Model valuation£417,0008 Busby Close
Local market context
Horseshoe Cottage, Upper Street, Layham, Ipswich, IP7 5JZ
7 sales on record1 planning record
Estimated value
£527,000
- Since the 2023 sale (£502,000)+5%
- Against IP7 5JZ's recent median (£245,500)+115%
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
Detached
Bedrooms
4
Bathroom
1
Floor area
105 m²
1130 sq ft
Energy rating
D
Score 56
Council tax
Band D
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
£527,000
- Against its 2023 sale (£502,000)+5%
- Against IP7 5JZ's recent median (£245,500)+115%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Horseshoe Cottage is modelled from its 105 m² EPC floor area, its 7 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
105 m² from the EPC lodged in March 2014
Sales of this home
7 sales recorded, the latest in 2023
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.
Sale price has at least doubled since 2003.
Sales timeline
31 May 2023Most recent
£502,000
+11.6%over 2 years4 June 2020
£450,000
+59.6%over 5 years27 March 2015
£282,000
-11.9%over 5 years24 August 2009
£320,000
+28.0%over 4 years7 July 2005
£250,000
+8.7%over 7 months15 December 2004
£230,000
-2.5%over 1 year16 October 2003
£236,000
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
£375,000Holly Cottage, Upper Street, Layham, Ipswich, IP7 5JZ
Sold Oct 2022
£325,000
What this page doesn't show
1 potential issue has already been flagged for Horseshoe 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 Horseshoe Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Horseshoe Cottage is a four-bedroom detached house in Layham, Ipswich, Ipswich (IP7 5JZ). It has a recorded floor area of 105 m² (around 1130 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (March 2014) shows a D (score 56), a step below the typical UK home. The recommended improvements would lift it to B (score 89), a 2-band jump. Main heating runs on oil. The latest certificate is from March 2014, so improvements made since then won't be reflected.
Sold May 2023 for £502,000. Across the public record there are 7 sales, relatively high churn for a single property. One planning record on file: an extension approved in 2016. Past consents include an extension, meaningful when judging how the property has evolved. Across 2003–2023, sale prices on this property compounded at 3.9% per year. On a £-per-square-foot basis, the last sale (£444/sq ft) was about 106.5% above the typical sold price in the postcode. At 105 m² it's 17.4% smaller than the typical home in the postcode (127 m² median across 21 EPCs).
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
- Bedrooms4
- Bathrooms1
Before you decide
Everything you need to know about Horseshoe 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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 29 Mar 2024
Current Certificate
Mar 2014EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
5.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 29 March 2024
Planning history
Applications and permits filed against Horseshoe Cottage, Upper Street, Layham, Ipswich, IP7 5JZ, sourced from the PlanIt planning register.
Horseshoe Cottage has an approved single-storey side and rear extension on the planning record.
1 application on record at Horseshoe Cottage, Upper Street, Layham, Ipswich, IP7 5JZ
1decisions1extensions1nearby
- Apr 2016ExtensionOutlineOutcome in report
Extension: Single storey · Side and rear of property
Application for a Certificate of Lawfulness for a Proposed Use or Development - Erection of single storey rear and side extension.
- Reference
- B/16/00086
Unlock Horseshoe 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
- 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.
Horseshoe Cottage outperforms the street on price per m² by a wide margin.
Price per m²
£4,781
Street avg £3,502
Floor Area
105 m²
Street avg 137 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
5.8 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-eraDetached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,085 · 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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4 bed2 bath
£453k
1 Bushey Coopers Cottages, Pond Hall Road, Hadleigh
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1 Cross Maltings, High Street, Hadleigh
IP7 5AH
4 bed2 bath
£405k
1 Barnes Close, Hadleigh
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4 bed2 bath
£374k
1 Bourchier Close, Hadleigh
IP7 5SS
4 bed3 bath
£338k
1 Bells Meadow, Raydon
IP7 5FQ
3 bed2 bath
£303k
1 Bell Mews, Hadleigh
IP7 5AW
3 bed2 bath
£269k
1 Chequers Terrace, The Street, Raydon
IP7 5LW
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 Horseshoe Cottage is modelled from its 105 m² EPC floor area, its 7 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. 7 sales are recorded for Horseshoe 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 Horseshoe Cottage was lodged in March 2014 at band D and expired in March 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. 1 application is matched to Horseshoe 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
- Horseshoe Cottage is in council tax band D. 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 Horseshoe Cottage, Upper Street, Layham, Ipswich, IP7 5JZ. Each answer is also embedded as structured data for search engines.
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