WOOLNER, BOSWELL LANE, HADLEIGH, IPSWICH, IP7 6BX - £507,500

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

WOOLNER is a midsized detached house of 112m², built in 2020, which could now be worth an estimated £509,767. It was last sold for £507,500 in June 2024, which was around 5% above the average June 2024 detached price in the Babergh local authority area. The most recent EPC inspection was August 2021, where the current energy rating was B, and the potential energy rating was A.

WOOLNER Sold Prices

Land registry data shows two sales for WOOLNER since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Babergh local authority area for the corresponding sale date. One of the two WOOLNER sales was for above the average price, whilst the other was 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
2024 25 JUN	£507,500	£481,784	5% above HPI
2021 14 DEC	£450,000	£472,209	5% below HPI

WOOLNER 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 two WOOLNER sales from December 2021 and June 2024 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 December 2021 sale was for 5% below the HPI. So the extrapolation line tracks at 5% below the HPI over time, until the June 2024 sale, where it rises to 5% above the HPI. The line then continues to track at 5% above the HPI.

What might WOOLNER be worth now?

WOOLNER might now be worth an estimated £509,767.

This is based on house price inflation of 0.4%, between June 2024 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 0.4% inflationary increase is applied to the most recent sale price for WOOLNER of £507,500 on 25th June 2024. For the value to have increased from £507,500 to £509,767 over the six months to December 2024, the following assumptions must hold true:

• The value of WOOLNER has moved in line with the HPI for detached houses in the Babergh local authority area.
• The June 2024 sale price of £507,500 represented a fair market value for the property.
• The size, condition, and specification of WOOLNER has not materially changed since June 2024.

How Large is WOOLNER?

WOOLNER is 112m² according to the EPC inspection conducted in August 2021. This puts it in the largest 50% 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 WOOLNER lies on this distribution: 55% of detached houses houses are smaller than WOOLNER, and 44% of houses are larger. Note that EPC data is not available for all properties in Hadleigh.

WOOLNER: Plot and Title Map

WOOLNER sits on a plot of roughly 0.118 of an acre, or 478m². The below map shows the location of WOOLNER, 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 WOOLNER). 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 WOOLNER?

WOOLNER is located on BOSWELL LANE in HADLEIGH, in the IP7 postcode district. The below map shows the position of WOOLNER on BOSWELL LANE.