3, THE GRANARY, HADLEIGH, IPSWICH, IP7 5TJ - £360,000

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

3 THE GRANARY is a small detached house of 98m², built sometime between 1983 and 1990, which could now be worth an estimated £346,285. It was last sold for £360,000 in November 2022, which was around 29% below the average November 2022 detached price in the Babergh local authority area. The most recent EPC inspection was December 2022, where the current energy rating was D, and the potential energy rating was B.

3 THE GRANARY Sold Prices

Land registry data shows five sales for 3 THE GRANARY since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the Babergh local authority area for the corresponding sale date. All of the five 3 THE GRANARY 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
2022 25 NOV	£360,000	£508,903	29% below HPI
2010 17 MAY	£120,000	£277,084	57% below HPI
2003 17 APR	£178,000	£220,081	19% below HPI
2002 6 FEB	£137,000	£164,961	17% below HPI
1999 31 MAR	£80,400	£102,034	21% below HPI

3 THE GRANARY 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 five 3 THE GRANARY sales between March 1999 and November 2022 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 May 2010 sale was for 57% below the HPI. So the extrapolation line tracks at 57% below the HPI over time, until the November 2022 sale, where it rises to 29% below the HPI. The line then continues to track at 29% below the HPI.

What might 3 THE GRANARY be worth now?

3 THE GRANARY might now be worth an estimated £346,285.

This is based on house price deflation of 3.8%, between November 2022 and February 2025, 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 3.8% deflationary decrease is applied to the most recent sale price for 3 THE GRANARY of £360,000 on 25th November 2022. For the value to have decreased from £360,000 to £346,285 over the three years and nine months to February 2025, the following assumptions must hold true:

• The value of 3 THE GRANARY has moved in line with the HPI for detached houses in the Babergh local authority area.
• The November 2022 sale price of £360,000 represented a fair market value for the property.
• The size, condition, and specification of 3 THE GRANARY has not materially changed since November 2022.

How Large is 3 THE GRANARY?

3 THE GRANARY is 98m² according to the EPC inspection conducted in December 2022. This puts it in the smallest 40% 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 3 THE GRANARY lies on this distribution: 30% of detached houses houses are smaller than 3 THE GRANARY, and 69% of houses are larger. Note that EPC data is not available for all properties in Hadleigh.

3 THE GRANARY: Plot and Title Map

3 THE GRANARY sits on a plot of roughly 0.028 of an acre, or 115m². The below map shows the location of 3 THE GRANARY, 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 3 THE GRANARY). 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 3 THE GRANARY?

3 THE GRANARY is located in HADLEIGH, in the IP7 postcode district. The below map shows the position of No. 3 on THE GRANARY.