# 2 bedroom semi-detached house for sale (IP11 2FL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 38 WILLIAM BOOTH WAY, FELIXSTOWE, SUFFOLK IP11 2FL |
| Price | £224,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £222,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 01/04/2035
- **Current heating cost:** £505/year
- **Est. upgrade cost to C:** £14,950

### Recommendations
- B4 (£300 - £600)
- W2 (£4,000 - £6,000)
- 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/6800-7629-0122-8406-3453)

## Description

This charming, well maintained two bedroom, two storey semi-detached house. The property comes with parking for two cars, a good sized private garden and is situated on a quiet cul-de-sac, close to local amenities and good transport links. Don't miss out on the opportunity to view, call Wainwrights now to book an appointment.

**Property additional info**

**Entrance lobby:** 1.43m x 1.04m (4' 8" x 3' 5")

Modern composite door with with chrome door furniture, multi point security loking system and half glazed with patterned leaded glass,  leads into the entrance lobby. Radiator, hard wearing wood affect laminate flooring, stairs to 1st floor, door to:

**Lounge diner:** 6.49m x 3.27m (21' 4" x 10' 9")  at widest

Window to front aspect, French doors to rear aspect, hard wearing laminate flooring extending through from entrance hallway, radiator, under the stairs cupboard, door to:

**Kitchen:** 2.82m x 1.94m (9' 3" x 6' 4")

Window to rear aspect, radiator, tiled floor, modern tiled splashback, marble effect laminate worktops with inset single drainer stainless steel sink, cupboards and drawers under and eye-level cupboards over, space for gas cooker,  stainless steel extractor hood, space for washing machine, space for fridge freezer, wall mounted Vaillant open-flu boiler.

**First floor landing:**

Window to side aspect, electrical socket, carpet, doors leading to:

**Master bedroom:** 3.53m x 4.20m (11' 7" x 13' 9")

Window to front aspect, radiator, over stairs cupboard which houses the hot water cylinder and heating controls, carpet.

**Bedroom:** 2.30m x 2.90m (7' 7" x 9' 6")

Window to rear aspect, radiator, hatch to loft, carpet.

**Shower room:** 1.82m x 1.69m (6'  x 5' 7")

Window to rear aspect, radiator, walk in corner quadrant shower cubicle with sliding doors and Mira electric shower, hand wash basin with vanity unit under, WC with hidden cistern, waterproof wall panelling throughout, vinyl flooring.

**Back garden:** 9.10m x 7.06m (29' 10" x 23' 2")

The well kept back garden is south-easterly in aspect, paved patio extends out from the back of the house all the way round to the side leading to gate at the side of the house which opens to the front, planting area to the rear of the garden with a selection of flowering plants and shrubs, wooden shed, garden is fully enclosed with feather edge timber fencing and concrete fence posts, outside tap.

**Outside front:**

Concrete path leading to the front door and either side is laid to lawn, side gate and fencing leading to back garden, driveway space with parking space for two cars.

**Additional Information:**

Wainwrights Estate & Lettings Agent Ltd. Co No. 14699401. Trading Address: 156-158 Hamilton Road, Felixstowe, Suffolk, IP11 7DS. Misrepresentation Act 1967 and Property Misrepresentations Act 1991. This advertisement or these particulars do not constitute any part of an offer or contract. All measurements are given as a guide, and no liability can be accepted for any errors arising from. No responsibility is taken for any other error, omission, or misstatement in these particulars not for any expenses incurred by the applicants for whatever reason. No representation or warranty is made in relation to this property whether in these particulars, during negotiations or otherwise. Intending purchasers will be asked to produce identification documentation and proof of funds at a later stage. Wainwrights has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor. Council tax band B (2025/2026: £1,717.57)

**Water source: Direct mains water.**

**Electricity source: National Grid.**

**Sewerage arrangements: Standard UK domestic.**

**Parking Availability: Yes.**

## Property Photos

- ![2 Bedroom Semi Detached House For Sale](/listings/photos/160518455/950025) - 2 Bedroom Semi Detached House For Sale
- ![Gallery](/listings/photos/160518455/950026) - Gallery
- ![Gallery](/listings/photos/160518455/950027) - Gallery
- ![Gallery](/listings/photos/160518455/950028) - Gallery
- ![Gallery](/listings/photos/160518455/950029) - Gallery
- ![Gallery](/listings/photos/160518455/950030) - Gallery
- ![Gallery](/listings/photos/160518455/950031) - Gallery
- ![Gallery](/listings/photos/160518455/950032) - Gallery
- ![Gallery](/listings/photos/160518455/950033) - Gallery
- ![Gallery](/listings/photos/160518455/950034) - Gallery
- ![Gallery](/listings/photos/160518455/950035) - Gallery
- ![Gallery](/listings/photos/160518455/950036) - Gallery
- ![Gallery](/listings/photos/160518455/950037) - Gallery

