Terraced 2 sales on record

26 RECTORY ROAD

IPSWICH, SUFFOLK, IP2 8EH

£205,000

Location

Map view View on Google Maps View on OpenStreetMap Street View IP2 8EH

Nearby

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

Type	Name	Distance
Bus stop	Willoughby Road	0.0 miles
Shop	Ladbrokes	0.1 miles
Train station	Ipswich	0.3 miles
University	University of Suffolk	0.6 miles
Hospital	Ipswich Hospital	2.1 miles

Property details

Tenure

Freehold

Property type

Terraced

Floor area

123 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£205,000 Feb 2026

Price per m²

£1,667/m²

Local average

£191,427 (27 sales)

Street crime

548 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 02/06/2025

Expiry date: 01/06/2035

Current heating cost: £1,739/year

Potential heating cost: £966/year

Est. upgrade cost to C: £20,600

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Room-in-roof insulation (£1,500 - £2,700)
50 mm internal or external wall insulation (£4,000 - £14,000)
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	13/02/2026	£205,000	Terraced	+241.7%	£205,439 to April 2026	View transaction
Sold	27/06/2000	£60,000	Terraced	—	£216,834 to April 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
52 AUSTIN STREET, IPSWICH, SUFFOLK, IP2 8DF	£121,000	19/12/2025	Terraced
14 LITTLES CRESCENT, IPSWICH, SUFFOLK, IP2 8DP	£205,000	16/12/2025	Terraced
36 ASHLEY STREET, IPSWICH, SUFFOLK, IP2 8DS	£160,000	09/12/2025	Terraced
88 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EQ	£215,000	28/11/2025	Terraced
55 PAULINE STREET, IPSWICH, SUFFOLK, IP2 8DL	£92,500	21/11/2025	Terraced
89 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EQ	£120,000	24/10/2025	Terraced
28 BRADLEY STREET, IPSWICH, SUFFOLK, IP2 8DU	£115,000	26/03/2025	Terraced
20 VAUGHAN STREET, IPSWICH, SUFFOLK, IP2 8DG	£154,000	01/12/2023	Terraced
14 BRADLEY STREET, IPSWICH, SUFFOLK, IP2 8DU	£170,000	24/11/2023	Terraced
1 LUTHER ROAD, IPSWICH, SUFFOLK, IP2 8BL	£170,000	14/11/2023	Terraced
1 BRADLEY STREET, IPSWICH, SUFFOLK, IP2 8DU	£165,000	29/09/2023	Terraced
102 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EG	£180,000	22/09/2023	Terraced
18 PHILIP ROAD, IPSWICH, SUFFOLK, IP2 8BH	£170,000	24/07/2023	Terraced
6 PHILIP ROAD, IPSWICH, SUFFOLK, IP2 8BH	£190,000	26/06/2023	Terraced
23 TURIN STREET, IPSWICH, SUFFOLK, IP2 8DQ	£167,000	09/06/2023	Terraced
31 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH	£186,000	31/05/2023	Terraced
11 BRADLEY STREET, IPSWICH, SUFFOLK, IP2 8DU	£167,500	26/05/2023	Terraced
25 MARTIN ROAD, IPSWICH, SUFFOLK, IP2 8BJ	£208,500	12/05/2023	Terraced
2 TURIN STREET, IPSWICH, SUFFOLK, IP2 8DQ	£185,000	05/05/2023	Terraced
18 SEYMOUR ROAD, IPSWICH, SUFFOLK, IP2 8EN	£220,000	16/02/2023	Terraced

Area average: £168,075 (20 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 5.6%

10y growth 24.7%

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

1y (index) -4%

5y (index) 9%

10y (index) 33.3%

Rental Range

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

Low £890/mo

Realistic £989/mo

Optimistic £1,088/mo

Based on Local Authority from postcode lookup → Ipswich.

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
2 Bed Flat, Dalton Road, IP1	£875/mo	2	0.7 miles	OpenRent

Average rent: £875/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%

Max investor price (0.8%) £109,375

Target investor price (1%) £87,500

Gross yield 5.1%

Cost-to-rent ratio 19.5×

Monthly cashflow £-45/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.9%

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)

Street-level crime

Category	Count
Violence and sexual offences	223
Shoplifting	75
Other theft	51
Criminal damage and arson	49
Anti-social behaviour	37
Public order	30
Burglary	22
Bicycle theft	15
Vehicle crime	14
Drugs	12
Possession of weapons	9
Other crime	8
Robbery	2
Theft from the person	1
Total incidents	548

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
Hillside Primary School	Primary	0.2 miles	Requires improvement — 20 Nov 2023
Stoke High School - Ormiston Academy	Secondary	0.5 miles	Good — 23 May 2022
University of Suffolk	Other	0.5 miles	— (No rating)
Halifax Primary School	Primary	0.6 miles	Good — 9 Nov 2015
Suffolk New College	Other	0.7 miles	— (No rating)

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
31/05/2026	26/05/2026	—	1

# 26 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH

## Property details

- Slug: `51222fe` (address key hash: `51222fefec53a620e065e0136fbdb11ec15070e3`)
- Postcode: IP2 8EH
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Floor area: 123 m²
- EPC rating: D
- Year built: England and Wales: before 1900
- Last sold: £205,000 Feb 2026
- Price per m²: £1,667/m²
- Local average: £191,427 (27 sales)
- Street crime: 548 incidents within 1 mile (May 2026)

