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Get startedThe Curatage is a detached house in Bromeswell, Woodbridge, Woodbridge (IP12 2PP). It has a recorded floor area of 360 m² (around 3875 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (November 2020) shows a D (score 68), on the cusp of jumping into the C band. When first surveyed in January 2014 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Average to Good and window efficiency went from Average to Good; while main heating dropped from Good to Average. The recommended improvements would push it to C (score 74). Main heating runs on oil.
Sale prices here have outpaced England HPI: 16.4% per year against 0% for the wider region. Today's modelled estimate of £865,000 is 27.4% below the 2021 sale of £1,191,511, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£307/sq ft) was about 100.1% above the typical sold price in the postcode. At 360 m² the property is well over the postcode median (136 m² across 3 EPCs), placing it in the larger end of the local stock. 6 planning records sit against the property, 4 approved, 2 refused. Past consents include an annexe and an extension, meaningful when judging how the property has evolved. Most recent transfer: February 2021 at £1,191,511. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
The Curatage's carbon output runs well above what efficient homes in the postcode produce.
A recent planning application at The Curatage was refused — worth checking the council file.
Retrospective - Retention of existing annexe and holiday let
Latest sale on The Curatage was the highest on Land Registry record across the postcode.
£865,000
Modelled from EPC, postcode comparables and a sale-price growth of 16.4% per year over 7 years.
£1,191,511
Growth on file: 16.4% per year over 7 years.
The Curatage outperforms the street on floor area by a wide margin.
EPC Rating
68 (D)
Street avg 68 (D)
Floor Area
360 m²
Street avg 155 m²
CO₂ Emissions
11.0 t/year
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
0.6 km

Daytime· 07:00 – 23:00
47.8dB

Changes detected from historical EPC data
Hot water efficiency improved
Wall insulation improved
Roof insulation improved
Low energy lighting percentage decreased
Hot water efficiency decreased
Windows upgraded, improving insulation
More low energy lighting installed
Fuel source changed
Heating controls upgraded for better temperature management
Hot water efficiency improved
Cavity wall insulation installed
Loft insulation upgraded to recommended levels
Floor insulation added or improved
More low energy lighting installed
Are we missing something? Tell us about home improvements to help adjust your valuation.
Non-Material Amendment of DC/17/5014/VOC - Extension and alteration to existing dwelling including cartlodge. Changes to garage elevation roof and amendments to landscaping/boundary fences/gates
4 more applications for this property
Join to see all planning history.
5 February 2021Most recent
£1,191,511
+170.8%over 6 years11 July 2014
£440,000
Median price across the last 5 sales in IP12 2PP: £359,000 (2021–2004).
2 Orford Road Bromeswell Woodbridge
Sold Feb 2021
Holly Bank Orford Road Bromeswell Woodbridge
Sold Jan 2015
Silverwood Orford Road Bromeswell Woodbridge
Sold Dec 2004
Birchwood Orford Road Bromeswell Woodbridge
Sold Oct 2004
4 Orford Road Bromeswell Woodbridge
Sold Jan 1998
Street avg 3.2 t/year
Habitable Rooms
9 rooms
Street avg 7 rooms
Bus Shelter — bus stop.
Closest school
1.5 km
Eyke Church of England Primary School. 3 schools nearby.
Night-time· 23:00 – 07:00
41.0dB
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