# 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 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 81 m² |
| Last sold | £227,500 Sep 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 22/07/2035
- **Current heating cost:** £783/year
- **Est. upgrade cost to C:** £16,630

### Recommendations
- W2 (£5,000 - £10,000)
- E (£120 - £140)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2213-1013-0464-5425-3601)

## 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
- ![Picture No. 04](/listings/photos/163547243/1302770) - Picture No. 04
- ![Picture No. 13](/listings/photos/163547243/1302771) - Picture No. 13
- ![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
- ![Picture No. 05](/listings/photos/163547243/1302775) - Picture No. 05
- ![Picture No. 06](/listings/photos/163547243/1302776) - Picture No. 06
- ![Picture No. 07](/listings/photos/163547243/1302777) - Picture No. 07
- ![Picture No. 09](/listings/photos/163547243/1302778) - Picture No. 09
- ![Picture No. 10](/listings/photos/163547243/1302779) - Picture No. 10
- ![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 Terraced House, Mornington Avenue, IP1 | £1,350/mo | 3 | 0.4 miles | OpenRent |

**Average rent: £1,350/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.59% (weak for cashflow)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 7%
- **Cost-to-rent:** 14.2×
- **Monthly cashflow:** £284/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.1%

*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:** £2,840/m²

## 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)