Holly Cottage, Upper Street, Layham, Ipswich, IP7 5JZ
About Holly Cottage
Holly Cottage is a two-bedroom semi-detached house in Layham, Ipswich, Ipswich (IP7 5JZ). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (June 2022) shows an E (score 54), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since September 2013. Between certificates, window efficiency went from Average to Good and lighting went from Poor to Very Good. The recommended improvements would lift it to B (score 86), a 3-band jump. Main heating runs on oil.
At 72 m² it sits well below the postcode median (127 m² across 21 EPCs), making it one of the more compact homes locally. One planning record on file: an extension approved in 2011. Past consents include an extension, meaningful when judging how the property has evolved. Across 1996–2022, sale prices on this property compounded at 6.7% per year. On a £-per-square-foot basis, the last sale (£419/sq ft) was about 94.5% above the typical sold price in the postcode. Last sale on file: £325,000 in October 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
What this property has
Inside
- Bedrooms2
Everything you need to know about Holly Cottage
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Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Windows upgraded to triple glazing
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Planning history
Council records include a two-storey side and rear extension at Holly Cottage.
1 application on record at Holly Cottage, Upper Street, Layham, Ipswich, IP7 5JZ
- Nov 2011ExtensionFullOutcome in report
Extension: Two storey · Side and rear of property
Erection of two-storey side and rear extension; as amended by agent's e-mail received 11th November 2011 at 11:40 hours and attached amended drawing nos. 0200 Rev.B and 0400 Rev.B.
- Documents
- 1 doc on file
- Reference
- B/11/01135
Unlock Holly Cottage, Upper Street, Layham, Ipswich, IP7 5JZ's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 1 notable nearby
- The 1 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Price for Holly Cottage has grown more than fourfold since the 1996 starting point.
£327,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.7% per year over 26 years.
£325,000
Growth on file: 6.7% per year over 26 years.
Sales timeline
12 October 2022Most recent
£325,000
+28.5%over 1 year15 October 2020
£253,000
+20.5%over 6 years10 June 2014
£210,000
+11.4%over 6 years8 August 2007
£188,500
+52.6%over 4 years4 September 2002
£123,500
+56.3%over 2 years18 January 2000
£79,000
+26.4%over 2 years24 May 1997
£62,500
+4.3%over 8 months3 October 1996
£59,900
Median price across the last 5 sales in IP7 5JZ: £395,000 (2025–2021).
Nearby sales in IP7 5JZ
Rear Of Peartree Cottage, The Cottage, Upper Street, Layham, Ipswich, IP7 5JZ
Sold Mar 2025
£375,000Talking Point Cottage, Upper Street, Layham, Ipswich, IP7 5JZ
Sold Nov 2024
£255,000Horseshoe Cottage, Upper Street, Layham, Ipswich, IP7 5JZ
Sold May 2023
£502,0002 Orchard Cottages, Upper Street, Layham, Ipswich, IP7 5JZ
Sold Jul 2022
£395,000The Laurels, Upper Street, Layham, Ipswich, IP7 5JZ
Sold Jun 2021
£650,000
Versus other Upper Street homes
Holly Cottage is notably below the street on habitable rooms.
Price per m²
£4,514
Street avg £3,399
Floor Area
72 m²
Street avg 139 m²
Habitable Rooms
3 rooms
Street avg 6 rooms
CO₂ Emissions
4.7 t/year
Street avg 7.1 t/year
Everything you need to know about Holly Cottage
The true value, the hidden risks and the full sale history, in one report.
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Marquis of Cornwallis — bus stop.
Closest school
1.9 km
Hadleigh Community Primary School. 3 schools nearby.
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
Daytime· 07:00 – 23:00
43.8dB
Night-time· 23:00 – 07:00
37.4dB