Model valuation£417,0008 Busby Close
Local market context
120 Angel Street, Hadleigh, Ipswich, IP7 5BZ
Estimated value
£207,000
- Against IP7 5BZ's recent median (£265,000)-22%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
3
From EPC
Floor area
71 m²
764 sq ft
Energy rating
C
Score 69
Council tax
Band B
Tenure
Social 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
£207,000
- Against IP7 5BZ's recent median (£265,000)-22%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 120 Angel Street is modelled from its 71 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in IP7 5BZ. 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
71 m² from the EPC lodged in October 2018
Sales of this home
No sale recorded since 1995
Recent sales in IP7 5BZ
5 sales, median £265,000 (2025–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 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.
120 Angel Street has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in IP7 5BZ: £265,000 (2025–2019).
Nearby sales in IP7 5BZ
102 Angel Street, Hadleigh, Ipswich, IP7 5BZ
Sold Oct 2025
£390,000128 Angel Street, Hadleigh, Ipswich, IP7 5BZ
Sold Sept 2022
£240,000112a, Angel Street, Hadleigh, Ipswich, IP7 5BZ
Sold Nov 2020
£380,000114 Angel Street, Hadleigh, Ipswich, IP7 5BZ
Sold Mar 2019
£265,0001 Oakleigh Cottages, Angel Street, Hadleigh, Ipswich, IP7 5BZ
Sold Aug 2017
£205,000
What this page doesn't show
1 potential issue has already been flagged for 120 Angel Street, Hadleigh, Ipswich, IP7 5BZ. 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 120 Angel Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
120 Angel Street is a mid-terrace house in Hadleigh, Ipswich, Ipswich (IP7 5BZ). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1991-1995 and council tax band B. The latest certificate (October 2018) shows a C (score 69), just inside the C band. The rating has held steady at C across 2 certificates since July 2009. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Average to Good and lighting went from Good to Very Good. The recommended improvements would push it to B (score 83).
Before you decide
Everything you need to know about 120 Angel Street
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(1 of 2)
Oct 2018
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.7 t/year
Occupancy
Rented
Certificate validity
Valid until 24 October 2028
Property Improvements
Changes detected from historical EPC data
Oct 2018from Jul 2009
Heating System
Warm AirGas Boiler
Heating system upgraded to a more efficient system
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
50%100%
More low energy lighting installed
Ventilation
NaturalExtract
Mechanical ventilation installed
Planning history
Applications and permits filed against 120 Angel Street, Hadleigh, Ipswich, IP7 5BZ, sourced from the PlanIt planning register.
120 Angel Street 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 Angel Street homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 120 Angel Street runs well behind the street norm.
EPC Rating
69 (C)
Street avg 66 (D)
Floor Area
71 m²
Street avg 77 m²
CO₂ Emissions
2.7 t/year
Street avg 3.1 t/year
Habitable Rooms
3 rooms
Street avg 4 rooms
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
Aldham Road — bus stop.
Closest school
0.3 km
St Mary's Church of England Primary School, Hadleigh. 4 schools nearby.
Nearest schools
- St Mary's Church of England Primary School, HadleighPrimary336m
- Beaumont Community Primary SchoolPrimary532m
- Hadleigh High SchoolSecondary651m
- Hadleigh Community Primary SchoolPrimary783m
Nearest stops
- Aldham RoadBus stop154m
- Bradfield CrescentBus stop219m
- Eight BellsBus stop232m
- Bourchier CloseBus stop302m
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 5BZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.6dB
Night-time· 23:00 – 07:00
38.8dB
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
Late 20th centuryMid-Terrace 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.
£210k
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IP7 5LX
3 bed
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1 Cranworth Road, Hadleigh
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£201k
1 Calais Street, Hadleigh
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1 Angel Street, Hadleigh
IP7 5HA
£217k
1 Angel Court, Angel Street, Hadleigh
IP7 5FR
£224k
1 Carders Close, Hadleigh
IP7 5TQ
£237k
1 Bradfield Avenue, Hadleigh
IP7 5ES
£180k
1 Charter Close, Hadleigh
IP7 5HE
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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 120 Angel Street is modelled from its 71 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in IP7 5BZ. 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. No sale is recorded for 120 Angel Street, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 120 Angel Street was lodged in October 2018 at band C and is valid until October 2028. 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 120 Angel Street. 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 5BZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 120 Angel Street is in council tax band B. 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 120 Angel Street, Hadleigh, Ipswich, IP7 5BZ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in IP7 5BZSold prices, values and energy ratings for the postcode
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- 120 Angel Street, Hadleigh, Ipswich valuationHow the estimate is built and what moves it
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