Sold STC Semi-detached

2 MERRION CLOSE

IPSWICH, SUFFOLK IP2 0SW

3 beds 69 m² Listed 22 May 2009 (-6269d)

£125,000

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# 3 bedroom semi-detached house for sale (IP2 0SW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 MERRION CLOSE, IPSWICH, SUFFOLK IP2 0SW |
| Price | £125,000 |
| Bedrooms | 3 |
| Last sold | £180,000 Jul 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 27/04/2035
- **Current heating cost:** £539/year
- **Est. upgrade cost to C:** £14,520

### Recommendations
- W2 (£4,000 - £6,000)
- E (£20)
- 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/0310-2538-8440-2725-4985)

## Description

Double glazing

Gas radiator heating

Three bedrooms

Bathroom

Entrance hall

Lounge

Kitchen

Garage

Off-road parking

Corner plot

No onward chain

NO ONWARD CHAIN. A THREE BEDROOM SEMI DETACHED HOUSE SITUATED TO THE SOUTH WEST OF IPSWICH BENEFITING FROM HAVING A LOUNGE, KITCHEN, BATHROOM, GARAGE AND ENJOYS A CORNER PLOT.

**Entrance porch**  obscure double glazed entrance door, cupboard, double glazed door to:-

**Entrance hall**  textured and coved ceiling, stairs rising to first floor, radiator

**Lounge**16'10" x 14'1" (5.13m x 4.3m).  textured and coved ceiling, double glazed window and double glazed door to rear, radiator, under stairs storage cupboard, feature fireplace

**Kitchen**10'3" x 7'8" (3.12m x 2.34m).  textured and coved ceiling, double glazed window to front, wall mounted units, roll edged work surfaces with base units and drawers under, stainless steel single drainer sink unit with mixer tap, part tiled walls, wall mounted extractor fan, wall mounted boiler, breakfast bar, space for kitchen and domestic appliances

**First floor landing**  textured and coved ceiling

**1st bedroom**13'9" x 8'2" (4.2m x 2.5m).  textured and coved ceiling, double glazed window to side and rear, radiator

**2nd bedroom**11'6" (3.5m) plus wardrobes x 8'2" (2.5m).  textured and coved ceiling, loft hatch, double glazed window to front, radiator, wardrobes with sliding doors

**3rd bedroom**11' x 5'9" (3.35m x 1.75m).  textured and coved ceiling, double glazed window to rear, radiator

**Bathroom**  textured and coved ceiling, obscure double glazed window to front, shower cubicle with wall mounted shower attachment, tiled walls, low level w.c., pedestal wash hand basin, radiator, airing cupboard housing tank and shelves

**Outside**  Corner plot with gravel and shrub borders to the front. Garage with up/over door and door to rear. Gate to the side giving access to the rear garden which is laid with patio and has shrub borders. Shed to remain. Enclosed by wood fencing.

## Property Photos

- ![Photo](/listings/photos/12605742/976804)
- ![Photo](/listings/photos/12605742/976805)
- ![Photo](/listings/photos/12605742/976806)
- ![Photo](/listings/photos/12605742/976807)
- ![Photo](/listings/photos/12605742/976808)
- ![Photo](/listings/photos/12605742/976809)
- ![Photo](/listings/photos/12605742/976810)
- ![Photo](/listings/photos/12605742/976811)
- ![Photo](/listings/photos/12605742/976812)

