Semi-Detached 2 sales on record

28 CASTLE BROOKS

FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9SF

£265,000

Location

Map view View on Google Maps View on OpenStreetMap Street View IP13 9SF

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Framlingham Wines	0.2 miles
Bus stop	Victoria Mill Road	0.2 miles
Train station	Wickham Market	5.4 miles
University	University of Suffolk (DigiTech Centre)	11.3 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Floor area

87 m²

EPC rating

Last sold

£265,000 Jul 2026

Price per m²

£3,046/m²

Local average

£308,450 (20 sales)

Street crime

13 incidents within 1 mile (Aug 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 20/01/2026

Expiry date: 19/01/2036

Current heating cost: £808/year

Potential heating cost: £759/year

Est. upgrade cost to C: £16,500

Recommendations

Floor insulation (solid floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	10/07/2026	£265,000	Semi-detached	+2.5%	£265,000 to July 2026	View transaction
Sold	16/12/2020	£258,500	Semi-detached	—	£280,821 to July 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
2 WHITE HORSE MEWS, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9DT	£600,000	18/12/2025	Semi-detached
36 CASTLE BROOKS, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9SF	£245,000	12/12/2024	Semi-detached
94 CASTLE BROOKS, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9SS	£270,000	07/06/2024	Semi-detached
2 STATION ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9DZ	£275,000	04/12/2023	Semi-detached
22 CASTLE BROOKS, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9SF	£270,000	12/01/2023	Semi-detached
5 STATION ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9EA	£245,000	25/11/2022	Semi-detached
22A WELL CLOSE SQUARE, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9DS	£165,000	10/11/2022	Semi-detached
11 BIGOD CLOSE, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9SQ	£245,000	04/11/2022	Semi-detached
8 ALBERT ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9EQ	£275,000	07/10/2022	Semi-detached
30 CASTLE BROOKS, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9SF	£260,000	14/09/2022	Semi-detached
57 COLLEGE ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9ER	£225,000	05/09/2022	Semi-detached
2 ALBERT ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9EQ	£345,000	25/07/2022	Semi-detached
7 ALBERT ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9EQ	£357,500	18/03/2022	Semi-detached
39 COLLEGE ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9ER	£248,000	19/11/2021	Semi-detached
16 VICTORIA MILL ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9EG	£425,000	29/10/2021	Semi-detached

Area average: £296,700 (15 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 11.9%

10y growth 41.1%

House Price Index (HM Land Registry — official index, not sold-price averages): East Suffolk. Series: Semi-detached. As of July 2026.

1y (index) -0.2%

5y (index) 9.1%

10y (index) 33.6%

Rental Range

Estimated market rent for East Suffolk. Low = conservative, Realistic = average, Optimistic = best case.

Low £758/mo

Realistic £842/mo

Optimistic £926/mo

Based on Local Authority from postcode lookup → East Suffolk.

LHA (30th percentile) floor for Ipswich: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
4 Bed Detached House, Fore St, IP13	£2,250/mo	4	0.24 miles	OpenRent
2 Bed Bungalow, Mount Pleasant, IP13	£925/mo	2	0.36 miles	OpenRent
1 Bed End Terrace, Double St, IP13	£1,560/mo	1	0.38 miles	OpenRent
4 Bed Detached House, Pembroke Road, IP13	£2,350/mo	4	0.58 miles	OpenRent

Average rent: £1,771/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.72%

Max investor price (0.8%) £238,125

Target investor price (1%) £190,500

Gross yield 8.6%

Cost-to-rent ratio 11.6×

Monthly cashflow £646/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 10.1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

INSPIRE registered land data is not available for this location yet.

Street-level crime

Category	Count
Violence and sexual offences	8
Anti-social behaviour	2
Criminal damage and arson	1
Other theft	1
Possession of weapons	1
Total incidents	13

Within 1 mile during Aug 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Framlingham Sir Robert Hitcham's Church of England Voluntary Aided Primary School	Primary	0.2 miles	Good — 13 Sep 2023
Framlingham College	Other	0.5 miles	— (No rating)
Thomas Mills High School & Sixth Form	Secondary	0.8 miles	Good — 16 Mar 2023
Dennington Church of England Primary School	Primary	2.5 miles	Good — 20 Mar 2023
Easton Primary School	Primary	2.9 miles	Good — 12 Nov 2012

