22, CLIFTON WOOD, HOLBROOK, IPSWICH, IP9 2PY - £385,000

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.

22 CLIFTON WOOD is a small extended detached house of 117m², built sometime between 1967 and 1975, which could now be worth an estimated £394,991. It was last sold for £385,000 in March 2025, which was around 20% below the average March 2025 detached price in the Babergh local authority area. The most recent EPC inspection was September 2024, where the current energy rating was D, and the potential energy rating was C.

22 CLIFTON WOOD Sold Prices

Land registry data shows two sales for 22 CLIFTON WOOD 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. Both of the two 22 CLIFTON WOOD sales were 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
2025 21 MAR	£385,000	£484,251	20% below HPI
2002 8 OCT	£115,000	£203,213	43% below HPI

22 CLIFTON WOOD 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 22 CLIFTON WOOD sales from October 2002 and March 2025 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 2002 sale was for 43% below the HPI. So the extrapolation line tracks at 43% below the HPI over time, until the March 2025 sale, where it rises to 20% below the HPI. The line then continues to track at 20% below the HPI.

What might 22 CLIFTON WOOD be worth now?

22 CLIFTON WOOD might now be worth an estimated £394,991.

This is based on house price inflation of 2.6%, between March 2025 and July 2025, 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 2.6% inflationary increase is applied to the most recent sale price for 22 CLIFTON WOOD of £385,000 on 21st March 2025. For the value to have increased from £385,000 to £394,991 over the eight months to July 2025, the following assumptions must hold true:

• The value of 22 CLIFTON WOOD has moved in line with the HPI for detached houses in the Babergh local authority area.
• The March 2025 sale price of £385,000 represented a fair market value for the property.
• The size, condition, and specification of 22 CLIFTON WOOD has not materially changed since March 2025.

How Large is 22 CLIFTON WOOD?

22 CLIFTON WOOD is 117m², which includes one extension, according to the EPC inspection conducted in September 2024. This puts it in the smallest 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 22 CLIFTON WOOD lies on this distribution: 37% of detached houses houses are smaller than 22 CLIFTON WOOD, and 63% of houses are larger. Note that EPC data is not available for all properties in Holbrook.

22 CLIFTON WOOD: Plot and Title Map

22 CLIFTON WOOD sits on a plot of roughly 0.068 of an acre, or 276m². The below map shows the location of 22 CLIFTON WOOD, 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 22 CLIFTON WOOD). 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 22 CLIFTON WOOD?

22 CLIFTON WOOD is located in HOLBROOK, in the IP9 postcode district. The below map shows the position of No. 22 on CLIFTON WOOD.