Model valuation£417,0008 Busby Close
Local market context
25 Long Bessels, Hadleigh, Ipswich, IP7 5DB
Estimated value
£384,000
- Since the 2023 sale (£395,000)-3%
- Against IP7 5DB's recent median (£245,000)+57%
Newest record on this page: July 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
114 m²
1227 sq ft
Energy rating
C
Score 75
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
£384,000
- Against its 2023 sale (£395,000)-3%
- Against IP7 5DB's recent median (£245,000)+57%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Long Bessels is modelled from its 114 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP7 5DB. 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
114 m² from the EPC lodged in February 2021
Sales of this home
2 sales recorded, the latest in 2023
Recent sales in IP7 5DB
5 sales, median £245,000 (2023–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 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.
Latest sale on 25 Long Bessels was the highest on Land Registry record across the postcode.
Sales timeline
30 July 2023Most recent
£395,000
+3.9%over 2 years22 June 2021
£380,000
Median price across the last 5 sales in IP7 5DB: £245,000 (2023–2014).
Nearby sales in IP7 5DB
15 Long Bessels, Hadleigh, Ipswich, IP7 5DB
Sold Feb 2023
£350,0002 Long Bessels, Hadleigh, Ipswich, IP7 5DB
Sold Jul 2018
£285,00019 Long Bessels, Hadleigh, Ipswich, IP7 5DB
Sold Oct 2017
£215,00013b, Long Bessels, Hadleigh, Ipswich, IP7 5DB
Sold Jun 2015
£220,00023 Long Bessels, Hadleigh, Ipswich, IP7 5DB
Sold Jul 2014
£245,000
What this page doesn't show
1 potential issue has already been flagged for 25 Long Bessels, Hadleigh, Ipswich, IP7 5DB. 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 25 Long Bessels
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Long Bessels is a detached house in Hadleigh, Ipswich, Ipswich (IP7 5DB). It has a recorded floor area of 114 m² (around 1227 sq ft), construction records dating it to 2003-2006 and council tax band C. The latest certificate (February 2021) shows a C (score 75), near the top of the C band. The recommended improvements would push it to B (score 86).
At 114 m² the property is well over the postcode median (64 m² across 17 EPCs), placing it in the larger end of the local stock. Across 2021–2023, sale prices on this property compounded at 1.9% per year. On a £-per-square-foot basis, the last sale (£322/sq ft) was about 69.4% above the typical sold price in the postcode. Last sale on file: £395,000 in July 2023.
Before you decide
Everything you need to know about 25 Long Bessels
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
Feb 2021EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 12 February 2031
Planning history
Applications and permits filed against 25 Long Bessels, Hadleigh, Ipswich, IP7 5DB, sourced from the PlanIt planning register.
25 Long Bessels 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 Long Bessels homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
25 Long Bessels is notably below the street on years held.
Price per m²
£3,465
Street avg £2,626
Floor Area
114 m²
Street avg 77 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.0 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
Eight Bells — bus stop.
Closest school
0.2 km
St Mary's Church of England Primary School, Hadleigh. 4 schools nearby.
Nearest schools
- St Mary's Church of England Primary School, HadleighPrimary248m
- Beaumont Community Primary SchoolPrimary623m
- Hadleigh High SchoolSecondary624m
- Hadleigh Community Primary SchoolPrimary632m
Nearest stops
- Eight BellsBus stop95m
- Bradfield CrescentBus stop161m
- Bourchier CloseBus stop291m
- Aldham RoadBus stop329m
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 5DB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.9dB
Night-time· 23:00 – 07:00
39.0dB
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
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.
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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.
£374k
1 Bourchier Close, Hadleigh
IP7 5SS
4 bed3 bath
£405k
1 Barnes Close, Hadleigh
IP7 5NN
4 bed2 bath
£425k
1 3, Duke Street, Hadleigh
IP7 5DP
£338k
1 Bells Meadow, Raydon
IP7 5FQ
3 bed2 bath
£448k
1 Cross Maltings, High Street, Hadleigh
IP7 5AH
4 bed2 bath
£453k
1 Bushey Coopers Cottages, Pond Hall Road, Hadleigh
IP7 5PS
4 bed
£325k
1 Coram Street Cottages, Coram Street, Hadleigh
IP7 5NR
£303k
1 Bell Mews, Hadleigh
IP7 5AW
3 bed2 bath
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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 25 Long Bessels is modelled from its 114 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP7 5DB. 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 25 Long Bessels. 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 25 Long Bessels was lodged in February 2021 at band C and is valid until February 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 25 Long Bessels. 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 5DB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Long Bessels 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 25 Long Bessels, Hadleigh, Ipswich, IP7 5DB. Each answer is also embedded as structured data for search engines.
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