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
06/04/2016	04/12/2009	7	1

# 28 CASTLE BROOKS, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9SF

## Property details

- Slug: `bf9c43b` (address key hash: `bf9c43bf07a1d9b55894bad2bfb70b98a5065abd`)
- Postcode: IP13 9SF
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 87 m²
- EPC rating: C
- Last sold: £265,000 Jul 2026
- Price per m²: £3,046/m²
- Local average: £308,450 (20 sales)
- Street crime: 13 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £265,000
- Date: 2026-07-10
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 19/01/2036
- **Current heating cost:** £808/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7020-2494-0684-0008-2683)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-07-10 | £265,000 | Semi-detached | +2.5% | £265,000 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5834e4e9-3b10-29c7-e063-4804a8c015bc) |
| Sold | 2020-12-16 | £258,500 | Semi-detached | — | £280,821 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/d22473f5-f9a3-7b40-e053-6c04a8c0a630) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 CASTLE BROOKS, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9SF | £265,000 | 10/07/2026 | Semi-detached |
| 28 CASTLE BROOKS, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9SF | £258,500 | 16/12/2020 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 WHITE HORSE MEWS, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9DT | £600,000 | 18/12/2025 | Semi-detached |
| 36 CASTLE BROOKS, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9SF | £245,000 | 12/12/2024 | Semi-detached |
| 94 CASTLE BROOKS, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9SS | £270,000 | 07/06/2024 | Semi-detached |
| 2 STATION ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9DZ | £275,000 | 04/12/2023 | Semi-detached |
| 22 CASTLE BROOKS, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9SF | £270,000 | 12/01/2023 | Semi-detached |
| 5 STATION ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9EA | £245,000 | 25/11/2022 | Semi-detached |
| 22A WELL CLOSE SQUARE, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9DS | £165,000 | 10/11/2022 | Semi-detached |
| 11 BIGOD CLOSE, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9SQ | £245,000 | 04/11/2022 | Semi-detached |
| 8 ALBERT ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9EQ | £275,000 | 07/10/2022 | Semi-detached |
| 30 CASTLE BROOKS, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9SF | £260,000 | 14/09/2022 | Semi-detached |
| 57 COLLEGE ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9ER | £225,000 | 05/09/2022 | Semi-detached |
| 2 ALBERT ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9EQ | £345,000 | 25/07/2022 | Semi-detached |
| 7 ALBERT ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9EQ | £357,500 | 18/03/2022 | Semi-detached |
| 39 COLLEGE ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9ER | £248,000 | 19/11/2021 | Semi-detached |
| 16 VICTORIA MILL ROAD, FRAMLINGHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP13 9EG | £425,000 | 29/10/2021 | Semi-detached |

**Area average:** £296,700 (15 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 11.9%
- **10y growth:** 41.1%

## House Price Index (HM Land Registry)

*Official index for East Suffolk; Semi-detached series; as of July 2026.*

- **1y growth (index):** -0.2%
- **5y growth (index):** 9.1%
- **10y growth (index):** 33.6%

## Rental Range

*ONS Price Index of Private Rents (East Suffolk). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £758/mo
- **Realistic:** £842/mo
- **Optimistic:** £926/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Ipswich (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Detached House, Fore St, IP13 | £2,250/mo | 4 | 0.24 miles | OpenRent |
| 2 Bed Bungalow, Mount Pleasant, IP13 | £925/mo | 2 | 0.36 miles | OpenRent |
| 1 Bed End Terrace, Double St, IP13 | £1,560/mo | 1 | 0.38 miles | OpenRent |
| 4 Bed Detached House, Pembroke Road, IP13 | £2,350/mo | 4 | 0.58 miles | OpenRent |

**Average rent: £1,771/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.72% (weak for cashflow)
- **Max investor price (0.8%):** £238,125
- **Target investor price (1%):** £190,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,905/mo).*

- **Gross yield:** 8.6%
- **Cost-to-rent:** 11.6×
- **Monthly cashflow:** £646/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.1%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 8 |
| Anti-social behaviour | 2 |
| Criminal damage and arson | 1 |
| Other theft | 1 |
| Possession of weapons | 1 |
| **Total incidents** | **13** |

*Within 1 mile during Aug 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Framlingham Sir Robert Hitcham's Church of England Voluntary Aided Primary School | Primary | 0.2 miles | Good — 13 Sep 2023 |
| Framlingham College | Other | 0.5 miles | — (No rating) |
| Thomas Mills High School & Sixth Form | Secondary | 0.8 miles | Good — 16 Mar 2023 |
| Dennington Church of England Primary School | Primary | 2.5 miles | Good — 20 Mar 2023 |
| Easton Primary School | Primary | 2.9 miles | Good — 12 Nov 2012 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #7041937
- **Address:** 28 Castle Brooks, Framlingham, IP13 9SF
- **Certificate Issued:** 06/04/2016
- **Work Completed:** 04/12/2009
- **Items:** 7 window(s), 1 door(s)