## Floorplans

- ![Floorplan 1](/listings/photos/12605742/976813) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 MERRION CLOSE, IPSWICH, BABERGH, SUFFOLK, IP2 0SW | £180,000 | 31/07/2025 | Semi-detached |
| 2 MERRION CLOSE, IPSWICH, BABERGH, SUFFOLK, IP2 0SW | £124,000 | 06/11/2009 | 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 |
|---------|-------|------|------|
| 11 DIDSBURY CLOSE, IPSWICH, SUFFOLK, IP2 9TD | £280,000 | 17/12/2025 | Semi-detached |
| 16 ACORN CLOSE, IPSWICH, BABERGH, SUFFOLK, IP2 9XG | £180,000 | 11/12/2025 | Semi-detached |
| 14 BROAD MEADOW, IPSWICH, BABERGH, SUFFOLK, IP8 3SP | £240,000 | 02/12/2025 | Semi-detached |
| 60 GOLDCREST ROAD, IPSWICH, SUFFOLK, IP2 0SB | £235,000 | 17/11/2023 | Semi-detached |
| 24 STONECHAT ROAD, IPSWICH, SUFFOLK, IP2 0SA | £227,500 | 27/10/2023 | Semi-detached |
| 12 BRAMBLEWOOD, IPSWICH, BABERGH, SUFFOLK, IP8 3RS | £265,000 | 24/10/2023 | Semi-detached |
| 15 BROAD MEADOW, IPSWICH, BABERGH, SUFFOLK, IP8 3SP | £265,000 | 19/10/2023 | Semi-detached |
| 41 WILMSLOW DRIVE, IPSWICH, BABERGH, SUFFOLK, IP2 9XZ | £270,000 | 29/08/2023 | Semi-detached |
| 5 STONECHAT ROAD, IPSWICH, SUFFOLK, IP2 0SA | £247,000 | 21/07/2023 | Semi-detached |
| 64 BROAD MEADOW, IPSWICH, BABERGH, SUFFOLK, IP8 3SP | £215,000 | 14/07/2023 | Semi-detached |
| 332 HAWTHORN DRIVE, IPSWICH, SUFFOLK, IP2 0RX | £220,000 | 02/05/2023 | Semi-detached |
| 80 GOLDCREST ROAD, IPSWICH, SUFFOLK, IP2 0SB | £245,000 | 19/12/2022 | Semi-detached |
| 60 RADCLIFFE DRIVE, IPSWICH, SUFFOLK, IP2 9RB | £270,000 | 25/11/2022 | Semi-detached |
| 66 GOLDCREST ROAD, IPSWICH, SUFFOLK, IP2 0SB | £235,000 | 18/11/2022 | Semi-detached |
| 37 SPRITES LANE, IPSWICH, SUFFOLK, IP2 0SE | £265,000 | 11/11/2022 | Semi-detached |
| 39 STONECHAT ROAD, IPSWICH, SUFFOLK, IP2 0SA | £257,500 | 07/10/2022 | Semi-detached |
| 65 HOLCOMBE CRESCENT, IPSWICH, SUFFOLK, IP2 9PW | £290,000 | 30/09/2022 | Semi-detached |
| 64 RADCLIFFE DRIVE, IPSWICH, SUFFOLK, IP2 9RB | £240,000 | 22/08/2022 | Semi-detached |
| 35 STONECHAT ROAD, IPSWICH, SUFFOLK, IP2 0SA | £250,000 | 27/07/2022 | Semi-detached |
| 397 HAWTHORN DRIVE, IPSWICH, SUFFOLK, IP2 0RU | £238,679 | 22/07/2022 | Semi-detached |

**Area average:** £246,784 (20 sales)

## Price vs local average

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

- **Local average:** £241,515 (33 Semi-detached, IP2, 2024–2026)
- **Deviation:** -48.2%

## Rental Range

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

- **Low:** £875/mo
- **Realistic:** £972/mo
- **Optimistic:** £1,069/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £798/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Vale View Road, IP8 | £1,500/mo | 3 | 0.5 miles | OpenRent |
| 3 Bed Terraced House, Robin Drive, IP2 | £1,400/mo | 3 | 0.58 miles | OpenRent |
| 3 Bed Semi-Detached House, Mallard Way, IP2 | £1,350/mo | 3 | 0.73 miles | OpenRent |
| 3 Bed Semi-Detached House, Shamrock Avenue, IP2 | £1,600/mo | 3 | 0.81 miles | OpenRent |
| 3 Bed Semi-Detached House, Lacewing Close, IP8 | £1,220/mo | 3 | 0.85 miles | OpenRent |

**Average rent: £1,414/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 1.12% (strong)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 13.4%
- **Cost-to-rent:** 7.4×
- **Monthly cashflow:** £743/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 24.6%

