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2 Watermill Close, Layham, Ipswich, IP7 5LD

4 sales on record

Estimated value

£602,000

  • Since the 2025 sale (£582,000)+3%
  • Against IP7 5LD's recent median (£323,000)+86%

Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
132 m²
1421 sq ft
Energy rating
D
Score 67
Council tax
Band E
Tenure
Owner Occupied
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Valuation

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

£602,000

  • Against its 2025 sale (£582,000)+3%
  • Against IP7 5LD's recent median (£323,000)+86%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Watermill Close is modelled from its 132 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in IP7 5LD. 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

    132 m² from the EPC lodged in September 2015

  • Sales of this home

    4 sales recorded, the latest in 2025

  • Recent sales in IP7 5LD

    4 sales, median £323,000 (2018–2005)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

2 Watermill Close valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 15 October 2025Most recent

    £582,000

    -2.3%over 3 years

  2. 8 September 2022

    £596,000

    +57.7%over 6 years

  3. 7 March 2016

    £378,000

    +8.0%over 1 year

  4. 8 June 2014

    £350,000

Median price across the last 4 sales in IP7 5LD: £323,000 (2018–2005).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Watermill Close, Layham, Ipswich, IP7 5LD. 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

Overview

About 2 Watermill Close

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

2 Watermill Close is a four-bedroom detached house in Layham, Ipswich, Ipswich (IP7 5LD). It has a recorded floor area of 132 m² (around 1421 sq ft), construction records dating it to 1976-1982 and council tax band E. The latest certificate (September 2015) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since May 2011. Between certificates, window efficiency went from Average to Good and hot-water efficiency went from Good to Very Good; while wall efficiency dropped from Good to Average and lighting dropped from Average to Very Poor. The recommended improvements would lift it to B (score 84), a 2-band jump. The latest certificate is from September 2015, so improvements made since then won't be reflected. Records show the property has been extended at some point in its history.

A recent sale: £582,000 in October 2025. Across the public record there are 4 sales, relatively high churn for a single property. Across 2014–2025, sale prices on this property compounded at 4.6% per year.

Specifications

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
  • Bathrooms2
  • Open-plan layoutYes
  • Dining roomYes
  • StudyYes

Outside

  • Private gardenYes
  • GarageDouble, Detached

Building

  • Previously extendedYes
Before you decide

Everything you need to know about 2 Watermill Close

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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 23 Sept 2025

Current Certificate(1 of 2)
Sept 2015

EPC Rating

A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Good
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 23 September 2025

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Sept 2015from May 2011
Hot Water
GoodVery Good

Hot water efficiency improved

Windows
AverageGood

Window efficiency improved

Low Energy Lighting
42%5%

Low energy lighting percentage decreased

Planning

Planning history

Applications and permits filed against 2 Watermill Close, Layham, Ipswich, IP7 5LD, sourced from the PlanIt planning register.

2 Watermill Close 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.

Area

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.
Full Ipswich report

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

Brett Green — bus stop.

Closest school

1.7 km

Hadleigh Community Primary School. 4 schools nearby.

Nearest schools

  • Hadleigh Community Primary SchoolPrimary1.7km
  • Hadleigh High SchoolSecondary1.8km
  • St Mary's Church of England Primary School, HadleighPrimary2.1km
  • Beaumont Community Primary SchoolPrimary2.9km

Nearest stops

  • Brett GreenBus stop175m
  • Council HousesBus stop177m
  • Marquis of CornwallisBus stop472m
  • Queens HeadBus stop587m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around IP7 5LD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for IP7 5LD

Daytime· 07:00 – 23:00

45.3dB

Low
Night-time road noise heatmap for IP7 5LD

Night-time· 23:00 – 07:00

37.6dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryDetached HouseEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £895 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£488k

1 Drapers Close, Hadleigh

IP7 5DH

4 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
£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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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 2 Watermill Close is modelled from its 132 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in IP7 5LD. 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. 4 sales are recorded for 2 Watermill Close. 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 2 Watermill Close was lodged in September 2015 at band D and expired in September 2025, so a new one is needed to sell or let. 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 2 Watermill Close. 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 4 schools and 30 stops listed are measured in a straight line from IP7 5LD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Watermill Close is in council tax band E. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Watermill Close, Layham, Ipswich, IP7 5LD. Each answer is also embedded as structured data for search engines.

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