Model valuation£417,0008 Busby Close
Local market context
Top Flat, 162 Cemetery Road, Ipswich, IP4 2HL
Estimated value
£115,000
- Since the 2024 sale (£186,000)-38%
- Against IP4 2HL's recent median (£248,000)-54%
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 01
Habitable rooms
2
From EPC
Floor area
35 m²
377 sq ft
Energy rating
D
Score 55
Council tax
Band A
Tenure
Owner Occupied
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
£115,000
- Against its 2024 sale (£186,000)-38%
- Against IP4 2HL's recent median (£248,000)-54%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Top Flat is modelled from its 35 m² EPC floor area, its 1 recorded sale 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
35 m² from the EPC lodged in April 2021
Sales of this home
1 sale recorded, the latest in 2024
Recent sales in IP4 2HL
5 sales, median £248,000 (2025–2023)
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.
Sales timeline
2 May 2024Most recent
£186,000
Median price across the last 5 sales in IP4 2HL: £248,000 (2025–2023).
Nearby sales in IP4 2HL
What this page doesn't show
1 potential issue has already been flagged for Top Flat, 162 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 Top Flat
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Top Flat is a mid-terrace house in Ipswich (IP4 2HL). It has a recorded floor area of 35 m² (around 377 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (April 2021) shows a D (score 55), a step below the typical UK home. When first surveyed in December 2010 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Very Poor to Good and lighting went from Average to Very Good; while roof efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 83), a 2-band jump. Main heating runs on electricity.
Today's modelled estimate of £115,000 is 38.2% below the 2024 sale of £186,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£494/sq ft) was about 268.2% above the typical sold price in the postcode. At 35 m² it sits well below the postcode median (102 m² across 42 EPCs), making it one of the more compact homes locally. Sold May 2024 for £186,000.
Before you decide
Everything you need to know about Top Flat
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 3)
Apr 2021
EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
2.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 April 2031
Property Improvements
Changes detected from historical EPC data
Apr 2018from Dec 2010
Hot Water
ImmersionCommunity
Hot water system upgraded
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
30%0%
Low energy lighting percentage decreased
Apr 2021from Apr 2018
EPC improved fromF30toD55
Hot Water
CommunityImmersion
Hot water system changed
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against Top Flat, 162 Cemetery Road, Ipswich, IP4 2HL, sourced from the PlanIt planning register.
Top Flat 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.
Top Flat outperforms the street on price per m² by a wide margin.
Price per m²
£5,314
Street avg £2,247
Floor Area
35 m²
Street avg 49 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
2.3 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-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.
£117k
Basement Flat, 163 Cemetery Road
IP4 2HL
Flat
£125k
Basement Flat, 178 Cemetery Road
IP4 2HN
Flat
£131k
22 24, Flat 7, Withipoll Street
IP4 2BZ
Flat
£131k
22 24, Flat 8, Withipoll Street
IP4 2BZ
Flat
£133k
Basement Flat, 162 Cemetery Road
IP4 2HL
Flat
£134k
74a, Flat 3, St Helens Street
IP4 2LA
Flat
£134k
74a, Flat 5, St Helens Street
IP4 2LA
Flat
£136k
Basement Flat, 14 Withipoll Street
IP4 2BZ
Flat
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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 Top Flat is modelled from its 35 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for Top Flat. 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 Top Flat was lodged in April 2021 at band D and is valid until April 2031. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Top Flat. 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
- Top Flat 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 Top Flat, 162 Cemetery Road, Ipswich, IP4 2HL. Each answer is also embedded as structured data for search engines.
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