Model valuation£417,0008 Busby Close
Local market context
Toppesfield Manor, Market Place, Hadleigh, Ipswich, IP7 5DN
3 planning records
Estimated value
£473,000
- Against IP7 5DN's recent median (£567,500)-17%
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
3
Floor area
144 m²
1550 sq ft
Energy rating
D
Score 63
Council tax
Band F
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
£473,000
- Against IP7 5DN's recent median (£567,500)-17%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Toppesfield Manor is modelled from its 144 m² EPC floor area, the absence of a recorded sale 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
144 m² from the EPC lodged in April 2014
Sales of this home
No sale recorded since 1995
Recent sales in IP7 5DN
5 sales, median £567,500 (2025–2007)
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 3 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.
Toppesfield Manor 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 5DN: £567,500 (2025–2007).
Nearby sales in IP7 5DN
Toppesfield Hall, Market Place, Hadleigh, Ipswich, IP7 5DN
Sold Oct 2025
£1,025,000Lion 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
£212,500
What this page doesn't show
1 potential issue has already been flagged for Toppesfield Manor, 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 Manor
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Toppesfield Manor is a three-bedroom semi-detached house in Hadleigh, Ipswich, Ipswich (IP7 5DN). It has a recorded floor area of 144 m² (around 1550 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (April 2014) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 73). The latest certificate is from April 2014, so improvements made since then won't be reflected.
3 planning records sit against the property, 3 approved, 0 refused. The record references listed-building consent, which constrain future alterations.
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
- Bedrooms3
Before you decide
Everything you need to know about Toppesfield Manor
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 Manor's EPC is over a decade old — improvements since won't be reflected.
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
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 13 April 2024
Planning history
Applications and permits filed against Toppesfield Manor, Market Place, Hadleigh, Ipswich, IP7 5DN, sourced from the PlanIt planning register.
Toppesfield Manor has a listed-building consent on record — alterations to a listed property are tightly controlled.
3 applications on record at Toppesfield Manor, Market Place, Hadleigh, Ipswich, IP7 5DN
3decisions31documents1nearby
Flagged:Listed building
- Feb 2020RenovationHeritageOutcome in report
Listed Building Consent - Re-render exterior and re-paint, repair and treat timbers as necessary (refer to schedule of works)
Listed- Documents
- 11 docs on file
- Reference
- DC/19/05838
- More recent applications — locked
- ConditionsOct 2020Decision
- RenovationFeb 2020Decision
Unlock Toppesfield Manor, 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 (3 on record)
- All 3 applications on this property in full, plus 1 notable nearby
- The 31 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 epc rating, Toppesfield Manor stands well clear of the street.
EPC Rating
63 (D)
Street avg 56 (D)
Floor Area
144 m²
Street avg 220 m²
CO₂ Emissions
5.8 t/year
Street avg 9.5 t/year
Habitable Rooms
6 rooms
Street avg 6 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 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£338k
1 Bells Meadow, Raydon
IP7 5FQ
3 bed2 bath
£303k
1 Bell Mews, Hadleigh
IP7 5AW
3 bed2 bath
£488k
1 Drapers Close, Hadleigh
IP7 5DH
4 bed2 bath
£269k
1 Chequers Terrace, The Street, Raydon
IP7 5LW
3 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
£210k
1 Brett Green, Layham
IP7 5LX
3 bed
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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 Toppesfield Manor is modelled from its 144 m² EPC floor area, the absence of a recorded sale 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. No sale is recorded for Toppesfield Manor, 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 Toppesfield Manor 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. 3 applications are matched to Toppesfield Manor. 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 Manor is in council tax band F. 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 Manor, Market Place, Hadleigh, Ipswich, IP7 5DN. Each answer is also embedded as structured data for search engines.
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