Sold STC Semi-detached

71 EUSTACE ROAD

IPSWICH, SUFFOLK IP1 5BT

3 beds 1 baths 81 m² Listed 19 Jun 2025 (-396d)

£230,000

Guide Price

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# 3 bedroom semi-detached house for sale (IP1 5BT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 71 EUSTACE ROAD, IPSWICH, SUFFOLK IP1 5BT |
| Price | £230,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £227,500 Sep 2025 |

## Description

***   GUIDE PRICE: £230,000 to £235,000   ***

This three-bedroom semi-detached house, situated towards the west side of Ipswich is being sold with no onward chain and does require some updating.  The property benefits from a south-facing rear garden, integral garage, driveway providing off-road parking, double-glazing, and gas central heating.  The accommodation comprises entrance hall, 23ft dual aspect lounge / dining room, kitchen, first floor landing, three bedrooms, and shower room.

The county town of Ipswich offers a range of local amenities including schools, university, shops, doctors, dental surgeries, hospital, two theatres, parks including the popular Orwell Country Park, recreational facilities, and mainline railway station providing direct links to London Liverpool Street Station with a journey time of approximately 1hr 15mins.  The vibrant waterfront has undergone an extensive rebuilding and gentrification programme and now boasts some fashionable bars and restaurants, together with the University of Suffolk.

## Property Photos

- ![Picture No. 02](/listings/photos/163547243/1302767) - Picture No. 02
- ![Picture No. 03](/listings/photos/163547243/1302768) - Picture No. 03
- ![Picture No. 01](/listings/photos/163547243/1302769) - Picture No. 01
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- ![Picture No. 11](/listings/photos/163547243/1302772) - Picture No. 11
- ![Picture No. 12](/listings/photos/163547243/1302773) - Picture No. 12
- ![Picture No. 14](/listings/photos/163547243/1302774) - Picture No. 14
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- ![Picture No. 08](/listings/photos/163547243/1302780) - Picture No. 08

