Sold STC Semi-detached

1 THE HILL

IPSWICH, TUDDENHAM, SUFFOLK IP6 9BL

2 beds 66 m² Listed 25 Jun 2012 (-5138d)

£165,000

Offers in Excess of

Reduced on 17 Sep 2012

Save

# 2 bedroom semi-detached house for sale (IP6 9BL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1 THE HILL, IPSWICH, TUDDENHAM, SUFFOLK IP6 9BL |
| Price | £165,000 |
| Bedrooms | 2 |
| Last sold | £158,000 Dec 2012 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 06/02/2033
- **Current heating cost:** £1,243/year
- **Est. upgrade cost to C:** £19,900

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- G (£350 - £450)
- 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/0023-0200-9607-2322-2014)

## Description

**Glazed Entrance Lobby with Door**

Leading to:-

**Kitchen/Diner: 14'5 x 13'2 (4.39m x 4.01m)**

Double glazed front facing window, double glazed front door, double glazed rear facing window, rear door, fitted cupboards and shelving, electric oven and hob, extractor hood, plumbing for dishwasher and washing machine, double radiator and single radiator.

**Lounge: 14'6 x 9'10 (4.42m x 3.00m)**

Double glazed front facing window, single radiator, French doors  to conservatory and wood burner. Stairs to first floor.

**Conservatory: 16'7 x 10'3 (5.05m x 3.12m)**

UPVC double glazing, double radiator and parquet flooring.

**Cloakroom:**

Double glazed side facing window, low level flush w.c and corner wash basin.

**Bedroom 1: 14'6 x 9'10 (4.42m x 3.00m)**

Dual aspect double glazed front facing  and rear facing window, single radiator, built in wardrobe,

**Bedroom 2: 11' x 7'8 (3.35m x 2.34m)**

Double glazed front facing window, single radiator and storage cupboard.

**Bathroom:**

Double glazed rear facing window, pedestal wash basin, half bath with shower mixer attached, airing cupboard and low level flush w.c.

**Front Garden:**

Situated on a good sized corner plot, laid to lawn and shrubs.

**Rear Garden:**

Well maintained laid to lawn with shrub borders and brick paving.

**Driveway:**

Gated driveway providing off road parking.

Spicer McColl is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

## Property Photos

- ![Photo](/listings/photos/38385143/1350809)
- ![Photo](/listings/photos/38385143/1350810)
- ![Photo](/listings/photos/38385143/1350811)
- ![Photo](/listings/photos/38385143/1350812)
- ![Photo](/listings/photos/38385143/1350813)
- ![Photo](/listings/photos/38385143/1350814)
- ![Photo](/listings/photos/38385143/1350815)
- ![Photo](/listings/photos/38385143/1350816)

## Floorplans

- ![Floorplan 1](/listings/photos/38385143/1350817) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 THE HILL, TUDDENHAM, IPSWICH, SUFFOLK COASTAL, SUFFOLK, IP6 9BL | £158,000 | 14/12/2012 | Semi-detached |
| 1 THE HILL, TUDDENHAM, IPSWICH, SUFFOLK COASTAL, SUFFOLK, IP6 9BL | £80,000 | 05/09/2008 | Semi-detached |
| 1 THE HILL, TUDDENHAM, IPSWICH, SUFFOLK COASTAL, SUFFOLK, IP6 9BL | £80,000 | 05/09/2008 | 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 |
|---------|-------|------|------|
| ROSE COTTAGE 1 THE STREET, TUDDENHAM, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9BT | £305,000 | 03/12/2025 | Semi-detached |
| [Same street] 5 THE HILL, TUDDENHAM, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9BL | £161,000 | 22/02/2024 | Semi-detached |
| 13 KEIGHTLEY WAY, TUDDENHAM, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9BJ | £295,000 | 25/08/2021 | Semi-detached |

**Street average:** £161,000 (1 sale)
**Area average:** £300,000 (2 sales)

## Price vs local average

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

- **Local average:** £266,398 (32 Semi-detached, IP6, 2024–2026)
- **Deviation:** -38.1%

## 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, High Street, IP6 | £1,050/mo | 2 | 0.06 miles | OpenRent |

**Average rent: £1,050/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.64% (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:** 7.6%
- **Cost-to-rent:** 13.1×
- **Monthly cashflow:** £270/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.8%

*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:** £2,500/m²

## Capital growth trend

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

- **5y growth:** 1.1%
- **10y growth:** 24.1%

## 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)

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Property details

Floor area

66 m²

EPC rating

Last sold

£158,000 Dec 2012

Price per m²

£2,500/m²

Local average

£266,398 (-38.1%)

Deprivation

Decile 7 (22,179 of 33,755)

Street crime

0 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

Spicer McColl are delighted to offer this 2 bedroom semi-detached house situated in the picturesque village of Tuddenham. Offering entrance lobby, cloakroom, kitchen, lounge, study area, 2 bedrooms, bathroom and a good sized well maintained garden. No Chain.

