12, EMMERSON WAY, HADLEIGH, IPSWICH, IP7 6DJ - £252,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

12 EMMERSON WAY is a small detached house of 94m², built sometime between 2003 and 2006, which could now be worth an estimated £354,778. It was last sold for £252,000 in August 2015, which was around 27% below the average August 2015 detached price in the Babergh local authority area. The most recent EPC inspection was May 2014, where the current energy rating was C, and the potential energy rating was B.

12 EMMERSON WAY Sold Prices

Land registry data shows four sales for 12 EMMERSON WAY since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Babergh local authority area for the corresponding sale date. All of the four 12 EMMERSON WAY sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2015 10 AUG	£252,000	£343,741	27% below HPI
2014 26 SEP	£232,500	£331,729	30% below HPI
2007 31 OCT	£237,500	£307,128	23% below HPI
2004 11 JUN	£177,500	£236,512	25% below HPI

12 EMMERSON WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Babergh local authority area over time, sourced from the HPI. The four 12 EMMERSON WAY sales between June 2004 and August 2015 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the September 2014 sale was for 30% below the HPI. So the extrapolation line tracks at 30% below the HPI over time, until the August 2015 sale, where it rises to 27% below the HPI. The line then continues to track at 27% below the HPI.

What might 12 EMMERSON WAY be worth now?

12 EMMERSON WAY might now be worth an estimated £354,778.

This is based on house price inflation of 40.8%, between August 2015 and December 2024, for detached houses, in the Babergh local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 40.8% inflationary increase is applied to the most recent sale price for 12 EMMERSON WAY of £252,000 on 10th August 2015. For the value to have increased from £252,000 to £354,778 over the eight years and eight months to December 2024, the following assumptions must hold true:

• The value of 12 EMMERSON WAY has moved in line with the HPI for detached houses in the Babergh local authority area.
• The August 2015 sale price of £252,000 represented a fair market value for the property.
• The size, condition, and specification of 12 EMMERSON WAY has not materially changed since August 2015.

How Large is 12 EMMERSON WAY?

12 EMMERSON WAY is 94m² according to the EPC inspection conducted in May 2014. This puts it in the smallest 30% of detached houses houses in Hadleigh, based on EPC data. The below chart shows the distribution of detached houses houses by size in Hadleigh, and where 12 EMMERSON WAY lies on this distribution: 26% of detached houses houses are smaller than 12 EMMERSON WAY, and 73% of houses are larger. Note that EPC data is not available for all properties in Hadleigh.

12 EMMERSON WAY: Plot and Title Map

12 EMMERSON WAY sits on a plot of roughly 0.046 of an acre, or 186m². The below map shows the location of 12 EMMERSON WAY, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 12 EMMERSON WAY). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 12 EMMERSON WAY?

12 EMMERSON WAY is located in HADLEIGH, in the IP7 postcode district. The below map shows the position of No. 12 on EMMERSON WAY.