THE ELMS, THE STREET, EARL SOHAM, WOODBRIDGE, IP13 7SA - £920,000

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

THE ELMS is a very large detached house of 416m², built sometime before 1900, which could now be worth an estimated £1,514,336. It was last sold for £920,000 in September 2011, which was around 267% above the average September 2011 detached price in the East Suffolk local authority area. The most recent EPC inspection was March 2010, where the current energy rating was F, and the potential energy rating was F.

THE ELMS Sold Prices

Land registry data shows two sales for THE ELMS 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 THE ELMS 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
2011 27 SEP	£920,000	£250,840	267% above HPI
2010 24 AUG	£875,000	£256,668	241% above HPI

THE ELMS 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 THE ELMS sales from August 2010 and September 2011 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 August 2010 sale was for 241% above the HPI. So the extrapolation line tracks at 241% above the HPI over time, until the September 2011 sale, where it rises to 267% above the HPI. The line then continues to track at 267% above the HPI.

What might THE ELMS be worth now?

THE ELMS might now be worth an estimated £1,514,336.

This is based on house price inflation of 64.6%, between September 2011 and December 2024, 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 64.6% inflationary increase is applied to the most recent sale price for THE ELMS of £920,000 on 27th September 2011. For the value to have increased from £920,000 to £1,514,336 over the twelve years and nine months to December 2024, the following assumptions must hold true:

• The value of THE ELMS has moved in line with the HPI for detached houses in the East Suffolk local authority area.
• The September 2011 sale price of £920,000 represented a fair market value for the property.
• The size, condition, and specification of THE ELMS has not materially changed since September 2011.

How Large is THE ELMS?

THE ELMS is 416m² according to the EPC inspection conducted in March 2010. This puts it in the largest 10% of detached houses houses in Earl Soham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Earl Soham, and where THE ELMS lies on this distribution: More than 99% of detached houses houses are smaller than THE ELMS, and less than 1% of houses are larger. Note that EPC data is not available for all properties in Earl Soham.

THE ELMS: Plot and Title Map

THE ELMS sits on a plot of roughly 3.8 acres, or 15,324m². The below map shows the location of THE ELMS, 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 THE ELMS). 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 THE ELMS?

THE ELMS is located on THE STREET in EARL SOHAM, in the IP13 postcode district. The below map shows the position of THE ELMS on THE STREET.