Model valuation£417,0008 Busby Close
Local market context
85a, Hatfield Road, Ipswich, IP3 9AG
3 sales on record
Estimated value
£116,000
- Since the 2024 sale (£6,000)+1833%
- Against IP3 9AG's recent median (£265,000)-56%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 1st
Habitable rooms
2
From EPC
Floor area
57 m²
614 sq ft
Energy rating
D
Score 63
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
£116,000
- Against its 2024 sale (£6,000)+1833%
- Against IP3 9AG's recent median (£265,000)-56%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85a is modelled from its 57 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in IP3 9AG. 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
57 m² from the EPC lodged in March 2019
Sales of this home
3 sales recorded, the latest in 2024
Recent sales in IP3 9AG
5 sales, median £265,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 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.
Latest sale on 85a was the lowest on Land Registry record across the postcode.
Sales timeline
2 June 2024Most recent
£6,000
-50.0%over 28 years20 November 1995
£12,000
-25.0%21 June 1995
£16,000
Median price across the last 5 sales in IP3 9AG: £265,000 (2025–2022).
Nearby sales in IP3 9AG
What this page doesn't show
1 potential issue has already been flagged for 85a, Hatfield Road, Ipswich, IP3 9AG. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 85a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
85a is a semi-detached house in Ipswich (IP3 9AG). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to before 1900 and council tax band A. At 57 m² this is the 9th smallest of 35 units on EPC record in the building, where floor areas span 24–411 m². The building's EPC ratings span G to C across 35 units on file. The latest certificate (March 2019) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 80). Main heating runs on electricity.
Across 1995–2024, sale prices on this property compounded at -3.3% per year. Today's modelled estimate of £116,000 sits 1833.3% above the 2024 sale of £6,000. On a £-per-square-foot basis, the last sale (£10/sq ft) was about 93.2% below the postcode norm. At 57 m² it sits well below the postcode median (89 m² across 34 EPCs), making it one of the more compact homes locally. Most recent transfer: June 2024 at £6,000.
Before you decide
Everything you need to know about 85a
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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.
Current Certificate
Mar 2019EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Very Poor
CO2 Emissions
4.2 t/year
Occupancy
Rented
Certificate validity
Valid until 5 March 2029
Planning history
Applications and permits filed against 85a, Hatfield Road, Ipswich, IP3 9AG, sourced from the PlanIt planning register.
85a has no planning applications on record.
5
But the area is active
5 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Hatfield Road homes
Four headline reads against 12 similar flats on this street, drawn from the latest EPC and Land Registry data.
85a is notably below the street on price per m².
Price per m²
£105
Street avg £1,574
Floor Area
57 m²
Street avg 45 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
4.2 t/year
Street avg 2.6 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.
Rail-style transport is unusually close for this postcode.
Crime
209/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
Hatfield Road — bus stop.
Closest school
0.4 km
Murrayfield Primary - A Paradigm Academy. 24 schools nearby.
Nearest schools
- Murrayfield Primary - A Paradigm AcademyPrimary361m
- Rose Hill PrimaryPrimary532m
- Cliff Lane Primary SchoolPrimary788m
- Britannia Primary School and NurseryPrimary1.1km
Nearest stops
- Hatfield RoadBus stop33m
- Cliff Lane TriangleBus stop105m
- Hatfield RoadBus stop141m
- Cliff LaneBus stop157m
Most reported crime locally
- Violence & Sexual Offences1,066 reports36%
- Shoplifting504 reports17%
- Criminal Damage & Arson253 reports9%
- Vehicle Crime211 reports7%
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 IP3 9AG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.1dB
Night-time· 23:00 – 07:00
39.7dB
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 DPre-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 85a is modelled from its 57 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in IP3 9AG. 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. 3 sales are recorded for 85a. 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 85a was lodged in March 2019 at band D and is valid until March 2029. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 85a. 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 14 months, which places each incident at an approximate point. The 24 schools and 30 stops listed are measured in a straight line from IP3 9AG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 85a 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 85a, Hatfield Road, Ipswich, IP3 9AG. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in IP3 9AGSold prices, values and energy ratings for the postcode
- IP 3 property marketPrices, postcodes, schools and transport across the district
- 85a, Hatfield Road, Ipswich valuationHow the estimate is built and what moves it
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