4b, High Street, Hadleigh, Ipswich, IP7 5AP

4b is a one-bedroom detached house in Hadleigh, Ipswich, Ipswich (IP7 5AP). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to 1900-1929 and council tax band A. At 40 m² this is the smallest unit on EPC record across the building (40–202 m²). The building's EPC ratings span E to D, with this unit at the bottom. On EPC score it ranks last in the building (40 versus a best of 63). The latest certificate (May 2018) shows an E (score 40), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since July 2009. Between certificates, roof efficiency went from Average to Good, window efficiency went from Very Poor to Poor and lighting went from Very Poor to Very Good; while wall efficiency dropped from Average to Very Poor and hot-water efficiency dropped from Average to Very Poor. The recommended improvements would lift it to C (score 72), a 2-band jump. Main heating runs on electricity.

Across 2017–2024, sale prices on this property compounded at 4.3% per year. Today's modelled estimate of £580,000 is 47.3% below the 2024 sale of £1,100,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£2,555/sq ft) was about 1505.7% above the typical sold price in the postcode. At 40 m² it sits well below the postcode median (99 m² across 8 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count. Sold October 2024 for £1,100,000.