# 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 |
| Construction age | England and Wales: before 1900 |
| Floor area | 71 m² |
| Last sold | £174,500 Sep 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 17/05/2022 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £432/year
- **Est. upgrade cost to C:** £25,520

### Recommendations
- Q (£4,000 - £14,000)
- E (£20)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8982-6925-9680-1068-9992)

## 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).*

## Price per Square Metre

- **£/m²:** £2,465/m²

## Capital growth trend

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

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

## 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)