Model valuation£417,0008 Busby Close
Local market context
Christmas Cottage, George Street, Hadleigh, Ipswich, IP7 5BE
4 planning records
Estimated value
£1,129,000
- Since the 2023 sale (£1,230,000)-8%
- Against IP7 5BE's recent median (£586,000)+93%
Newest record on this page: June 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
195 m²
2099 sq ft
Energy rating
C
Score 76
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
£1,129,000
- Against its 2023 sale (£1,230,000)-8%
- Against IP7 5BE's recent median (£586,000)+93%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Christmas Cottage is modelled from its 195 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP7 5BE. 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
195 m² from the EPC lodged in January 2023
Sales of this home
1 sale recorded, the latest in 2023
Recent sales in IP7 5BE
5 sales, median £586,000 (2022–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 applications | 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 Christmas Cottage was the highest on Land Registry record across the postcode.
Sales timeline
13 February 2023Most recent
£1,230,000
Median price across the last 5 sales in IP7 5BE: £586,000 (2022–2010).
Nearby sales in IP7 5BE
30 George Street, Hadleigh, Ipswich, IP7 5BE
Sold Sept 2022
£480,00040 George Street, Hadleigh, Ipswich, IP7 5BE
Sold Sept 2022
£586,000West Lodge, George Street, Hadleigh, Ipswich, IP7 5BE
Sold Jan 2021
£880,000East House, George Street, Hadleigh, Ipswich, IP7 5BE
Sold May 2017
£715,00042a, George Street, Hadleigh, Ipswich, IP7 5BE
Sold Jun 2010
£200,000
What this page doesn't show
1 potential issue has already been flagged for Christmas Cottage, George Street, Hadleigh, Ipswich, IP7 5BE. 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
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About Christmas Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Christmas Cottage is a detached house in Hadleigh, Ipswich, Ipswich (IP7 5BE). It has a recorded floor area of 195 m² (around 2099 sq ft) and construction records dating it to 2022. The latest certificate (January 2023) shows a C (score 76), near the top of the C band. The recommended improvements would push it to B (score 83).
At 195 m² the property is well over the postcode median (65 m² across 8 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). 4 planning records sit against the property, 1 approved, 2 refused. The record references conservation-area consent, which constrain future alterations. On a £-per-square-foot basis, the last sale (£586/sq ft) was about 98% above the typical sold price in the postcode. Most recent transfer: February 2023 at £1,230,000.
Before you decide
Everything you need to know about Christmas Cottage
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.
Current Certificate
Jan 2023EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
4.8 t/year
Occupancy
—
Certificate validity
Valid until 16 January 2033
Planning history
Applications and permits filed against Christmas Cottage, George Street, Hadleigh, Ipswich, IP7 5BE, sourced from the PlanIt planning register.
A recent planning application at Christmas Cottage was refused — worth checking the council file.
4 applications on record at Christmas Cottage, George Street, Hadleigh, Ipswich, IP7 5BE
4decisions36documents1nearby
Flagged:Conservation area
- Nov 2023Tree WorksTreesOutcome in report
Notification of Works to Trees in a Conservation Area - Proposal for (T1) English Walnut to be removed and (T2) Ivy Clad hedge row to be removed, then replanted
Conservation Area- Documents
- 3 docs on file
- Reference
- DC/23/04557
- More recent applications — locked
- OutbuildingJun 2024Decision
- OutbuildingMar 2024Decision
+ 1 more application in the report
Unlock Christmas Cottage, George Street, Hadleigh, Ipswich, IP7 5BE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 1 notable nearby
- The 36 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other George Street homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
Christmas Cottage outperforms the street on price per m² by a wide margin.
Price per m²
£6,308
Street avg £4,053
Floor Area
195 m²
Street avg 83 m²
CO₂ Emissions
4.8 t/year
Street avg 4.5 t/year
Years Held
3 years
Street avg 11 years
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
0.2 km
Bus Station — bus stop.
Closest school
0.3 km
St Mary's Church of England Primary School, Hadleigh. 5 schools nearby.
Nearest schools
- St Mary's Church of England Primary School, HadleighPrimary281m
- Hadleigh Community Primary SchoolPrimary412m
- Hadleigh High SchoolSecondary631m
- Beaumont Community Primary SchoolPrimary834m
Nearest stops
- Bus StationBus stop155m
- Market PlaceBus stop205m
- Eight BellsBus stop252m
- Sydney Brown CourtBus stop272m
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 5BE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.4dB
Night-time· 23:00 – 07:00
38.9dB
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 2 HomeBuyer Report
21st centuryDetached HouseEPC C
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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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1 Bourchier Close, Hadleigh
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1 Bells Meadow, Raydon
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1 Coram Street Cottages, Coram Street, Hadleigh
IP7 5NR
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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 Christmas Cottage is modelled from its 195 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP7 5BE. 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 Christmas Cottage. 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 Christmas Cottage was lodged in January 2023 at band C and is valid until January 2033. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to Christmas Cottage. 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 5 schools and 30 stops listed are measured in a straight line from IP7 5BE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Christmas Cottage, George Street, Hadleigh, Ipswich, IP7 5BE. Each answer is also embedded as structured data for search engines.
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- Every home in IP7 5BESold prices, values and energy ratings for the postcode
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