Model valuation£417,0008 Busby Close
Local market context
Rookery Farm, Manor Road, Elmsett, Ipswich, IP7 6PN
12 planning records
Estimated value
£725,000
- Since the 2022 sale (£640,000)+13%
- Against IP7 6PN's recent median (£480,000)+51%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
10
From EPC
Floor area
329 m²
3541 sq ft
Energy rating
F
Score 30
Council tax
Band G
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
£725,000
- Against its 2022 sale (£640,000)+13%
- Against IP7 6PN's recent median (£480,000)+51%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Rookery Farm is modelled from its 329 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP7 6PN. 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
329 m² from the EPC lodged in March 2009
Sales of this home
2 sales recorded, the latest in 2022
Recent sales in IP7 6PN
5 sales, median £480,000 (2025–2012)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 12 applications | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
31 July 2022Most recent
£640,000
+82.9%over 1 year4 December 2020
£350,000
Median price across the last 5 sales in IP7 6PN: £480,000 (2025–2012).
Nearby sales in IP7 6PN
9 Manor Road, Elmsett, Ipswich, IP7 6PN
Sold Sept 2025
£480,000High Fields, Manor Road, Elmsett, Ipswich, IP7 6PN
Sold Sept 2024
£575,0001 Manor Road, Elmsett, Ipswich, IP7 6PN
Sold Jul 2023
£995,0003 Manor Road, Elmsett, Ipswich, IP7 6PN
Sold May 2012
£370,0007 Manor Road, Elmsett, Ipswich, IP7 6PN
Sold Sept 2010
£125,000
What this page doesn't show
1 potential issue has already been flagged for Rookery Farm, Manor Road, Elmsett, Ipswich, IP7 6PN. 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 Rookery Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Rookery Farm is a detached house in Elmsett, Ipswich, Ipswich (IP7 6PN). It has a recorded floor area of 329 m² (around 3541 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (March 2009) shows an F (score 30), near the bottom of the EPC scale. The recommended improvements would push it to E (score 42). Main heating runs on oil. The latest certificate is from March 2009, so improvements made since then won't be reflected.
At 329 m² the property is well over the postcode median (150 m² across 7 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). 12 planning records sit against the property, 12 approved, 0 refused. Past consents include an extension and new windows, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations. Across 2020–2022, sale prices on this property compounded at 44% per year. Today's modelled estimate of £725,000 is 13.3% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£181/sq ft) was about 150.7% above the typical sold price in the postcode. Last sale on file: £640,000 in July 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about Rookery Farm
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.
Rookery Farm's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 24 Mar 2019
Current Certificate
Mar 2009EPC Rating
A
B
C
D
E
F
F30
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Poor
CO2 Emissions
24.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 24 March 2019
Planning history
Applications and permits filed against Rookery Farm, Manor Road, Elmsett, Ipswich, IP7 6PN, sourced from the PlanIt planning register.
Rookery Farm has multiple listed-building consents on file — alterations need formal heritage approval.
12 applications on record at Rookery Farm, Manor Road, Elmsett, Ipswich, IP7 6PN
12decisions4extensions151documents2nearby
Flagged:RetrospectiveListed building
- Sept 2011ExtensionHeritageOutcome in report
Extension: Single storey · Side of property
Application for Listed Building Consent - Erection of single storey side extension and internal and external alterations. As amended by drawing no's. 10B and 11A, received by the Local Planning Authority on 27th September 2011.
Listed- Documents
- 11 docs on file
- Reference
- B/11/00954
- More recent applications — locked
- ExtensionMar 2021Decision
- ConditionsJan 2020Decision
+ 9 more applications in the report
Unlock Rookery Farm, Manor Road, Elmsett, Ipswich, IP7 6PN's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (12 on record)
- All 12 applications on this property in full, plus 2 notable nearby
- The 151 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Manor Road homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for Rookery Farm lags the street by a wide margin.
Price per m²
£1,945
Street avg £2,766
Floor Area
329 m²
Street avg 193 m²
Habitable Rooms
10 rooms
Street avg 7 rooms
CO₂ Emissions
24.0 t/year
Street avg 6.4 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
Rookery Farm — bus stop.
Closest school
1.4 km
Elmsett Church of England Primary School. 2 schools nearby.
Nearest schools
- Elmsett Church of England Primary SchoolPrimary1.4km
- Whatfield Church of England Voluntary Controlled Primary SchoolPrimary2.8km
Nearest stops
- Rookery FarmBus stop151m
- Mill LaneBus stop1.0km
- Bus ShelterBus stop1.4km
- Elmsett CornerBus stop2.1km
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 6PN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
41.5dB
Night-time· 23:00 – 07:00
35.4dB
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 FPre-1919 buildDetached over 300m²Extended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, is a large detached home over 300m², and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£748k
1 Church Farm Place, Whatfield
IP7 6QQ
£599k
1 Bridge Street, Hadleigh
IP7 6BY
1 bed1 bath
£543k
1 Ann Beaumont Way, Hadleigh
IP7 6SA
£482k
1 Church Farm Cottages, The Street, Elmsett
IP7 6PB
£480k
1 Castle Road, Hadleigh
IP7 6JH
£391k
1 Castle Lane, Hadleigh
IP7 6DE
2 bed
£388k
1 Brett Avenue, Hadleigh
IP7 6AH
3 bed1 bath
£363k
1 Betts Close, Hadleigh
IP7 6DW
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 Rookery Farm is modelled from its 329 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP7 6PN. 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. 2 sales are recorded for Rookery Farm. 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 Rookery Farm was lodged in March 2009 at band F and expired in March 2019, 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. 12 applications are matched to Rookery Farm. 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 2 schools and 12 stops listed are measured in a straight line from IP7 6PN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Rookery Farm is in council tax band G. 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 Rookery Farm, Manor Road, Elmsett, Ipswich, IP7 6PN. Each answer is also embedded as structured data for search engines.
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