ELM COTTAGE, IPSWICH ROAD, HOLBROOK, IPSWICH, IP9 2QT - £522,500

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

ELM COTTAGE is a large extended detached house of 152m², built sometime between 1900 and 1929, which could now be worth an estimated £598,919. It was last sold for £522,500 in July 2019, which was around 24% above the average July 2019 detached price in the Babergh local authority area. The most recent EPC inspection was September 2019, where the current energy rating was E, and the potential energy rating was C.

ELM COTTAGE Sold Prices

Land registry data shows three sales for ELM COTTAGE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Babergh local authority area for the corresponding sale date. All of the three ELM COTTAGE sales were for above 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
2019 26 JUL	£522,500	£422,188	24% above HPI
2009 12 NOV	£400,000	£262,500	52% above HPI
2002 1 FEB	£260,000	£164,961	58% above HPI

ELM COTTAGE 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 three ELM COTTAGE sales between February 2002 and July 2019 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 November 2009 sale was for 52% above the HPI. So the extrapolation line tracks at 52% above the HPI over time, until the July 2019 sale, where it falls to 24% above the HPI. The line then continues to track at 24% above the HPI.

What might ELM COTTAGE be worth now?

ELM COTTAGE might now be worth an estimated £598,919.

This is based on house price inflation of 14.6%, between July 2019 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 14.6% inflationary increase is applied to the most recent sale price for ELM COTTAGE of £522,500 on 26th July 2019. For the value to have increased from £522,500 to £598,919 over the four years and seven months to December 2024, the following assumptions must hold true:

• The value of ELM COTTAGE has moved in line with the HPI for detached houses in the Babergh local authority area.
• The July 2019 sale price of £522,500 represented a fair market value for the property.
• The size, condition, and specification of ELM COTTAGE has not materially changed since July 2019.

How Large is ELM COTTAGE?

ELM COTTAGE is 152m², which includes two extensions, according to the EPC inspection conducted in September 2019. This puts it in the largest 40% of detached houses houses in Holbrook, based on EPC data. The below chart shows the distribution of detached houses houses by size in Holbrook, and where ELM COTTAGE lies on this distribution: 67% of detached houses houses are smaller than ELM COTTAGE, and 33% of houses are larger. Note that EPC data is not available for all properties in Holbrook.

ELM COTTAGE: Plot and Title Map

ELM COTTAGE sits on a plot of roughly 0.222 of an acre, or 897m². The below map shows the location of ELM COTTAGE, 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 ELM COTTAGE). 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 ELM COTTAGE?

ELM COTTAGE is located on IPSWICH ROAD in HOLBROOK, in the IP9 postcode district. The below map shows the position of ELM COTTAGE on IPSWICH ROAD.