# 21 MONTAGU DRIVE, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1FL

## Property details

- Slug: `14129e1` (address key hash: `14129e1ddb6bad6b067ad777f79769f2ab0eacf1`)
- Postcode: IP17 1FL
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 108 m²
- EPC rating: C
- Year built: England and Wales: 2012 onwards
- Last sold: £450,000 Jan 2026
- Price per m²: £4,167/m²
- Local average: £449,128 (26 sales)
- Street crime: 27 incidents within 1 mile (May 2026)

## Latest sale

- Price: £450,000
- Date: 2026-01-30
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 23/11/2035
- **Current heating cost:** £699/year
- **Est. upgrade cost to C:** £9,000

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

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2711-4116-8361-5521-2431)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-30 | £450,000 | Detached | — | £453,387 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-9124-d8ea-e063-4704a8c0bf7d) |

*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 |
|---------|-------|------|------|
| 21 MONTAGU DRIVE, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1FL | £450,000 | 30/01/2026 | Detached |

## Historic listings

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

- Matched listing: [165331208](http://87.117.209.195:8080/listings/ec74512)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £450,000 |
| listed | 2025-08-04 | £450,000 |
| sold | 2016-01-01 | £299,995 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| NEPTUNE HOUSE, 51 RENDHAM ROAD, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1EA | £725,000 | 01/07/2025 | Detached |
| 41 HERON ROAD, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1WR | £405,000 | 23/06/2023 | Detached |
| 36 HERON ROAD, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1YT | £375,000 | 02/06/2023 | Detached |
| 17 GILBERT ROAD, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1FE | £410,000 | 02/06/2023 | Detached |
| 19 COLLINS CLOSE, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1GE | £430,000 | 05/12/2022 | Detached |
| 9 MONTAGU DRIVE, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1FL | £397,000 | 30/09/2022 | Detached |
| 3 GULL ROAD, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1WN | £365,000 | 15/08/2022 | Detached |
| 62 FRANKLIN ROAD, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1FJ | £299,995 | 05/08/2022 | Detached |
| 17 COLLINS CLOSE, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1GE | £425,000 | 20/04/2022 | Detached |
| 15 THURLOW CLOSE, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1GD | £299,000 | 21/03/2022 | Detached |
| 49 HERON ROAD, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1WR | £357,000 | 18/02/2022 | Detached |
| NEPTUNE HOUSE, 51 RENDHAM ROAD, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1EA | £755,000 | 28/01/2022 | Detached |
| 14 THURLOW CLOSE, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1GD | £350,000 | 05/01/2022 | Detached |
| 7 GILBERT ROAD, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1FE | £339,950 | 27/09/2021 | Detached |
| 1 AVOCET COURT, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1WP | £340,000 | 02/08/2021 | Detached |
| 64 FRANKLIN ROAD, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 1FJ | £277,500 | 29/07/2021 | Detached |

**Area average:** £409,403 (16 sales)

## Capital growth trend

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

- **5y growth:** -10.1%
- **10y growth:** 36.2%

## House Price Index (HM Land Registry)

*Official index for East Suffolk; Detached series; as of April 2026.*

- **1y growth (index):** 2.2%
- **5y growth (index):** 9.7%
- **10y growth (index):** 34.2%

## 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 Central Norfolk & Norwich (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 5 Bed Terraced House, Brook Farm Road, IP17 | £5,390/mo | 5 | 0.27 miles | OpenRent |
| 2 Bed Semi-Detached House, Mill Rise, IP17 | £2,195/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Semi-Detached House, Mill Rise, IP17 | £2,195/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Flat, Warren Avenue, IP17 | £960/mo | 2 | 0.76 miles | OpenRent |

**Average rent: £2,685/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £274,375
- **Target investor price (1%):** £219,500

*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 £2,195/mo).*

- **Gross yield:** 5.9%
- **Cost-to-rent:** 17.1×
- **Monthly cashflow:** £178/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.6%

*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 | 9 |
| Shoplifting | 7 |
| Anti-social behaviour | 4 |
| Other theft | 3 |
| Vehicle crime | 2 |
| Drugs | 1 |
| Public order | 1 |
| **Total incidents** | **27** |

*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 |
|------|------|----------|--------|
| Saxmundham Primary School | Primary | 0.4 miles | Good — 22 May 2024 |
| Kelsale Church of England Voluntary Controlled Primary School | Primary | 1.0 miles | Good — 5 Jul 2013 |
| Benhall St Mary's Church of England Primary School | Primary | 1.2 miles | Good — 10 Jun 2013 |
| Snape Primary School | Primary | 3.1 miles | Good — 4 Jun 2018 |
| Yoxford & Peasenhall Primary Academy | Primary | 3.8 miles | Good — 13 Oct 2019 |

## FENSA Certificates

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

### FENSA Certificate #15577145
- **Address:** 21 Montagu Drive, SAXMUNDHAM, IP17 1FL
- **Certificate Issued:** 15/01/2023
- **Work Completed:** 06/10/2022
- **Items:** 2 window(s), 2 door(s)