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Get startedHigh House Farm, Badingham, Woodbridge, IP13 8LU
4 planning records
About High House Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
High House Farm is a detached house in Badingham, Woodbridge, Woodbridge (IP13 8LU). It has a recorded floor area of 333 m² (around 3586 sq ft) and construction records dating it to before 1900. The latest certificate (January 2010) shows an F (score 34), near the bottom of the EPC scale. The recommended improvements would push it to E (score 47). Main heating runs on oil. The latest certificate is from January 2010, so improvements made since then won't be reflected.
Held since May 2008 — that's 18 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Sale prices here have outpaced England HPI: 13% per year against 0% for the wider region. Today's modelled estimate of £1,164,000 sits 66.3% above the 2008 sale of £700,000. At 333 m² the property is well over the postcode median (121 m² across 4 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 4 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension, new windows and partial demolition, meaningful when judging how the property has evolved.
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
High House Farm sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 05 Jan 2020
Planning history
Applications and permits filed against High House Farm, Badingham, Woodbridge, IP13 8LU, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
- Nov 2023ExtensionAmendmentGranted
Extension: Single storey
Non Material Amendment of DC/23/0922/FUL - Single storey extension, two storey partially glazed stair building, replacement & reordering of some windows and internal alterations - Two storey flat roof extension raised.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Price for High House Farm has grown more than fourfold since the 1995 starting point.
Current estimate
See how we calculated this£1,164,000
Modelled from EPC, postcode comparables and a sale-price growth of 13.0% per year over 12 years.
Last sold (2008)
£700,000
Growth on file: 13.0% per year over 12 years.
Sales timeline
Versus the street
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, High House Farm runs well behind the street norm.
EPC Rating
34 (F)
Street avg 49 (E)
Floor Area
333 m²
Street avg 149 m²
CO₂ Emissions
21.0 t/year
Street avg 8.5 t/year
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Woodbridge district page.
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
1.4 km
Road noise across the postcode
Modelled day and night-time noise levels around IP13 8LU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.8dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 9 points of interest in total.
Beautiful places to visit nearby
Curated scenic spots within reach of this postcode, served by Beautifulplaces.ai. Photography and tagging come from their open dataset.
Common questions
The questions buyers, sellers and homeowners most often ask about High House Farm, Badingham, Woodbridge, IP13 8LU. Each answer is also embedded as structured data for search engines.