Model valuation£417,0008 Busby Close
Local market context
The White Lion, Flat 5, Magdalen Road, Hadleigh, Ipswich, IP7 5AD
Estimated value
£235,000
- Since the 2021 sale (£192,500)+22%
- Against IP7 5AD's recent median (£250,000)-6%
Newest record on this page: December 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 00
Bedrooms
2
Floor area
78 m²
840 sq ft
Energy rating
E
Score 49
Council tax
Band C
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
£235,000
- Against its 2021 sale (£192,500)+22%
- Against IP7 5AD's recent median (£250,000)-6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for The White Lion is modelled from its 78 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP7 5AD. 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
78 m² from the EPC lodged in October 2020
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in IP7 5AD
5 sales, median £250,000 (2023–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2023 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
12 February 2021Most recent
£192,500
Median price across the last 5 sales in IP7 5AD: £250,000 (2023–2019).
Nearby sales in IP7 5AD
The White Lion, Flat 2, Magdalen Road, Hadleigh, Ipswich, IP7 5AD
Sold Dec 2023
£168,500The Folly, Magdalen Road, Hadleigh, Ipswich, IP7 5AD
Sold Dec 2023
£300,000The White Lion, Flat 4, Magdalen Road, Hadleigh, Ipswich, IP7 5AD
Sold Aug 2020
£250,000Slaney House, Magdalen Road, Hadleigh, Ipswich, IP7 5AD
Sold Jun 2019
£340,000The White Lion, Flat 3, Magdalen Road, Hadleigh, Ipswich, IP7 5AD
Sold Nov 2018
£171,000
What this page doesn't show
1 potential issue has already been flagged for The White Lion, Flat 5, Magdalen Road, Hadleigh, Ipswich, IP7 5AD. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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 The White Lion
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The White Lion is a two-bedroom end-of-terrace house in Hadleigh, Ipswich, Ipswich (IP7 5AD). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to before 1900 and council tax band C. At 78 m² this is the 3rd smallest of 4 units on EPC record in The White Lion, where floor areas span 49–104 m². On EPC score it ranks first in the building (49 versus a worst of 42). The latest certificate (October 2020) shows an E (score 49), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since October 2009. Between certificates, hot-water efficiency went from Very Poor to Poor and lighting went from Average to Good; while window efficiency dropped from Poor to Very Poor and main heating dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 80), a 2-band jump. Main heating runs on electricity.
At 78 m² the property is well over the postcode median (51 m² across 28 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs). Today's modelled estimate of £235,000 is 22.1% above the 2021 sale price. Last sale on file: £192,500 in February 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms2
Outside
- Communal gardenYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about The White Lion
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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 2)
Oct 2020
EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Very Poor
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 20 October 2030
Property Improvements
Changes detected from historical EPC data
Oct 2020from Oct 2009
Heating System
Storage HeatersRoom Heaters
Heating system changed
Hot Water
Very PoorPoor
Hot water efficiency improved
Planning history
Applications and permits filed against The White Lion, Flat 5, Magdalen Road, Hadleigh, Ipswich, IP7 5AD, sourced from the PlanIt planning register.
The White Lion has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Magdalen Road homes
Four headline reads against 14 similar flats on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, The White Lion stands well clear of the street.
Price per m²
£2,468
Street avg £2,927
Floor Area
78 m²
Street avg 60 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
4.9 t/year
Street avg 3.9 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.
Reported crime in the wider district is trending notably upward year-on-year.
Crime
53/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Sydney Brown Court — bus stop.
Closest school
0.2 km
Hadleigh Community Primary School. 4 schools nearby.
Nearest schools
- Hadleigh Community Primary SchoolPrimary197m
- St Mary's Church of England Primary School, HadleighPrimary410m
- Hadleigh High SchoolSecondary638m
- Beaumont Community Primary SchoolPrimary1.1km
Nearest stops
- Sydney Brown CourtBus stop54m
- Market PlaceBus stop180m
- Bus StationBus stop257m
- Clopton GardensBus stop273m
Most reported crime locally
- Violence & Sexual Offences366 reports53%
- Criminal Damage & Arson61 reports9%
- Other Theft57 reports8%
- Public Order52 reports8%
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 IP7 5AD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.8dB
Night-time· 23:00 – 07:00
38.2dB
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 EPre-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 £885 · Includes VAT
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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 The White Lion is modelled from its 78 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP7 5AD. 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 The White Lion. 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 The White Lion was lodged in October 2020 at band E and is valid until October 2030. 2 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 The White Lion. 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 13 months, which places each incident at an approximate point. The 4 schools and 30 stops listed are measured in a straight line from IP7 5AD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- The White Lion is in council tax band C. 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 The White Lion, Flat 5, Magdalen Road, Hadleigh, Ipswich, IP7 5AD. Each answer is also embedded as structured data for search engines.
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- Every home in IP7 5ADSold prices, values and energy ratings for the postcode
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