8 Pond Piece, Brandeston, Woodbridge, IP13 7AW

8 Pond Piece is a three-bedroom detached house in Brandeston, Woodbridge, Woodbridge (IP13 7AW). It has a recorded floor area of 92 m² (around 990 sq ft), construction records dating it to 1996-2002 and council tax band D. The latest certificate (April 2019) shows a D (score 59), a step below the typical UK home. The rating has held steady at D across 2 certificates since April 2009. Between certificates, lighting went from Very Poor to Very Good; while roof efficiency dropped from Good to Average. The recommended improvements would push it to C (score 79). Main heating runs on oil.

Held since November 2010 — that's 16 years off the open market, well above the local norm. Across the public record there are 4 sales, relatively high churn for a single property. Sale prices here have outpaced England HPI: 10.7% per year against 0% for the wider region. Today's modelled estimate of £422,000 is 24.1% above the 2010 sale price. On a £-per-square-foot basis, the last sale (£343/sq ft) was about 104.6% above the typical sold price in the postcode. At 92 m² it sits well below the postcode median (140 m² across 4 EPCs), making it one of the more compact homes locally. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include tree works, an extension and a porch, meaningful when judging how the property has evolved.