WATERING FARM, IPSWICH ROAD, NEEDHAM MARKET, IPSWICH, IP6 8EJ - £380,000

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

WATERING FARM is a very large extended detached house of 274m², built sometime before 1900, which could now be worth an estimated £618,952. It was last sold for £380,000 in May 2014, which was around 36% above the average May 2014 detached price in the Mid Suffolk local authority area. The most recent EPC inspection was September 2012, where the current energy rating was E, and the potential energy rating was D.

WATERING FARM Sold Prices

Land registry data shows two sales for WATERING FARM since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Mid Suffolk local authority area for the corresponding sale date. Both of the two WATERING FARM 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
2014 27 MAY	£380,000	£279,851	36% above HPI
2011 26 OCT	£435,000	£264,819	64% above HPI

WATERING FARM Price Paid vs. HPI Average

The below graph shows the average detached house price in the Mid Suffolk local authority area over time, sourced from the HPI. The two WATERING FARM sales from October 2011 and May 2014 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 October 2011 sale was for 64% above the HPI. So the extrapolation line tracks at 64% above the HPI over time, until the May 2014 sale, where it falls to 36% above the HPI. The line then continues to track at 36% above the HPI.

What might WATERING FARM be worth now?

WATERING FARM might now be worth an estimated £618,952.

This is based on house price inflation of 62.9%, between May 2014 and February 2025, for detached houses, in the Mid Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 62.9% inflationary increase is applied to the most recent sale price for WATERING FARM of £380,000 on 27th May 2014. For the value to have increased from £380,000 to £618,952 over the eleven years and three months to February 2025, the following assumptions must hold true:

• The value of WATERING FARM has moved in line with the HPI for detached houses in the Mid Suffolk local authority area.
• The May 2014 sale price of £380,000 represented a fair market value for the property.
• The size, condition, and specification of WATERING FARM has not materially changed since May 2014.

How Large is WATERING FARM?

WATERING FARM is 274m², which includes three extensions, according to the EPC inspection conducted in September 2012. This puts it in the largest 10% of detached houses houses in Needham Market, based on EPC data. The below chart shows the distribution of detached houses houses by size in Needham Market, and where WATERING FARM lies on this distribution: More than 99% of detached houses houses are smaller than WATERING FARM, and less than 1% of houses are larger. Note that EPC data is not available for all properties in Needham Market.

WATERING FARM: Plot and Title Map

WATERING FARM sits on a plot of roughly 1.2 acres, or 4,718m². The below map shows the location of WATERING FARM, 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 WATERING FARM). 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 WATERING FARM?

WATERING FARM is located on IPSWICH ROAD in NEEDHAM MARKET, in the IP6 postcode district. The below map shows the position of WATERING FARM on IPSWICH ROAD.