## Latest sale

- Price: £205,000
- Date: 2026-02-13
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 01/06/2035
- **Current heating cost:** £1,739/year
- **Est. upgrade cost to C:** £20,600

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- 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/5635-8126-5500-0252-1202)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-13 | £205,000 | Terraced | +241.7% | £205,439 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-a366-8922-e063-4804a8c094d0) |
| Sold | 2000-06-27 | £60,000 | Terraced | — | £216,834 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/e9f99758-bb4c-4d65-a74f-038901b207c6) |

*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 |
|---------|-------|------|------|
| 26 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH | £205,000 | 13/02/2026 | Terraced |
| 26 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH | £60,000 | 27/06/2000 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 52 AUSTIN STREET, IPSWICH, SUFFOLK, IP2 8DF | £121,000 | 19/12/2025 | Terraced |
| 14 LITTLES CRESCENT, IPSWICH, SUFFOLK, IP2 8DP | £205,000 | 16/12/2025 | Terraced |
| 36 ASHLEY STREET, IPSWICH, SUFFOLK, IP2 8DS | £160,000 | 09/12/2025 | Terraced |
| 88 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EQ | £215,000 | 28/11/2025 | Terraced |
| 55 PAULINE STREET, IPSWICH, SUFFOLK, IP2 8DL | £92,500 | 21/11/2025 | Terraced |
| 89 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EQ | £120,000 | 24/10/2025 | Terraced |
| 28 BRADLEY STREET, IPSWICH, SUFFOLK, IP2 8DU | £115,000 | 26/03/2025 | Terraced |
| 20 VAUGHAN STREET, IPSWICH, SUFFOLK, IP2 8DG | £154,000 | 01/12/2023 | Terraced |
| 14 BRADLEY STREET, IPSWICH, SUFFOLK, IP2 8DU | £170,000 | 24/11/2023 | Terraced |
| 1 LUTHER ROAD, IPSWICH, SUFFOLK, IP2 8BL | £170,000 | 14/11/2023 | Terraced |
| 1 BRADLEY STREET, IPSWICH, SUFFOLK, IP2 8DU | £165,000 | 29/09/2023 | Terraced |
| 102 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EG | £180,000 | 22/09/2023 | Terraced |
| 18 PHILIP ROAD, IPSWICH, SUFFOLK, IP2 8BH | £170,000 | 24/07/2023 | Terraced |
| 6 PHILIP ROAD, IPSWICH, SUFFOLK, IP2 8BH | £190,000 | 26/06/2023 | Terraced |
| 23 TURIN STREET, IPSWICH, SUFFOLK, IP2 8DQ | £167,000 | 09/06/2023 | Terraced |
| 31 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH | £186,000 | 31/05/2023 | Terraced |
| 11 BRADLEY STREET, IPSWICH, SUFFOLK, IP2 8DU | £167,500 | 26/05/2023 | Terraced |
| 25 MARTIN ROAD, IPSWICH, SUFFOLK, IP2 8BJ | £208,500 | 12/05/2023 | Terraced |
| 2 TURIN STREET, IPSWICH, SUFFOLK, IP2 8DQ | £185,000 | 05/05/2023 | Terraced |
| 18 SEYMOUR ROAD, IPSWICH, SUFFOLK, IP2 8EN | £220,000 | 16/02/2023 | Terraced |

**Area average:** £168,075 (20 sales)

## Capital growth trend

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

- **5y growth:** 5.6%
- **10y growth:** 24.7%

## House Price Index (HM Land Registry)

*Official index for Ipswich; Terraced series; as of April 2026.*

- **1y growth (index):** -4%
- **5y growth (index):** 9%
- **10y growth (index):** 33.3%

## Rental Range

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

- **Low:** £890/mo
- **Realistic:** £989/mo
- **Optimistic:** £1,088/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 |
|------|------|------|------|------|
| 2 Bed Flat, Dalton Road, IP1 | £875/mo | 2 | 0.7 miles | OpenRent |

**Average rent: £875/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £109,375
- **Target investor price (1%):** £87,500

*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 £875/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.5×
- **Monthly cashflow:** £-45/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.9%

*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 | 223 |
| Shoplifting | 75 |
| Other theft | 51 |
| Criminal damage and arson | 49 |
| Anti-social behaviour | 37 |
| Public order | 30 |
| Burglary | 22 |
| Bicycle theft | 15 |
| Vehicle crime | 14 |
| Drugs | 12 |
| Possession of weapons | 9 |
| Other crime | 8 |
| Robbery | 2 |
| Theft from the person | 1 |
| **Total incidents** | **548** |

*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 |
|------|------|----------|--------|
| Hillside Primary School | Primary | 0.2 miles | Requires improvement — 20 Nov 2023 |
| Stoke High School - Ormiston Academy | Secondary | 0.5 miles | Good — 23 May 2022 |
| University of Suffolk | Other | 0.5 miles | — (No rating) |
| Halifax Primary School | Primary | 0.6 miles | Good — 9 Nov 2015 |
| Suffolk New College | Other | 0.7 miles | — (No rating) |

## FENSA Certificates

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

### FENSA Certificate #17308918
- **Address:** 26 Rectory Road, IPSWICH, IP2 8EH
- **Certificate Issued:** 31/05/2026
- **Work Completed:** 26/05/2026
- **Items:** 1 door(s)