Model valuation£417,0008 Busby Close
Local market context
River Cottage, Upper Street, Layham, Ipswich, IP7 5JZ
Estimated value
£226,000
- Against IP7 5JZ's recent median (£245,500)-8%
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
End terrace
Habitable rooms
4
From EPC
Floor area
69 m²
743 sq ft
Energy rating
E
Score 51
Council tax
Band B
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
£226,000
- Against IP7 5JZ's recent median (£245,500)-8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for River Cottage is modelled from its 69 m² EPC floor area, the absence of a recorded sale 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
69 m² from the EPC lodged in December 2020
Sales of this home
No sale recorded since 1995
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 | None on this home | 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.
River Cottage 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 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 River 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 River Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
River Cottage is an end-of-terrace house in Layham, Ipswich, Ipswich (IP7 5JZ). It has a recorded floor area of 69 m² (around 743 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (December 2020) shows an E (score 51), well below the UK norm with real room to improve. When first surveyed in January 2017 the rating was F, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Very Poor to Average; while lighting dropped from Very Good to Average. The recommended improvements would lift it to B (score 84), a 3-band jump. Main heating runs on oil.
At 69 m² it sits well below the postcode median (127 m² across 21 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about River Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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)
Dec 2020
EPC Rating
A
B
C
D
E
E51
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Poor
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 December 2030
Property Improvements
Changes detected from historical EPC data
Dec 2020from Jan 2017
EPC improved fromF36toE51
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Low Energy Lighting
80%40%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against River Cottage, Upper Street, Layham, Ipswich, IP7 5JZ, sourced from the PlanIt planning register.
River Cottage has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Upper Street homes
Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.
River Cottage is notably below the street on floor area.
EPC Rating
51 (E)
Street avg 56 (D)
Floor Area
69 m²
Street avg 139 m²
CO₂ Emissions
4.9 t/year
Street avg 7.1 t/year
Habitable Rooms
4 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
0.2 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-eraEnd-Terrace 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 £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£224k
1 Carders Close, Hadleigh
IP7 5TQ
£217k
1 Angel Court, Angel Street, Hadleigh
IP7 5FR
£237k
1 Bradfield Avenue, Hadleigh
IP7 5ES
£212k
1 Cranworth Road, Hadleigh
IP7 5BA
£210k
1 Brett Green, Layham
IP7 5LX
3 bed
£201k
1 Calais Street, Hadleigh
IP7 5EW
£255k
1 Benton Street, Hadleigh
IP7 5AR
2 bed
£199k
1 Angel Street, Hadleigh
IP7 5HA
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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 River Cottage is modelled from its 69 m² EPC floor area, the absence of a recorded sale 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. No sale is recorded for River Cottage, 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 River Cottage was lodged in December 2020 at band E and is valid until December 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to River 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
- River Cottage is in council tax band B. 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 River Cottage, Upper Street, Layham, Ipswich, IP7 5JZ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in IP7 5JZSold prices, values and energy ratings for the postcode
- IP 7 property marketPrices, postcodes, schools and transport across the district
- River Cottage, Upper Street, Layham, Ipswich valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales