Semi-Detached

38 WILLIAM BOOTH WAY

FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FL

£222,000

Location

Map view View on Google Maps View on OpenStreetMap Street View IP11 2FL

Nearby

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

Type	Name	Distance
Bus stop	Hintlesham Drive	0.0 miles
Shop	Waves	0.2 miles
Train station	Trimley	0.7 miles
Hospital	Felixstowe Community Hospital & Minor Injuries Unit	1.2 miles
University	University of Suffolk (DigiTech Centre)	6.5 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

55 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£222,000 Feb 2026

Price per m²

£4,036/m²

Local average

£285,962 (42 sales)

Street crime

63 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 02/04/2025

Expiry date: 01/04/2035

Current heating cost: £505/year

Potential heating cost: £445/year

Est. upgrade cost to C: £14,950

Recommendations

Party wall insulation (£300 - £600)
Floor insulation (solid floor) (£4,000 - £6,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	27/02/2026	£222,000	Semi-detached	—	£223,875 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£222,000
listed	10/04/2025	£224,950
sold	01/01/2000	£58,995
sold	01/01/1998	£46,500

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
24 WINSTON CLOSE, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FA	£245,000	28/11/2025	Semi-detached
2 WILLIAM BOOTH WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FL	£350,000	27/08/2025	Semi-detached
24 RUNNACLES WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FE	£230,000	01/12/2023	Semi-detached
16 THE DOWNS, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FG	£225,000	08/09/2023	Semi-detached
37 RUNNACLES WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FJ	£310,000	11/08/2023	Semi-detached
8 BREDFIELD CLOSE, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FD	£253,500	23/06/2023	Semi-detached
16 GENERALS MEWS, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2YY	£162,000	24/03/2023	Semi-detached
41 RUNNACLES WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FJ	£171,000	12/12/2022	Semi-detached
18 RUNNACLES WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FE	£230,000	28/10/2022	Semi-detached
22 RUNNACLES WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FE	£250,000	01/09/2022	Semi-detached
12 REEDLAND WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FQ	£290,000	10/01/2022	Semi-detached
17 RENDLESHAM ROAD, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2YP	£225,000	29/10/2021	Semi-detached
12 THE DOWNS, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FG	£130,000	10/09/2021	Semi-detached
27 REEDLAND WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FQ	£220,000	09/08/2021	Semi-detached

Area average: £235,107 (14 sales)

For sale comparables

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

Capital growth trend

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

5y growth 7.3%

10y growth 18.8%

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

1y (index) 2.8%

5y (index) 10.9%

10y (index) 39.6%

Rental Range

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

Low £751/mo

Realistic £834/mo

Optimistic £917/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Semi-Detached House, Maidstone Road, IP11	£950/mo	2	0.42 miles	OpenRent
2 Bed Terraced House, Great Field, IP11	£995/mo	2	1.03 miles	OpenRent
2 Bed Semi-Detached House, The Josselyns, IP11	£1,200/mo	2	1.06 miles	OpenRent
2 Bed Terraced House, The Josselyns, IP11	£1,050/mo	2	1.08 miles	OpenRent

Average rent: £1,049/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £127,875

Target investor price (1%) £102,300

Gross yield 5.5%

Cost-to-rent ratio 18.1×

Monthly cashflow £21/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.4%

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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	29
Criminal damage and arson	7
Shoplifting	5
Anti-social behaviour	4
Other theft	4
Public order	4
Vehicle crime	4
Robbery	2
Drugs	1
Other crime	1
Possession of weapons	1
Theft from the person	1
Total incidents	63

Within 1 mile during May 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
Grange Community Primary School	Primary	0.3 miles	Good — 19 Jan 2023
Felix Primary School	Primary	0.4 miles	Requires improvement — 5 Dec 2023
Felixstowe School	Secondary	0.4 miles	Good — 8 Jul 2024
Trimley St Mary Primary School	Primary	0.9 miles	— (Inspected (no overall grade))
Fairfield Infant School	Primary	1.0 miles	Good — 19 Sep 2017

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
18/06/2023	30/05/2023	6	1
24/09/2018	29/08/2018	1	1
15/02/2005	20/01/2005	1	—

# 38 WILLIAM BOOTH WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FL

## Property details

- Slug: `11c306d` (address key hash: `11c306d570fce4cd454ac6c87f1cef0d0de10565`)
- Postcode: IP11 2FL
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 55 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £222,000 Feb 2026
- Price per m²: £4,036/m²
- Local average: £285,962 (42 sales)
- Street crime: 63 incidents within 1 mile (May 2026)

