# 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

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

## 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)