*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:** £1,812/m²

## Capital growth trend

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

- **5y growth:** 7.9%
- **10y growth:** 36.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.5%
- **5y growth (index):** 12.5%
- **10y growth (index):** 31.8%

## 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

Floor area

69 m²

EPC rating

Last sold

£180,000 Jul 2025

Price per m²

£1,812/m²

Local average

£241,515 (-48.2%)

Deprivation

Decile 8 (26,866 of 33,755)

Street crime

94 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

Double glazing
Gas radiator heating
Three bedrooms
Bathroom
Entrance hall
Lounge
Kitchen
Garage
Off-road parking
Corner plot
No onward chain

NO ONWARD CHAIN. A THREE BEDROOM SEMI DETACHED HOUSE SITUATED TO THE SOUTH WEST OF IPSWICH BENEFITING FROM HAVING A LOUNGE, KITCHEN, BATHROOM, GARAGE AND ENJOYS A CORNER PLOT.

Entrance porch obscure double glazed entrance door, cupboard, double glazed door to:-

Entrance hall textured and coved ceiling, stairs rising to first floor, radiator

Lounge16'10" x 14'1" (5.13m x 4.3m). textured and coved ceiling, double glazed window and double glazed door to rear, radiator, under stairs storage cupboard, feature fireplace

Kitchen10'3" x 7'8" (3.12m x 2.34m). textured and coved ceiling, double glazed window to front, wall mounted units, roll edged work surfaces with base units and drawers under, stainless steel single drainer sink unit with mixer tap, part tiled walls, wall mounted extractor fan, wall mounted boiler, breakfast bar, space for kitchen and domestic appliances

First floor landing textured and coved ceiling

1st bedroom13'9" x 8'2" (4.2m x 2.5m). textured and coved ceiling, double glazed window to side and rear, radiator

2nd bedroom11'6" (3.5m) plus wardrobes x 8'2" (2.5m). textured and coved ceiling, loft hatch, double glazed window to front, radiator, wardrobes with sliding doors

3rd bedroom11' x 5'9" (3.35m x 1.75m). textured and coved ceiling, double glazed window to rear, radiator

Bathroom textured and coved ceiling, obscure double glazed window to front, shower cubicle with wall mounted shower attachment, tiled walls, low level w.c., pedestal wash hand basin, radiator, airing cupboard housing tank and shelves

Outside Corner plot with gravel and shrub borders to the front. Garage with up/over door and door to rear. Gate to the side giving access to the rear garden which is laid with patio and has shrub borders. Shed to remain. Enclosed by wood fencing.

Listed by

Ipswich

Countrywide UK Sales - Connells

Reference: 12605742

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 28/04/2025

Expiry date: 27/04/2035

Current heating cost: £539/year

Potential heating cost: £501/year

Est. upgrade cost to C: £14,520

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£20)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

45% since 2009

Event	Date	Price	% change
Sold	31/07/2025 (11 months ago)	£180,000	+45.2%
Sold	06/11/2009 (16 years ago)	£124,000	—

