Sold STC Terraced

22 RECTORY ROAD

IPSWICH, SUFFOLK IP2 8EH

2 beds 1 baths 71 m² Listed 6 Jul 2017 (-3301d)

£175,000

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# 2 bedroom terraced house for sale (IP2 8EH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 22 RECTORY ROAD, IPSWICH, SUFFOLK IP2 8EH |
| Price | £175,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £174,500 Sep 2017 |

## Description

Marks and Mann Estate Agents are delighted to offer for sale this TWO BEDROOM MID TERRACE HOUSE situated in South Ipswich. The property benefits from two reception rooms, dining room, kitchen, pantry/utility, first floor bathroom, double glazed, gas central heating and an enclosed rear garden. In the valuer's opinion the property is in excellent condition and very well presented with early viewings highly recommended.

## Property Photos

- ![Photo](/listings/photos/60782554/1026113)
- ![Photo](/listings/photos/60782554/1026114)
- ![Photo](/listings/photos/60782554/1026117)
- ![Photo](/listings/photos/60782554/1026118)
- ![Photo](/listings/photos/60782554/1026121)
- ![Photo](/listings/photos/60782554/1026124)
- ![Photo](/listings/photos/60782554/1026128)
- ![Photo](/listings/photos/60782554/1026132)
- ![Photo](/listings/photos/60782554/1026135)
- ![Photo](/listings/photos/60782554/1026137)

## Floorplans

- ![Floorplan 1](/listings/photos/60782554/1026140) - Floorplan 1
- ![Floorplan](/listings/photos/60782554/1026158) - Floorplan

## EPC Graphs

- ![EPC 1](/listings/photos/60782554/1026160) - EPC 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #8770288
- **Address:** 22 Rectory Road, IPSWICH, IP2 8EH
- **Certificate Issued:** 16/04/2012
- **Work Completed:** 16/03/2012
- **Items:** 10 window(s)

### FENSA Certificate #12730839
- **Address:** 22 Rectory Road, IPSWICH, IP2 8EH
- **Certificate Issued:** 01/01/2018
- **Work Completed:** 24/11/2017
- **Items:** 2 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH | £174,500 | 29/09/2017 | Terraced |
| 22 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH | £124,995 | 10/08/2012 | Terraced |
| 22 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH | £90,000 | 13/01/2012 | 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 |
|---------|-------|------|------|
| [Same street] 26 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH | £205,000 | 13/02/2026 | Terraced |
| 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 |
| [Same street] 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 |
| 80 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EQ | £208,000 | 16/12/2022 | Terraced |
| [Same street] 14 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH | £190,000 | 07/10/2022 | Terraced |
| [Same street] 28 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH | £260,000 | 15/09/2022 | Terraced |
| [Same street] 35 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH | £223,000 | 17/06/2022 | Terraced |
| [Same street] 10 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH | £195,000 | 01/04/2022 | Terraced |

**Street average:** £209,833 (6 sales)
**Area average:** £169,175 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £191,427 (27 Terraced, IP2, 2024–2026)
- **Deviation:** -8.6%

## 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).*

- **LHA floor (this property size):** £715/mo

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

**Average rent: £875/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.5% (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:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £73/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.7%

*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).*

## Capital growth trend

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

- **5y growth:** 5.2%
- **10y growth:** 25.6%

## 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%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

71 m²

Last sold

£174,500 Sep 2017

Local average

£191,427 (-8.6%)

Deprivation

Decile 1 (1,790 of 33,755)

Street crime

548 incidents within 1 mile (May 2026)

Key features

South Ipswich
TWO BEDROOM MID TERRACE HOUSE
Two Reception Rooms
Double Glazed
Gas Central Heating
First Floor Bathroom
Enclosed Rear Garden
Close To Town Centre, Marina and Railway Station

Additional details

Garden: Yes

Description

Listed by

Ipswich

Marks & Mann Ltd

Reference: 60782554

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan

EPC Graphs

EPC 1

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #8770288

Property Details

Street: 22 Rectory Road

Town: IPSWICH

Postcode: IP2 8EH

Installation Details

Items: 10 windows

Certificate Issued: 16/04/2012

Work Completed: 16/03/2012

This certificate data was retrieved from FENSA's database

FENSA Certificate #12730839

Property Details

Street: 22 Rectory Road

Town: IPSWICH

Postcode: IP2 8EH

Installation Details

Items: 2 doors

Certificate Issued: 01/01/2018

Work Completed: 24/11/2017

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

94% since 2012

Event	Date	Price	% change
Sold	29/09/2017 (8 years ago)	£174,500	+39.6%
Sold	10/08/2012 (13 years ago)	£124,995	+38.9%
Sold	13/01/2012 (14 years ago)	£90,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
Same street 26 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH	£205,000	13/02/2026	Terraced
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
Same street 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
80 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EQ	£208,000	16/12/2022	Terraced
Same street 14 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH	£190,000	07/10/2022	Terraced
Same street 28 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH	£260,000	15/09/2022	Terraced
Same street 35 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH	£223,000	17/06/2022	Terraced
Same street 10 RECTORY ROAD, IPSWICH, SUFFOLK, IP2 8EH	£195,000	01/04/2022	Terraced

Street average: £209,833 (6 sales)

Area average: £169,175 (20 sales)

Capital growth trend

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

5y growth 5.2%

10y growth 25.6%

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: £715/mo (Apr 2025 – Mar 2026)

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
Bus stop	Stoke Street	0.1 miles
Shop	Ladbrokes	0.1 miles
Shop	International Food Store	0.1 miles
Train station	Ipswich	0.3 miles
Train station	Derby Road	1.3 miles
Hospital	Ipswich Hospital	2.1 miles
Hospital	Nuffield Hospital Ipswich	3.2 miles
University	University of Suffolk (DigiTech Centre)	5.7 miles

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)

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 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 0.5%

Max investor price (0.8%) £109,375

Target investor price (1%) £87,500

Gross yield 6%

Cost-to-rent ratio 16.7×

Monthly cashflow £73/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.7%

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).