## Floorplans

- ![Floor Plan](/listings/photos/160518455/950038) - Floor Plan

## EPC Graphs

- ![EPC](/listings/photos/160518455/950039) - EPC

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #2472293
- **Address:** 38 William Booth Way, FELIXSTOWE, IP11 2FL
- **Certificate Issued:** 15/02/2005
- **Work Completed:** 20/01/2005
- **Items:** 1 window(s)

### FENSA Certificate #13144849
- **Address:** 38 William Booth Way, FELIXSTOWE, IP11 2FL
- **Certificate Issued:** 24/09/2018
- **Work Completed:** 29/08/2018
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #15798033
- **Address:** 38 William Booth Way, FELIXSTOWE, IP11 2FL
- **Certificate Issued:** 18/06/2023
- **Work Completed:** 30/05/2023
- **Items:** 6 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 38 WILLIAM BOOTH WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FL | £222,000 | 27/02/2026 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 24 WINSTON CLOSE, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FA | £245,000 | 28/11/2025 | Semi-detached |
| [Same street] 2 WILLIAM BOOTH WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FL | £350,000 | 27/08/2025 | Semi-detached |
| 24 RUNNACLES WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FE | £230,000 | 01/12/2023 | Semi-detached |
| 16 THE DOWNS, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FG | £225,000 | 08/09/2023 | Semi-detached |
| 37 RUNNACLES WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FJ | £310,000 | 11/08/2023 | Semi-detached |
| 8 BREDFIELD CLOSE, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FD | £253,500 | 23/06/2023 | Semi-detached |
| 16 GENERALS MEWS, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2YY | £162,000 | 24/03/2023 | Semi-detached |
| [Same street] 23 WILLIAM BOOTH WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FL | £250,000 | 14/12/2022 | Terraced |
| 41 RUNNACLES WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FJ | £171,000 | 12/12/2022 | Semi-detached |
| 18 RUNNACLES WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FE | £230,000 | 28/10/2022 | Semi-detached |
| 22 RUNNACLES WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FE | £250,000 | 01/09/2022 | Semi-detached |
| 9 BRACKLEY CLOSE, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2JN | £221,000 | 26/08/2022 | Semi-detached |
| 12 REEDLAND WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FQ | £290,000 | 10/01/2022 | Semi-detached |
| 17 RENDLESHAM ROAD, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2YP | £225,000 | 29/10/2021 | Semi-detached |
| 12 THE DOWNS, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FG | £130,000 | 10/09/2021 | Semi-detached |
| 27 REEDLAND WAY, FELIXSTOWE, EAST SUFFOLK, SUFFOLK, IP11 2FQ | £220,000 | 09/08/2021 | Semi-detached |

**Street average:** £300,000 (2 sales)
**Area average:** £225,893 (14 sales)

## Price vs local average

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

- **Local average:** £285,962 (42 Semi-detached, IP11, 2024–2026)
- **Deviation:** -21.3%

## Rental Range

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

- **Low:** £751/mo
- **Realistic:** £834/mo
- **Optimistic:** £917/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 Terraced House, Great Field, IP11 | £995/mo | 2 | 1.04 miles | OpenRent |
| 2 Bed Semi-Detached House, The Josselyns, IP11 | £1,200/mo | 2 | 1.07 miles | OpenRent |
| 2 Bed Terraced House, The Josselyns, IP11 | £1,050/mo | 2 | 1.09 miles | OpenRent |

**Average rent: £1,082/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*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 £1,050/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 17.9×
- **Monthly cashflow:** £34/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.6%

*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:** £4,090/m²

## Capital growth trend

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

- **5y growth:** 6.5%
- **10y growth:** 23.6%

## House Price Index (HM Land Registry)

*Official index for East Suffolk; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2.8%
- **5y growth (index):** 10.9%
- **10y growth (index):** 39.6%

## 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)