Bruff Road, Ipswich

House prices, sold prices and local information for IP2 8GX, IP2 8GS, IP2 8GT.

Average price (last 12 months)
£186,300
5 sales
Average price (since 2016)
£164,225
62 sales
Price range
£30k – £280k
lowest to highest sale
Last sale
26 May 2026
IP2 8GU

At a glance

House prices£186k average37% below the Ipswich average CrimeAbout averageHigher crime than about 50% of neighbourhoods in England DeprivationAbout averageDecile 5 of 10 (10 = least deprived) Flood riskNear a flood alert areaLower risk than a warning area Nearest station10 min walkIpswich station Schools3 rated Good or betterWithin 1.5 miles Ultrafast broadband100% of homesNational average 80%

62 property sales on Bruff Road, Ipswich have been recorded by HM Land Registry since 2016. In the last 12 months 5 homes sold here for an average of £186,300. Most sales here are flat homes, which have sold for an average of £120,165. Average sale prices fell from £179,249 in 2016 to £176,167 in 2026 (-2%), though averages on a single street can swing with the mix of homes sold. That is 37% below the Ipswich average of £296,956 over the same period. 11 homes here have sold more than once since 2016; 10 of them sold for more the second time.

House prices on Bruff Road compared

Bruff Road£186,300
IP2 postcode area£237,579
Ipswich£296,956
England & Wales£356,718

Average sale price over the last 12 months. See all IP2 house prices.

Average sale price by year

2016: £179,249 (4 sales)2016£179k2017: £141,818 (11 sales)2017£142k2018: £183,318 (11 sales)2018£183k2019: £151,625 (4 sales)2019£152k2020: £148,667 (6 sales)2020£149k2021: £177,500 (7 sales)2021£178k2022: £146,869 (8 sales)2022£147k2023: £125,000 (1 sales)2023£125k2024: £190,000 (2 sales)2024£190k2025: £187,800 (5 sales)2025£188k2026: £176,167 (3 sales)2026£176k

Prices by property type

TypeSalesAverage priceLast sold
Flat36£120,16522 May 2026
Terraced15£226,7005 Dec 2025
Semi-detached10£222,05026 May 2026
Detached1£235,00019 Oct 2018

Sold prices on Bruff Road

AddressDatePriceTypeTenure
1, Bruff Road IP2 8GU 26 May 2026£280,000 Semi-detachedFreehold
70, Bruff Road IP2 8GX 22 May 2026£121,000 FlatLeasehold
2, Bruff Road IP2 8GY 23 Mar 2026£127,500 FlatLeasehold
34, Bruff Road IP2 8GX 23 Mar 2026£275,000 TerracedFreehold
26, Bruff Road IP2 8GY 12 Mar 2026£275,000 TerracedFreehold
112, Bruff Road IP2 8GW 27 Feb 2026£62,000 FlatLeasehold
19, Bruff Road IP2 8GT 5 Dec 2025£275,000 TerracedFreehold
68, Bruff Road IP2 8GX 5 Dec 2025£128,000 FlatLeasehold
39, Bruff Road IP2 8GT 19 Sep 2025£275,000 TerracedFreehold
8, Bruff Road IP2 8GY 6 Jun 2025£130,000 FlatLeasehold
86, Bruff Road IP2 8GX 26 Mar 2025£131,000 FlatLeasehold
39, Bruff Road IP2 8GT 27 Sep 2024£260,000 TerracedFreehold
47, