Model valuation£417,0008 Busby Close
Local market context
16 New Cut, Hadleigh, Ipswich, IP7 5DA
Estimated value
£222,000
- Since the 2017 sale (£190,000)+17%
- Against IP7 5DA's recent median (£216,500)+3%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
2
Bathroom
1
Floor area
65 m²
700 sq ft
Energy rating
D
Score 68
Council tax
Band B
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
£222,000
- Against its 2017 sale (£190,000)+17%
- Against IP7 5DA's recent median (£216,500)+3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 New Cut is modelled from its 65 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP7 5DA. 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
65 m² from the EPC lodged in May 2026
Sales of this home
2 sales recorded, the latest in 2017
Recent sales in IP7 5DA
5 sales, median £216,500 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | 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.
16 New Cut has more than doubled in price since the earliest registered sale in 2001.
Sales timeline
12 October 2017Most recent
£190,000
+179.4%over 16 years5 July 2001
£68,000
Median price across the last 5 sales in IP7 5DA: £216,500 (2026–2024).
Nearby sales in IP7 5DA
What this page doesn't show
1 potential issue has already been flagged for 16 New Cut, Hadleigh, Ipswich, IP7 5DA. 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 16 New Cut
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 New Cut is a two-bedroom end-of-terrace house in Hadleigh, Ipswich, Ipswich (IP7 5DA). It has a recorded floor area of 65 m² (around 700 sq ft), construction records dating it to 1976-1982 and council tax band B. The latest certificate (May 2026) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since September 2013. Between certificates, wall efficiency went from Average to Good; while window efficiency dropped from Good to Average and lighting dropped from Very Good to Average. The recommended improvements would push it to C (score 77). This certificate was lodged in the last six months, so the rating reflects current condition.
Across 2001–2017, sale prices on this property compounded at 6.5% per year. Today's modelled estimate of £222,000 is 16.8% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£272/sq ft) was about 60.2% above the typical sold price in the postcode. On the market in October 2017 and unlisted since — roughly 9 years.
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
- Bathrooms1
Outside
- GarageYes
Building
- Heating systemGas fired
Before you decide
Everything you need to know about 16 New Cut
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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 2)
May 2026
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 10 May 2036
Property Improvements
Changes detected from historical EPC data
May 2026from Sept 2013
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Wall Insulation
Partial InsulationInsulated Cavity
Wall insulation upgraded
Low Energy Lighting
71%100%
More low energy lighting installed
Planning history
Applications and permits filed against 16 New Cut, Hadleigh, Ipswich, IP7 5DA, sourced from the PlanIt planning register.
16 New Cut 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 New Cut homes
Four headline reads against 27 similar houses on this street, drawn from the latest EPC and Land Registry data.
16 New Cut outperforms the street on co₂ emissions by a wide margin.
Price per m²
£2,923
Street avg £2,770
Floor Area
65 m²
Street avg 76 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
2.3 t/year
Street avg 3.4 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
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, HadleighPrimary322m
- Beaumont Community Primary SchoolPrimary590m
- Hadleigh High SchoolSecondary593m
- Hadleigh Community Primary SchoolPrimary792m
Nearest stops
- Aldham RoadBus stop124m
- Bourchier CloseBus stop254m
- Brett AvenueBus stop299m
- Bradfield CrescentBus stop307m
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 5DA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.8dB
Night-time· 23:00 – 07:00
38.4dB
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 centuryEnd-Terrace HouseEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £545 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£255k
1 Benton Street, Hadleigh
IP7 5AR
2 bed
£210k
1 Brett Green, Layham
IP7 5LX
3 bed
£269k
1 Chequers Terrace, The Street, Raydon
IP7 5LW
3 bed2 bath
£303k
1 Bell Mews, Hadleigh
IP7 5AW
3 bed2 bath
£338k
1 Bells Meadow, Raydon
IP7 5FQ
3 bed2 bath
£374k
1 Bourchier Close, Hadleigh
IP7 5SS
4 bed3 bath
£224k
1 Carders Close, Hadleigh
IP7 5TQ
£217k
1 Angel Court, Angel Street, Hadleigh
IP7 5FR
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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 16 New Cut is modelled from its 65 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP7 5DA. 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. 2 sales are recorded for 16 New Cut. 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 16 New Cut was lodged in May 2026 at band D and is valid until May 2036. 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 16 New Cut. 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 5DA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 New Cut 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 16 New Cut, Hadleigh, Ipswich, IP7 5DA. Each answer is also embedded as structured data for search engines.
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- Every home in IP7 5DASold prices, values and energy ratings for the postcode
- IP 7 property marketPrices, postcodes, schools and transport across the district
- 16 New Cut, Hadleigh, Ipswich valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales