Model valuation£417,0008 Busby Close
Local market context
Holly Cottage, Upper Street, Layham, Ipswich, IP7 5JZ
8 sales on record1 planning record
Estimated value
£319,000
- Since the 2022 sale (£325,000)-2%
- Against IP7 5JZ's recent median (£245,500)+30%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Floor area
72 m²
775 sq ft
Energy rating
E
Score 54
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
£319,000
- Against its 2022 sale (£325,000)-2%
- Against IP7 5JZ's recent median (£245,500)+30%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Holly Cottage is modelled from its 72 m² EPC floor area, its 8 recorded sales and recent sales of comparable homes in IP7 5JZ. 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
72 m² from the EPC lodged in June 2022
Sales of this home
8 sales recorded, the latest in 2022
Recent sales in IP7 5JZ
5 sales, median £245,500 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Price for Holly Cottage has grown more than fourfold since the 1996 starting point.
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: £245,500 (2026–2024).
Nearby sales in IP7 5JZ
Gable End, Upper Street, Layham, Ipswich, IP7 5JZ
Sold Feb 2026
£235,000Harvest Cottage, Upper Street, Layham, Ipswich, IP7 5JZ
Sold Jan 2026
£169,000Talking Point Cottage, Upper Street, Layham, Ipswich, IP7 5JZ
Sold May 2025
£245,500Rear Of Peartree Cottage, The Cottage, Upper Street, Layham, Ipswich, IP7 5JZ
Sold Mar 2025
£375,000Horseshoe Cottage, Upper Street, Layham, Ipswich, IP7 5JZ
Sold May 2023
£502,000
What this page doesn't show
1 potential issue has already been flagged for Holly Cottage, Upper Street, Layham, Ipswich, IP7 5JZ. 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 Holly Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
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 93.8% 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
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
Before you decide
Everything you need to know about Holly Cottage
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Jun 2022
EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
4.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 10 June 2032
Property Improvements
Changes detected from historical EPC data
Jun 2022from Sept 2013
Windows
Full DoubleTriple
Windows upgraded to triple glazing
Low Energy Lighting
23%86%
More low energy lighting installed
Planning history
Applications and permits filed against Holly Cottage, Upper Street, Layham, Ipswich, IP7 5JZ, sourced from the PlanIt planning register.
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
1decisions1extensions1documents1nearby
- 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
You're seeing the shape of it. The report has the substance.
- 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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Versus other Upper Street homes
Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.
Holly Cottage is notably below the street on habitable rooms.
Price per m²
£4,514
Street avg £3,516
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
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
0.2 km
Marquis of Cornwallis — bus stop.
Closest school
1.9 km
Hadleigh Community Primary School. 3 schools nearby.
Nearest schools
- Hadleigh Community Primary SchoolPrimary1.9km
- Hadleigh High SchoolSecondary1.9km
- St Mary's Church of England Primary School, HadleighPrimary2.2km
Nearest stops
- Marquis of CornwallisBus stop174m
- Council HousesBus stop310m
- Brett GreenBus stop420m
- Queens HeadBus stop848m
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 5JZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.8dB
Night-time· 23:00 – 07:00
37.4dB
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 3 Building Survey
Victorian-eraSemi-Detached HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
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
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
£303k
1 Bell Mews, Hadleigh
IP7 5AW
3 bed2 bath
£338k
1 Bells Meadow, Raydon
IP7 5FQ
3 bed2 bath
£269k
1 Chequers Terrace, The Street, Raydon
IP7 5LW
3 bed2 bath
£210k
1 Brett Green, Layham
IP7 5LX
3 bed
£374k
1 Bourchier Close, Hadleigh
IP7 5SS
4 bed3 bath
£405k
1 Barnes Close, Hadleigh
IP7 5NN
4 bed2 bath
£448k
1 Cross Maltings, High Street, Hadleigh
IP7 5AH
4 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 Holly Cottage is modelled from its 72 m² EPC floor area, its 8 recorded sales and recent sales of comparable homes in IP7 5JZ. 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. 8 sales are recorded for Holly Cottage. 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 Holly Cottage was lodged in June 2022 at band E and is valid until June 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Holly Cottage. 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 3 schools and 30 stops listed are measured in a straight line from IP7 5JZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Holly Cottage 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 Holly Cottage, Upper Street, Layham, Ipswich, IP7 5JZ. Each answer is also embedded as structured data for search engines.
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- Every home in IP7 5JZSold prices, values and energy ratings for the postcode
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- Holly Cottage, Upper Street, Layham, Ipswich valuationHow the estimate is built and what moves it
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