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
11 DIDSBURY CLOSE, IPSWICH, SUFFOLK, IP2 9TD	£280,000	17/12/2025	Semi-detached
16 ACORN CLOSE, IPSWICH, BABERGH, SUFFOLK, IP2 9XG	£180,000	11/12/2025	Semi-detached
14 BROAD MEADOW, IPSWICH, BABERGH, SUFFOLK, IP8 3SP	£240,000	02/12/2025	Semi-detached
60 GOLDCREST ROAD, IPSWICH, SUFFOLK, IP2 0SB	£235,000	17/11/2023	Semi-detached
24 STONECHAT ROAD, IPSWICH, SUFFOLK, IP2 0SA	£227,500	27/10/2023	Semi-detached
12 BRAMBLEWOOD, IPSWICH, BABERGH, SUFFOLK, IP8 3RS	£265,000	24/10/2023	Semi-detached
15 BROAD MEADOW, IPSWICH, BABERGH, SUFFOLK, IP8 3SP	£265,000	19/10/2023	Semi-detached
41 WILMSLOW DRIVE, IPSWICH, BABERGH, SUFFOLK, IP2 9XZ	£270,000	29/08/2023	Semi-detached
5 STONECHAT ROAD, IPSWICH, SUFFOLK, IP2 0SA	£247,000	21/07/2023	Semi-detached
64 BROAD MEADOW, IPSWICH, BABERGH, SUFFOLK, IP8 3SP	£215,000	14/07/2023	Semi-detached
332 HAWTHORN DRIVE, IPSWICH, SUFFOLK, IP2 0RX	£220,000	02/05/2023	Semi-detached
80 GOLDCREST ROAD, IPSWICH, SUFFOLK, IP2 0SB	£245,000	19/12/2022	Semi-detached
60 RADCLIFFE DRIVE, IPSWICH, SUFFOLK, IP2 9RB	£270,000	25/11/2022	Semi-detached
66 GOLDCREST ROAD, IPSWICH, SUFFOLK, IP2 0SB	£235,000	18/11/2022	Semi-detached
37 SPRITES LANE, IPSWICH, SUFFOLK, IP2 0SE	£265,000	11/11/2022	Semi-detached
39 STONECHAT ROAD, IPSWICH, SUFFOLK, IP2 0SA	£257,500	07/10/2022	Semi-detached
65 HOLCOMBE CRESCENT, IPSWICH, SUFFOLK, IP2 9PW	£290,000	30/09/2022	Semi-detached
64 RADCLIFFE DRIVE, IPSWICH, SUFFOLK, IP2 9RB	£240,000	22/08/2022	Semi-detached
35 STONECHAT ROAD, IPSWICH, SUFFOLK, IP2 0SA	£250,000	27/07/2022	Semi-detached
397 HAWTHORN DRIVE, IPSWICH, SUFFOLK, IP2 0RU	£238,679	22/07/2022	Semi-detached

Area average: £246,784 (20 sales)

Capital growth trend

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

5y growth 7.9%

10y growth 36.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Babergh. Series: Semi-detached. As of April 2026.

1y (index) 2.5%

5y (index) 12.5%

10y (index) 31.8%

Rental Range

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

Low £875/mo

Realistic £972/mo

Optimistic £1,069/mo

Based on Local Authority from postcode lookup → Babergh.

LHA (30th percentile) floor for Ipswich: £798/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View IP2 0SW

Nearby

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

Type	Name	Distance
Bus stop	Fir Tree Rise	0.1 miles
Bus stop	Pinewood Surgery	0.1 miles
Shop	Hair Ministry	0.1 miles
Shop	S K Barbers	0.3 miles
Train station	Ipswich	1.6 miles
Train station	Derby Road	3.2 miles
Hospital	Ipswich Hospital	4.0 miles
Hospital	Nuffield Hospital Ipswich	5.1 miles
University	University of Suffolk (DigiTech Centre)	7.6 miles

Street-level crime

Category	Count
Violence and sexual offences	52
Criminal damage and arson	10
Anti-social behaviour	7
Other theft	7
Public order	7
Burglary	4
Shoplifting	4
Other crime	1
Possession of weapons	1
Robbery	1
Total incidents	94

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
Sprites Primary Academy	Primary	0.2 miles	Good — 15 Dec 2022
One Sixth Form College	Other	0.2 miles	— (No rating)
The Bridge School	Other	0.2 miles	Good — 19 Sep 2023
Belstead House Adult Education Centre	Other	0.4 miles	— (No rating)
Gusford Community Primary School	Primary	0.5 miles	— (Inspected (no overall grade))

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
3 Bed Semi-Detached House, Vale View Road, IP8	£1,500/mo	3	0.5 miles	OpenRent
3 Bed Terraced House, Robin Drive, IP2	£1,400/mo	3	0.58 miles	OpenRent
3 Bed Semi-Detached House, Mallard Way, IP2	£1,350/mo	3	0.73 miles	OpenRent
3 Bed Semi-Detached House, Shamrock Avenue, IP2	£1,600/mo	3	0.81 miles	OpenRent
3 Bed Semi-Detached House, Lacewing Close, IP8	£1,220/mo	3	0.85 miles	OpenRent

Average rent: £1,414/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.12%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 13.4%

Cost-to-rent ratio 7.4×

Monthly cashflow £743/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 24.6%

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).