## Latest sale

- Price: £222,000
- Date: 2026-02-27
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 01/04/2035
- **Current heating cost:** £505/year
- **Est. upgrade cost to C:** £14,950

### Recommendations
- B4 (£300 - £600)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6800-7629-0122-8406-3453)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-27 | £222,000 | Semi-detached | — | £223,875 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-a1a9-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 38 WILLIAM BOOTH WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FL | £222,000 | 27/02/2026 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [160518455](http://87.117.209.195:8080/listings/16b213a)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £222,000 |
| listed | 2025-04-10 | £224,950 |
| sold | 2000-01-01 | £58,995 |
| sold | 1998-01-01 | £46,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 24 WINSTON CLOSE, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FA | £245,000 | 28/11/2025 | Semi-detached |
| 2 WILLIAM BOOTH WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FL | £350,000 | 27/08/2025 | Semi-detached |
| 24 RUNNACLES WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FE | £230,000 | 01/12/2023 | Semi-detached |
| 16 THE DOWNS, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FG | £225,000 | 08/09/2023 | Semi-detached |
| 37 RUNNACLES WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FJ | £310,000 | 11/08/2023 | Semi-detached |
| 8 BREDFIELD CLOSE, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FD | £253,500 | 23/06/2023 | Semi-detached |
| 16 GENERALS MEWS, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2YY | £162,000 | 24/03/2023 | Semi-detached |
| 41 RUNNACLES WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FJ | £171,000 | 12/12/2022 | Semi-detached |
| 18 RUNNACLES WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FE | £230,000 | 28/10/2022 | Semi-detached |
| 22 RUNNACLES WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FE | £250,000 | 01/09/2022 | Semi-detached |
| 12 REEDLAND WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FQ | £290,000 | 10/01/2022 | Semi-detached |
| 17 RENDLESHAM ROAD, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2YP | £225,000 | 29/10/2021 | Semi-detached |
| 12 THE DOWNS, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FG | £130,000 | 10/09/2021 | Semi-detached |
| 27 REEDLAND WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FQ | £220,000 | 09/08/2021 | Semi-detached |

**Area average:** £235,107 (14 sales)

## Capital growth trend

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

- **5y growth:** 7.3%
- **10y growth:** 18.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.8%
- **5y growth (index):** 10.9%
- **10y growth (index):** 39.6%

## Rental Range

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

- **Low:** £751/mo
- **Realistic:** £834/mo
- **Optimistic:** £917/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Maidstone Road, IP11 | £950/mo | 2 | 0.42 miles | OpenRent |
| 2 Bed Terraced House, Great Field, IP11 | £995/mo | 2 | 1.03 miles | OpenRent |
| 2 Bed Semi-Detached House, The Josselyns, IP11 | £1,200/mo | 2 | 1.06 miles | OpenRent |
| 2 Bed Terraced House, The Josselyns, IP11 | £1,050/mo | 2 | 1.08 miles | OpenRent |

**Average rent: £1,049/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £127,875
- **Target investor price (1%):** £102,300

*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 £1,023/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.1×
- **Monthly cashflow:** £21/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.4%

*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:** Not in Flood Risk Area (no data)

[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 | 29 |
| Criminal damage and arson | 7 |
| Shoplifting | 5 |
| Anti-social behaviour | 4 |
| Other theft | 4 |
| Public order | 4 |
| Vehicle crime | 4 |
| Robbery | 2 |
| Drugs | 1 |
| Other crime | 1 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| **Total incidents** | **63** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Grange Community Primary School | Primary | 0.3 miles | Good — 19 Jan 2023 |
| Felix Primary School | Primary | 0.4 miles | Requires improvement — 5 Dec 2023 |
| Felixstowe School | Secondary | 0.4 miles | Good — 8 Jul 2024 |
| Trimley St Mary Primary School | Primary | 0.9 miles | — (Inspected (no overall grade)) |
| Fairfield Infant School | Primary | 1.0 miles | Good — 19 Sep 2017 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #15798033
- **Address:** 38 William Booth Way, FELIXSTOWE, IP11 2FL
- **Certificate Issued:** 18/06/2023
- **Work Completed:** 30/05/2023
- **Items:** 6 window(s), 1 door(s)

### FENSA Certificate #13144849
- **Address:** 38 William Booth Way, FELIXSTOWE, IP11 2FL
- **Certificate Issued:** 24/09/2018
- **Work Completed:** 29/08/2018
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #2472293
- **Address:** 38 William Booth Way, FELIXSTOWE, IP11 2FL
- **Certificate Issued:** 15/02/2005
- **Work Completed:** 20/01/2005
- **Items:** 1 window(s)