## Floorplans

- ![Floorplan](/listings/photos/163547243/1302781) - Floorplan
- ![Floorplan](/listings/photos/163547243/1302782) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/163547243/1302783) - EPC Rating Graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #2353008
- **Address:** 71 Eustace Road, IPSWICH, IP1 5BT
- **Certificate Issued:** 28/12/2004
- **Work Completed:** 19/10/2004
- **Items:** 7 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 71 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT | £227,500 | 25/09/2025 | 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 |
|---------|-------|------|------|
| [Same street] 46 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT | £1,765,000 | 12/12/2025 | Other |
| 52 THOMPSON ROAD, IPSWICH, SUFFOLK, IP1 4EX | £180,000 | 19/11/2025 | Semi-detached |
| [Same street] 67 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT | £232,500 | 04/07/2025 | Semi-detached |
| 109 WALLACE ROAD, IPSWICH, SUFFOLK, IP1 5DA | £195,000 | 11/11/2024 | Semi-detached |
| [Same street] 41 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT | £240,000 | 15/12/2023 | Semi-detached |
| 19 VINCENT CLOSE, IPSWICH, SUFFOLK, IP1 5DH | £210,000 | 08/12/2023 | Semi-detached |
| 525 BRAMFORD ROAD, IPSWICH, SUFFOLK, IP1 5AU | £205,000 | 13/10/2023 | Semi-detached |
| 519 BRAMFORD ROAD, IPSWICH, SUFFOLK, IP1 5AU | £249,950 | 08/09/2023 | Semi-detached |
| 39 DANDALAN CLOSE, IPSWICH, SUFFOLK, IP1 5BW | £236,000 | 28/04/2023 | Semi-detached |
| [Same street] 48 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT | £170,000 | 03/02/2023 | Terraced |
| 305 BRAMFORD LANE, IPSWICH, SUFFOLK, IP1 5BS | £240,000 | 09/12/2022 | Semi-detached |
| 328B BRAMFORD ROAD, IPSWICH, SUFFOLK, IP1 4BB | £375,000 | 08/12/2022 | Semi-detached |
| 24 QUENTIN CLOSE, IPSWICH, SUFFOLK, IP1 5AD | £220,000 | 28/11/2022 | Semi-detached |
| [Same street] 69 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT | £195,000 | 28/10/2022 | Semi-detached |
| 374 BRAMFORD ROAD, IPSWICH, SUFFOLK, IP1 5AY | £235,000 | 05/10/2022 | Semi-detached |
| 321 BRAMFORD LANE, IPSWICH, SUFFOLK, IP1 5BS | £225,000 | 14/09/2022 | Semi-detached |
| 6 MUMFORD ROAD, IPSWICH, SUFFOLK, IP1 5DE | £240,000 | 15/08/2022 | Semi-detached |
| 17 PITCAIRN ROAD, IPSWICH, SUFFOLK, IP1 5BX | £160,000 | 04/08/2022 | Semi-detached |
| 22 PITCAIRN ROAD, IPSWICH, SUFFOLK, IP1 5BX | £262,000 | 01/07/2022 | Semi-detached |
| 71 SURBITON ROAD, IPSWICH, SUFFOLK, IP1 4AX | £207,000 | 17/06/2022 | Semi-detached |
| 16 EDWARD CLOSE, IPSWICH, SUFFOLK, IP1 4BE | £270,500 | 01/06/2022 | Semi-detached |
| 5 PITCAIRN ROAD, IPSWICH, SUFFOLK, IP1 5BX | £250,000 | 20/05/2022 | Semi-detached |
| 31 WALLACE ROAD, IPSWICH, SUFFOLK, IP1 5DA | £217,000 | 25/02/2022 | Semi-detached |
| [Same street] 2 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT | £245,000 | 24/02/2022 | Semi-detached |
| 28 BROADMERE ROAD, IPSWICH, SUFFOLK, IP1 5BU | £255,000 | 16/02/2022 | Semi-detached |
| 7 BROADMERE ROAD, IPSWICH, SUFFOLK, IP1 5BU | £295,000 | 15/12/2021 | Semi-detached |
| [Same street] 14 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT | £235,000 | 08/10/2021 | Semi-detached |
| [Same street] 4 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT | £232,000 | 19/08/2021 | Semi-detached |

**Street average:** £414,313 (8 sales)
**Area average:** £236,373 (20 sales)

## Price vs local average

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

- **Local average:** £251,155 (42 Semi-detached, IP1, 2024–2026)
- **Deviation:** -8.4%

## 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):** £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, Bramford Road, IP1 | £1,025/mo | 3 | 0.12 miles | OpenRent |
| 3 Bed End Terrace, Bramford Lane, IP1 | £1,200/mo | 3 | 0.14 miles | OpenRent |
| 3 Bed Semi-Detached House, Bramford Lane, IP1 | £1,500/mo | 3 | 0.14 miles | OpenRent |
| 3 Bed Terraced House, Thompson Road, IP1 | £444/mo | 3 | 0.16 miles | OpenRent |
| 3 Bed Semi-Detached House, Thompson Road, IP1 | £444/mo | 3 | 0.16 miles | OpenRent |
| 3 Bed End Terrace, Surbiton Road, IP1 | £1,300/mo | 3 | 0.21 miles | OpenRent |
| 3 Bed Terraced House, Mornington Avenue, IP1 | £1,350/mo | 3 | 0.4 miles | OpenRent |
| 3 Bed Semi-Detached House, Burke Road, IP1 | £1,300/mo | 3 | 0.96 miles | OpenRent |

**Average rent: £1,070/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 6.5%
- **Cost-to-rent:** 15.3×
- **Monthly cashflow:** £194/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.5%

*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:** 5.3%
- **10y growth:** 26.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.7%
- **5y growth (index):** 9.9%
- **10y growth (index):** 34%

## 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

81 m²

Council tax band

Last sold

£227,500 Sep 2025

Local average

£251,155 (-8.4%)

