Terraced

25 THE COMBERS

KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2EY

£298,000

Location

Map view View on Google Maps View on OpenStreetMap Street View IP5 2EY

Nearby

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

Type	Name	Distance
Bus stop	St Isidores	0.3 miles
Shop	Premier Express Convenience Store	0.6 miles
University	University of Suffolk (DigiTech Centre)	1.1 miles
Hospital	Nuffield Hospital Ipswich	1.5 miles
Train station	Derby Road	3.3 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms (EPC estimate)

Floor area

102 m²

EPC rating

Year built

England and Wales: 2007-2011

Last sold

£298,000 Jan 2026

Price per m²

£2,922/m²

Local average

£264,417 (18 sales)

Street crime

57 incidents within 1 mile (Mar 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 24/09/2024

Current heating cost: £599/year

Potential heating cost: £604/year

Est. upgrade cost to C: £9,500

Recommendations

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	16/01/2026	£298,000	Terraced	—	£297,056 to February 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
14 HARTREE WAY, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2DY	£315,000	19/12/2025	Terraced
16 TURING COURT, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2BA	£220,000	01/09/2023	Terraced
4 WADES GROVE, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2EF	£275,000	15/12/2022	Terraced
71 TURING COURT, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2BA	£320,000	30/09/2022	Terraced
48 NEWMAN DRIVE, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2HR	£300,000	22/09/2022	Terraced
5 JEAVONS LANE, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2EB	£270,000	05/08/2022	Terraced
9 THE COMBERS, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2EY	£260,000	08/07/2022	Terraced
18 THE COMBERS, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2EY	£157,500	14/06/2022	Terraced
7 BRIGHTS WALK, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2ED	£271,500	16/03/2022	Terraced
7 BADEN POWELL WALK, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2EG	£238,000	07/03/2022	Terraced
37 TURING COURT, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2BA	£200,000	29/11/2021	Terraced
18 TURING COURT, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2BA	£261,000	26/11/2021	Terraced
4 BROADHURST TERRACE, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2HQ	£264,000	08/10/2021	Terraced
40 TURING COURT, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2BA	£282,000	23/09/2021	Terraced
8 TURING COURT, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2BA	£225,000	26/08/2021	Terraced
69 TURING COURT, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2BA	£224,000	30/07/2021	Terraced
3 BRIGHTS WALK, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2ED	£235,000	04/06/2021	Terraced

Area average: £254,000 (17 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 9.5%

10y growth 7.4%

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

1y (index) -0.2%

5y (index) 11.2%

10y (index) 43%

Rental Range

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

Low £749/mo

Realistic £832/mo

Optimistic £915/mo

Based on Local Authority from postcode lookup → East Suffolk.

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

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.28%

Max investor price (0.8%) £104,000

Target investor price (1%) £83,200

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).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	22
Other crime	14
Shoplifting	5
Criminal damage and arson	4
Other theft	4
Anti-social behaviour	3
Drugs	2
Possession of weapons	2
Theft from the person	1
Total incidents	57

Within 1 mile during Mar 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
Gorseland Primary School	Primary	0.4 miles	Requires improvement — 11 Jul 2023
Birchwood Primary School	Primary	0.5 miles	Outstanding — 21 Nov 2016
Cedarwood Primary School	Primary	0.7 miles	Good — 6 Sep 2013
Kesgrave High School	Secondary	0.8 miles	Good — 2 Feb 2023
Martlesham Primary Academy	Primary	1.1 miles	Good — 13 Nov 2018

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 25 THE COMBERS, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2EY

## Property details

- Slug: `924a7ac` (address key hash: `924a7accde146b2d32c1c022aa8c074e83bf3433`)
- Postcode: IP5 2EY
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms (EPC estimate): 3
- Floor area: 102 m²
- EPC rating: C
- Year built: England and Wales: 2007-2011
- Last sold: £298,000 Jan 2026
- Price per m²: £2,922/m²
- Local average: £264,417 (18 sales)
- Street crime: 57 incidents within 1 mile (Mar 2026)

## Latest sale

- Price: £298,000
- Date: 2026-01-16
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £599/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/9734-0021-7400-0834-2222)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-16 | £298,000 | Terraced | — | £297,056 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-5f5f-591c-e063-4704a8c00c31) |

*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 |
|---------|-------|------|------|
| 25 THE COMBERS, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2EY | £298,000 | 16/01/2026 | 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 |
|---------|-------|------|------|
| 14 HARTREE WAY, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2DY | £315,000 | 19/12/2025 | Terraced |
| 16 TURING COURT, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2BA | £220,000 | 01/09/2023 | Terraced |
| 4 WADES GROVE, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2EF | £275,000 | 15/12/2022 | Terraced |
| 71 TURING COURT, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2BA | £320,000 | 30/09/2022 | Terraced |
| 48 NEWMAN DRIVE, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2HR | £300,000 | 22/09/2022 | Terraced |
| 5 JEAVONS LANE, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2EB | £270,000 | 05/08/2022 | Terraced |
| 9 THE COMBERS, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2EY | £260,000 | 08/07/2022 | Terraced |
| 18 THE COMBERS, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2EY | £157,500 | 14/06/2022 | Terraced |
| 7 BRIGHTS WALK, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2ED | £271,500 | 16/03/2022 | Terraced |
| 7 BADEN POWELL WALK, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2EG | £238,000 | 07/03/2022 | Terraced |
| 37 TURING COURT, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2BA | £200,000 | 29/11/2021 | Terraced |
| 18 TURING COURT, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2BA | £261,000 | 26/11/2021 | Terraced |
| 4 BROADHURST TERRACE, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2HQ | £264,000 | 08/10/2021 | Terraced |
| 40 TURING COURT, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2BA | £282,000 | 23/09/2021 | Terraced |
| 8 TURING COURT, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2BA | £225,000 | 26/08/2021 | Terraced |
| 69 TURING COURT, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2BA | £224,000 | 30/07/2021 | Terraced |
| 3 BRIGHTS WALK, KESGRAVE, IPSWICH, EAST SUFFOLK, SUFFOLK, IP5 2ED | £235,000 | 04/06/2021 | Terraced |

**Area average:** £254,000 (17 sales)

## Capital growth trend

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

- **5y growth:** 9.5%
- **10y growth:** 7.4%

## House Price Index (HM Land Registry)

*Official index for East Suffolk; Terraced series; as of February 2026.*

- **1y growth (index):** -0.2%
- **5y growth (index):** 11.2%
- **10y growth (index):** 43%

## Rental Range

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

- **Low:** £749/mo
- **Realistic:** £832/mo
- **Optimistic:** £915/mo

## LHA (Local Housing Allowance)

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

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £104,000
- **Target investor price (1%):** £83,200

*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 Area rent estimate.*

## 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 | 22 |
| Other crime | 14 |
| Shoplifting | 5 |
| Criminal damage and arson | 4 |
| Other theft | 4 |
| Anti-social behaviour | 3 |
| Drugs | 2 |
| Possession of weapons | 2 |
| Theft from the person | 1 |
| **Total incidents** | **57** |

*Within 1 mile during Mar 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 |
|------|------|----------|--------|
| Gorseland Primary School | Primary | 0.4 miles | Requires improvement — 11 Jul 2023 |
| Birchwood Primary School | Primary | 0.5 miles | Outstanding — 21 Nov 2016 |
| Cedarwood Primary School | Primary | 0.7 miles | Good — 6 Sep 2013 |
| Kesgrave High School | Secondary | 0.8 miles | Good — 2 Feb 2023 |
| Martlesham Primary Academy | Primary | 1.1 miles | Good — 13 Nov 2018 |