Model valuation£417,0008 Busby Close
Local market context
189b, Cemetery Road, Ipswich, IP4 2HL
Estimated value
£122,000
- Since the 2004 sale (£72,500)+68%
- Against IP4 2HL's recent median (£186,000)-34%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor Ground
Bedroom
1
Floor area
53 m²
570 sq ft
Energy rating
C
Score 69
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
£122,000
- Against its 2004 sale (£72,500)+68%
- Against IP4 2HL's recent median (£186,000)-34%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 189b is modelled from its 53 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP4 2HL. 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
53 m² from the EPC lodged in November 2013
Sales of this home
2 sales recorded, the latest in 2004
Recent sales in IP4 2HL
5 sales, median £186,000 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 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.
Sale price has at least doubled since 2000.
Sales timeline
17 May 2004Most recent
£72,500
+130.9%over 3 years8 December 2000
£31,400
Median price across the last 5 sales in IP4 2HL: £186,000 (2025–2024).
Nearby sales in IP4 2HL
What this page doesn't show
1 potential issue has already been flagged for 189b, Cemetery Road, Ipswich, IP4 2HL. 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 189b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
189b is a one-bedroom mid-terrace house in Ipswich (IP4 2HL). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to before 1900 and council tax band A. At 53 m² this is the 8th smallest of 43 units on EPC record in the building, where floor areas span 34–134 m². The building's EPC ratings span F to B across 43 units on file. The latest certificate (November 2013) shows a C (score 69), just inside the C band. The latest certificate is from November 2013, so improvements made since then won't be reflected.
It hasn't traded since May 2004, a hold of 22 years that's notably long for the area. Across 2000–2004, sale prices on this property compounded at 27.6% per year. Today's modelled estimate of £122,000 sits 68.3% above the 2004 sale of £72,500. At 53 m² it sits well below the postcode median (102 m² across 42 EPCs), making it one of the more compact homes locally.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms1
Outside
- Private gardenRear
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 189b
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.
189b's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 06 Nov 2023
Current Certificate
Nov 2013EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
2.1 t/year
Occupancy
Rented
Certificate validity
Expired on 6 November 2023
Planning history
Applications and permits filed against 189b, Cemetery Road, Ipswich, IP4 2HL, sourced from the PlanIt planning register.
189b has no planning applications on record.
15
But the area is active
15 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Cemetery Road homes
Four headline reads against 11 similar flats on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 189b runs comfortably ahead of the street norm.
Price per m²
£1,368
Street avg £2,905
Floor Area
53 m²
Street avg 47 m²
Habitable Rooms
3 rooms
Street avg 2 rooms
CO₂ Emissions
2.1 t/year
Street avg 2.5 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.
Crime
185/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Norfolk Road — bus stop.
Closest school
0.5 km
St Helen's Primary School. 27 schools nearby.
Nearest schools
- St Helen's Primary SchoolPrimary467m
- St Margaret's Church of England Voluntary Aided Primary School, IpswichPrimary476m
- St Mary's Catholic Primary School, IpswichPrimary665m
- Suffolk New College16 plus772m
Nearest stops
- Norfolk RoadBus stop76m
- Medical CentreBus stop310m
- Samuel CourtBus stop324m
- Duke of YorkBus stop329m
Most reported crime locally
- Violence & Sexual Offences1,465 reports47%
- Criminal Damage & Arson273 reports9%
- Shoplifting271 reports9%
- Other Theft230 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 IP4 2HL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.2dB
Night-time· 23:00 – 07:00
40.6dB
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-eraGround Floor FlatEPC CPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 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 189b is modelled from its 53 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP4 2HL. 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. 2 sales are recorded for 189b. 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 189b was lodged in November 2013 at band C and expired in November 2023, so a new one is needed to sell or let. 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 189b. 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 17 months, which places each incident at an approximate point. The 27 schools and 30 stops listed are measured in a straight line from IP4 2HL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 189b 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 189b, Cemetery Road, Ipswich, IP4 2HL. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in IP4 2HLSold prices, values and energy ratings for the postcode
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- 189b, Cemetery Road, Ipswich valuationHow the estimate is built and what moves it
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