 07:00
35.9dB
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