Deprivation

Decile 5 (16,626 of 33,755)

Street crime

296 incidents within 1 mile (May 2026)

Key features

No Onward Chain
Semi-Detached House
Three Bedrooms
23ft Lounge/Dining Room
Some Updating Required
South-Facing Rear Garden
Garage & Driveway
Double-Glazing & Gas Central Heating

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Double glazing, Gas central
Parking: Garage, Driveway, Off street
Garden: Yes

Description

* GUIDE PRICE: £230,000 to £235,000 *

This three-bedroom semi-detached house, situated towards the west side of Ipswich is being sold with no onward chain and does require some updating. The property benefits from a south-facing rear garden, integral garage, driveway providing off-road parking, double-glazing, and gas central heating. The accommodation comprises entrance hall, 23ft dual aspect lounge / dining room, kitchen, first floor landing, three bedrooms, and shower room.

The county town of Ipswich offers a range of local amenities including schools, university, shops, doctors, dental surgeries, hospital, two theatres, parks including the popular Orwell Country Park, recreational facilities, and mainline railway station providing direct links to London Liverpool Street Station with a journey time of approximately 1hr 15mins. The vibrant waterfront has undergone an extensive rebuilding and gentrification programme and now boasts some fashionable bars and restaurants, together with the University of Suffolk.

Listed by

Suffolk

Palmer & Partners

Reference: 163547243

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #2353008

Property Details

Street: 71 Eustace Road

Town: IPSWICH

Postcode: IP1 5BT

Installation Details

Items: 7 windows and 2 doors

Certificate Issued: 28/12/2004

Work Completed: 19/10/2004

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

Event	Date	Price	% change
Sold	25/09/2025 (9 months ago)	£227,500	—

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 46 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT	£1,765,000	12/12/2025	Other
52 THOMPSON ROAD, IPSWICH, SUFFOLK, IP1 4EX	£180,000	19/11/2025	Semi-detached
Same street 67 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT	£232,500	04/07/2025	Semi-detached
109 WALLACE ROAD, IPSWICH, SUFFOLK, IP1 5DA	£195,000	11/11/2024	Semi-detached
Same street 41 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT	£240,000	15/12/2023	Semi-detached
19 VINCENT CLOSE, IPSWICH, SUFFOLK, IP1 5DH	£210,000	08/12/2023	Semi-detached
525 BRAMFORD ROAD, IPSWICH, SUFFOLK, IP1 5AU	£205,000	13/10/2023	Semi-detached
519 BRAMFORD ROAD, IPSWICH, SUFFOLK, IP1 5AU	£249,950	08/09/2023	Semi-detached
39 DANDALAN CLOSE, IPSWICH, SUFFOLK, IP1 5BW	£236,000	28/04/2023	Semi-detached
Same street 48 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT	£170,000	03/02/2023	Terraced
305 BRAMFORD LANE, IPSWICH, SUFFOLK, IP1 5BS	£240,000	09/12/2022	Semi-detached
328B BRAMFORD ROAD, IPSWICH, SUFFOLK, IP1 4BB	£375,000	08/12/2022	Semi-detached
24 QUENTIN CLOSE, IPSWICH, SUFFOLK, IP1 5AD	£220,000	28/11/2022	Semi-detached
Same street 69 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT	£195,000	28/10/2022	Semi-detached
374 BRAMFORD ROAD, IPSWICH, SUFFOLK, IP1 5AY	£235,000	05/10/2022	Semi-detached
321 BRAMFORD LANE, IPSWICH, SUFFOLK, IP1 5BS	£225,000	14/09/2022	Semi-detached
6 MUMFORD ROAD, IPSWICH, SUFFOLK, IP1 5DE	£240,000	15/08/2022	Semi-detached
17 PITCAIRN ROAD, IPSWICH, SUFFOLK, IP1 5BX	£160,000	04/08/2022	Semi-detached
22 PITCAIRN ROAD, IPSWICH, SUFFOLK, IP1 5BX	£262,000	01/07/2022	Semi-detached
71 SURBITON ROAD, IPSWICH, SUFFOLK, IP1 4AX	£207,000	17/06/2022	Semi-detached
16 EDWARD CLOSE, IPSWICH, SUFFOLK, IP1 4BE	£270,500	01/06/2022	Semi-detached
5 PITCAIRN ROAD, IPSWICH, SUFFOLK, IP1 5BX	£250,000	20/05/2022	Semi-detached
31 WALLACE ROAD, IPSWICH, SUFFOLK, IP1 5DA	£217,000	25/02/2022	Semi-detached
Same street 2 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT	£245,000	24/02/2022	Semi-detached
28 BROADMERE ROAD, IPSWICH, SUFFOLK, IP1 5BU	£255,000	16/02/2022	Semi-detached
7 BROADMERE ROAD, IPSWICH, SUFFOLK, IP1 5BU	£295,000	15/12/2021	Semi-detached
Same street 14 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT	£235,000	08/10/2021	Semi-detached
Same street 4 EUSTACE ROAD, IPSWICH, SUFFOLK, IP1 5BT	£232,000	19/08/2021	Semi-detached

