BELYS, ORFORD ROAD, TUNSTALL, WOODBRIDGE, IP12 2JA - £195,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

BELYS is a very small detached house of 74m², built sometime before 1900, which could now be worth an estimated £309,325. It was last sold for £195,000 in October 2013, which was around 27% below the average October 2013 detached price in the East Suffolk local authority area. The most recent EPC inspection was April 2022, where the current energy rating was E, and the potential energy rating was B.

BELYS Sold Prices

Land registry data shows two sales for BELYS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the East Suffolk local authority area for the corresponding sale date. Both of the two BELYS 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
2013 7 OCT	£195,000	£266,690	27% below HPI
2006 24 FEB	£155,000	£222,110	30% below HPI

BELYS Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Suffolk local authority area over time, sourced from the HPI. The two BELYS sales from February 2006 and October 2013 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 February 2006 sale was for 30% below the HPI. So the extrapolation line tracks at 30% below the HPI over time, until the October 2013 sale, where it rises to 27% below the HPI. The line then continues to track at 27% below the HPI.

What might BELYS be worth now?

BELYS might now be worth an estimated £309,325.

This is based on house price inflation of 58.6%, between October 2013 and February 2025, for detached houses, in the East Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 58.6% inflationary increase is applied to the most recent sale price for BELYS of £195,000 on 7th October 2013. For the value to have increased from £195,000 to £309,325 over the twelve years and eight months to February 2025, the following assumptions must hold true:

• The value of BELYS has moved in line with the HPI for detached houses in the East Suffolk local authority area.
• The October 2013 sale price of £195,000 represented a fair market value for the property.
• The size, condition, and specification of BELYS has not materially changed since October 2013.

How Large is BELYS?

BELYS is 74m² according to the EPC inspection conducted in April 2022. This puts it in the smallest 10% of detached houses houses in Tunstall, based on EPC data. The below chart shows the distribution of detached houses houses by size in Tunstall, and where BELYS lies on this distribution: 4% of detached houses houses are smaller than BELYS, and 96% of houses are larger. Note that EPC data is not available for all properties in Tunstall.

BELYS: Plot and Title Map

BELYS sits on a plot of roughly 0.053 of an acre, or 214m². The below map shows the location of BELYS, 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 BELYS). 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 BELYS?

BELYS is located on ORFORD ROAD in TUNSTALL, in the IP12 postcode district. The below map shows the position of BELYS on ORFORD ROAD.