Model valuation£417,0008 Busby Close
Local market context
Toppesfield Hall, Market Place, Hadleigh, Ipswich, IP7 5DN
Listed building8 planning records
Estimated value
£1,095,000
- Since the 2025 sale (£1,025,000)+7%
- Against IP7 5DN's recent median (£290,000)+278%
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
Semi-detached
Bedrooms
6
Bathrooms
3
Floor area
448 m²
4822 sq ft
Energy rating
D
Score 62
Council tax
Band G
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
£1,095,000
- Against its 2025 sale (£1,025,000)+7%
- Against IP7 5DN's recent median (£290,000)+278%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Toppesfield Hall is modelled from its 448 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP7 5DN. 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
448 m² from the EPC lodged in April 2014
Sales of this home
2 sales recorded, the latest in 2025
Recent sales in IP7 5DN
5 sales, median £290,000 (2020–2004)
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 | 1 of 8 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 Toppesfield Hall was the highest on Land Registry record across the postcode.
Sales timeline
29 October 2025Most recent
£1,025,000
+14.5%over 4 years11 February 2021
£895,000
Median price across the last 5 sales in IP7 5DN: £290,000 (2020–2004).
Nearby sales in IP7 5DN
Lion House, Market Place, Hadleigh, Ipswich, IP7 5DN
Sold Sept 2020
£290,0008 Market Place, Hadleigh, Ipswich, IP7 5DN
Sold Aug 2007
£567,5006 Market Place, Hadleigh, Ipswich, IP7 5DN
Sold Sept 2006
£495,0004 Market Place, Hadleigh, Ipswich, IP7 5DN
Sold Sept 2004
£212,5008a, Market Place, Hadleigh, Ipswich, IP7 5DN
Sold May 1998
£63,000
What this page doesn't show
1 potential issue has already been flagged for Toppesfield Hall, Market Place, Hadleigh, Ipswich, IP7 5DN. 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 Toppesfield Hall
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Toppesfield Hall is a six-bedroom semi-detached house in Hadleigh, Ipswich, Ipswich (IP7 5DN). It has a recorded floor area of 448 m² (around 4822 sq ft), construction records dating it to before 1900 and council tax band G. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. Other recorded features include a basement. Period features are noted in the property record. The latest certificate (April 2014) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 72). The latest certificate is from April 2014, so improvements made since then won't be reflected.
At 448 m² the property is well over the postcode median (130 m² across 3 EPCs), placing it in the larger end of the local stock. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. Most recent transfer was October 2025 at £1,025,000 — fresh data. 8 planning records sit against the property, 6 approved, 2 refused. Past consents include new windows and change of use to residential, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations. Across 2021–2025, sale prices on this property compounded at 2.9% per year. On a £-per-square-foot basis, the last sale (£213/sq ft) was about 17.3% above the typical sold price in the postcode.
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
- Bedrooms6
- Bathrooms3
- EnsuiteYes
- BasementYes
Outside
- GarageYes
Building
- Listed buildingYes
- Period featuresYes
Before you decide
Everything you need to know about Toppesfield Hall
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.
Toppesfield Hall's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 13 Apr 2024
Current Certificate
Apr 2014EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
17.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 13 April 2024
Planning history
Applications and permits filed against Toppesfield Hall, Market Place, Hadleigh, Ipswich, IP7 5DN, sourced from the PlanIt planning register.
Toppesfield Hall has multiple listed-building consents on file — alterations need formal heritage approval.
8 applications on record at Toppesfield Hall, Market Place, Hadleigh, Ipswich, IP7 5DN
8decisions165documents1nearby
Flagged:Change of useListed building
- Dec 2007Change of UseFullOutcome in report
Change of use of first and second floors of the building to 5 (no.) residential apartments (3 no. at first floor and 2 no. at second floor. The application includes internal alterations - Ground floor to remain in office use).
- Documents
- 6 docs on file
- Reference
- B/07/01703
- More recent applications — locked
- RenovationJan 2014Decision
- HeritageJan 2014Decision
+ 5 more applications in the report
Unlock Toppesfield Hall, Market Place, Hadleigh, Ipswich, IP7 5DN's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (8 on record)
- All 8 applications on this property in full, plus 1 notable nearby
- The 165 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Market Place homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, Toppesfield Hall stands well clear of the street.
EPC Rating
62 (D)
Street avg 56 (D)
Floor Area
448 m²
Street avg 119 m²
CO₂ Emissions
17.0 t/year
Street avg 5.8 t/year
Habitable Rooms
10 rooms
Street avg 5 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
0.1 km
Market Place — bus stop.
Closest school
0.4 km
Hadleigh Community Primary School. 5 schools nearby.
Nearest schools
- Hadleigh Community Primary SchoolPrimary372m
- St Mary's Church of England Primary School, HadleighPrimary571m
- Hadleigh High SchoolSecondary845m
- Beaumont Community Primary SchoolPrimary1.1km
Nearest stops
- Market PlaceBus stop116m
- Bus StationBus stop213m
- Sydney Brown CourtBus stop260m
- High Street MewsBus stop374m
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 5DN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.8dB
Night-time· 23:00 – 07:00
38.0dB
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 3 Building Survey
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildListed buildingExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, is a listed building, and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,645 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£488k
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IP7 5DH
4 bed2 bath
£453k
1 Bushey Coopers Cottages, Pond Hall Road, Hadleigh
IP7 5PS
4 bed
£448k
1 Cross Maltings, High Street, Hadleigh
IP7 5AH
4 bed2 bath
£405k
1 Barnes Close, Hadleigh
IP7 5NN
4 bed2 bath
£374k
1 Bourchier Close, Hadleigh
IP7 5SS
4 bed3 bath
1 Buckenham Road, Hadleigh
IP7 5SD
4 bed
£425k
1 3, Duke Street, Hadleigh
IP7 5DP
£338k
1 Bells Meadow, Raydon
IP7 5FQ
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 Toppesfield Hall is modelled from its 448 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP7 5DN. 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 Toppesfield Hall. 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 Toppesfield Hall was lodged in April 2014 at band D and expired in April 2024, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 8 applications are matched to Toppesfield Hall. 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 5DN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Toppesfield Hall is in council tax band G. 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 Toppesfield Hall, Market Place, Hadleigh, Ipswich, IP7 5DN. Each answer is also embedded as structured data for search engines.
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