Street average: £414,313 (8 sales)

Area average: £236,373 (20 sales)

Capital growth trend

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

5y growth 5.3%

10y growth 26.6%

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

1y (index) -3.7%

5y (index) 9.9%

10y (index) 34%

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: £798/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View IP1 5BT

Nearby

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

Type	Name	Distance
Bus stop	Wallace Road	0.1 miles
Shop	2Unique	0.2 miles
Shop	East of England Co-op	0.2 miles
Train station	Ipswich	1.4 miles
Train station	Westerfield	1.9 miles
University	University of Suffolk	1.9 miles
Hospital	Ipswich Hospital	3.1 miles
Hospital	Nuffield Hospital Ipswich	4.5 miles
University	Suffolk Rural Campus (Suffolk New College)	6.2 miles

Street-level crime

Category	Count
Violence and sexual offences	110
Shoplifting	82
Anti-social behaviour	25
Criminal damage and arson	21
Other theft	19
Public order	16
Drugs	7
Vehicle crime	7
Bicycle theft	2
Burglary	2
Other crime	2
Possession of weapons	2
Robbery	1
Total incidents	296

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
Springfield Infant School and Nursery	Primary	0.2 miles	Good — 22 Jul 2013
Springfield Junior School	Primary	0.3 miles	Outstanding — 8 Nov 2014
Westbourne Academy	Secondary	0.5 miles	Good — 16 Jul 2024
Whitehouse Community Primary School	Primary	0.6 miles	Good — 8 Jul 2019
Highfield Nursery School	Nursery	0.6 miles	Outstanding — 13 Jun 2024

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, Bramford Road, IP1	£1,025/mo	3	0.12 miles	OpenRent
3 Bed End Terrace, Bramford Lane, IP1	£1,200/mo	3	0.14 miles	OpenRent
3 Bed Semi-Detached House, Bramford Lane, IP1	£1,500/mo	3	0.14 miles	OpenRent
3 Bed Terraced House, Thompson Road, IP1	£444/mo	3	0.16 miles	OpenRent
3 Bed Semi-Detached House, Thompson Road, IP1	£444/mo	3	0.16 miles	OpenRent
3 Bed End Terrace, Surbiton Road, IP1	£1,300/mo	3	0.21 miles	OpenRent
3 Bed Terraced House, Mornington Avenue, IP1	£1,350/mo	3	0.4 miles	OpenRent
3 Bed Semi-Detached House, Burke Road, IP1	£1,300/mo	3	0.96 miles	OpenRent

Average rent: £1,070/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.54%

Max investor price (0.8%) £156,250

Target investor price (1%) £125,000

Gross yield 6.5%

Cost-to-rent ratio 15.3×

Monthly cashflow £194/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.5%

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).