# 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)