# 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 |
| 3 Bed Semi-Detached House, Downing Close, IP2 | £3,337/mo | 3 | 0.86 miles | OpenRent |

**Average rent: £1,735/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 1.16% (strong)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*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 £1,450/mo).*

- **Gross yield:** 13.9%
- **Cost-to-rent:** 7.2×
- **Monthly cashflow:** £788/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 26.1%

*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:** 9.7%
- **10y growth:** 37.6%

## 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)