2, PHILLIPS CRESCENT, NEEDHAM MARKET, IPSWICH, IP6 8TF - £186,000

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.

2 PHILLIPS CRESCENT is a large extended semi-detached house of 118m², built sometime between 1983 and 1990, which could now be worth an estimated £309,013. It was last sold for £186,000 in October 2006, which was around 10% above the average October 2006 semi-detached price in the Mid Suffolk local authority area. The most recent EPC inspection was May 2025, where the current energy rating was C, and the potential energy rating was B.

2 PHILLIPS CRESCENT Sold Prices

Land registry data shows three sales for 2 PHILLIPS CRESCENT since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Mid Suffolk local authority area for the corresponding sale date. All of the three 2 PHILLIPS CRESCENT 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
2006 27 OCT	£186,000	£168,758	10% above HPI
2004 20 FEB	£147,500	£134,856	9% above HPI
1996 28 JUN	£60,000	£47,788	26% above HPI

2 PHILLIPS CRESCENT Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Mid Suffolk local authority area over time, sourced from the HPI. The three 2 PHILLIPS CRESCENT sales between June 1996 and October 2006 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 2004 sale was for 9% above the HPI. So the extrapolation line tracks at 9% above the HPI over time, until the October 2006 sale, where it rises to 10% above the HPI. The line then continues to track at 10% above the HPI.

What might 2 PHILLIPS CRESCENT be worth now?

2 PHILLIPS CRESCENT might now be worth an estimated £309,013.

This is based on house price inflation of 66.1%, between October 2006 and June 2025, for semi-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 66.1% inflationary increase is applied to the most recent sale price for 2 PHILLIPS CRESCENT of £186,000 on 27th October 2006. For the value to have increased from £186,000 to £309,013 over the nineteen years and four months to June 2025, the following assumptions must hold true:

• The value of 2 PHILLIPS CRESCENT has moved in line with the HPI for semi-detached houses in the Mid Suffolk local authority area.
• The October 2006 sale price of £186,000 represented a fair market value for the property.
• The size, condition, and specification of 2 PHILLIPS CRESCENT has not materially changed since October 2006.

How Large is 2 PHILLIPS CRESCENT?

2 PHILLIPS CRESCENT is 118m², which includes two extensions, according to the EPC inspection conducted in May 2025. This puts it in the largest 40% of semi-detached houses houses in Needham Market, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Needham Market, and where 2 PHILLIPS CRESCENT lies on this distribution: 62% of semi-detached houses houses are smaller than 2 PHILLIPS CRESCENT, and 38% of houses are larger. Note that EPC data is not available for all properties in Needham Market.

2 PHILLIPS CRESCENT: Plot and Title Map

2 PHILLIPS CRESCENT sits on a plot of roughly 0.065 of an acre, or 265m². The below map shows the location of 2 PHILLIPS CRESCENT, 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 2 PHILLIPS CRESCENT). 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 2 PHILLIPS CRESCENT?

2 PHILLIPS CRESCENT is located in NEEDHAM MARKET, in the IP6 postcode district. The below map shows the position of No. 2 on PHILLIPS CRESCENT.