Glazed Entrance Lobby with Door
Leading to:-

Kitchen/Diner: 14'5 x 13'2 (4.39m x 4.01m)
Double glazed front facing window, double glazed front door, double glazed rear facing window, rear door, fitted cupboards and shelving, electric oven and hob, extractor hood, plumbing for dishwasher and washing machine, double radiator and single radiator.

Lounge: 14'6 x 9'10 (4.42m x 3.00m)
Double glazed front facing window, single radiator, French doors to conservatory and wood burner. Stairs to first floor.

Conservatory: 16'7 x 10'3 (5.05m x 3.12m)
UPVC double glazing, double radiator and parquet flooring.

Cloakroom:
Double glazed side facing window, low level flush w.c and corner wash basin.

Bedroom 1: 14'6 x 9'10 (4.42m x 3.00m)
Dual aspect double glazed front facing and rear facing window, single radiator, built in wardrobe,

Bedroom 2: 11' x 7'8 (3.35m x 2.34m)
Double glazed front facing window, single radiator and storage cupboard.

Bathroom:
Double glazed rear facing window, pedestal wash basin, half bath with shower mixer attached, airing cupboard and low level flush w.c.

Front Garden:
Situated on a good sized corner plot, laid to lawn and shrubs.

Rear Garden:
Well maintained laid to lawn with shrub borders and brick paving.

Driveway:
Gated driveway providing off road parking.

Spicer McColl is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

Listed by

covering Kesgrave

Spicerhaart

Reference: 38385143

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 07/02/2023

Expiry date: 06/02/2033

Current heating cost: £1,243/year

Potential heating cost: £619/year

Est. upgrade cost to C: £19,900

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Upgrade heating controls (£350 - £450)
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

98% since 2008

Event	Date	Price	% change
Sold	14/12/2012 (13 years ago)	£158,000	+97.5%
Sold	05/09/2008 (17 years ago)	£80,000	0%
Sold	05/09/2008 (17 years ago)	£80,000	—

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
ROSE COTTAGE 1 THE STREET, TUDDENHAM, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9BT	£305,000	03/12/2025	Semi-detached
Same street 5 THE HILL, TUDDENHAM, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9BL	£161,000	22/02/2024	Semi-detached
13 KEIGHTLEY WAY, TUDDENHAM, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9BJ	£295,000	25/08/2021	Semi-detached

Street average: £161,000 (1 sale)

Area average: £300,000 (2 sales)

Capital growth trend

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

5y growth 1.1%

10y growth 24.1%

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

1y (index) 2.8%

5y (index) 10.9%

10y (index) 39.6%

Rental Range

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

Low £751/mo

Realistic £834/mo

Optimistic £917/mo

Based on Local Authority from postcode lookup → East Suffolk.

LHA (30th percentile) floor for Ipswich: £715/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View IP6 9BL

Nearby

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

Type	Name	Distance
Bus stop	The Church	0.1 miles
Bus stop	Fountain	0.2 miles
Train station	Westerfield	1.4 miles
Shop	St Elizabeth Hospice	1.5 miles
Shop	Hone Barbershop	1.5 miles
Hospital	Ipswich Hospital	2.3 miles
Train station	Derby Road	2.9 miles
University	University of Suffolk	3.0 miles
Hospital	Nuffield Hospital Ipswich	3.3 miles
University	Suffolk Rural Campus (Suffolk New College)	3.5 miles

Street-level crime

Category	Count
Total incidents	0

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
St Christopher's Academy	Other	1.3 miles	Good — 15 Jul 2013
Rushmere Hall Primary School	Primary	1.4 miles	Good — 4 Sep 2017
Northgate High School	Secondary	1.5 miles	— (Inspected (no overall grade))
Sidegate Primary School	Primary	1.8 miles	Good — 25 Apr 2017
St Alban's Catholic High School	Secondary	1.9 miles	Good — 23 Feb 2020

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, High Street, IP6	£1,050/mo	2	0.06 miles	OpenRent

Average rent: £1,050/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.64%

Max investor price (0.8%) £131,250

Target investor price (1%) £105,000

Gross yield 7.6%

Cost-to-rent ratio 13.1×

Monthly cashflow £270/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6.8%

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).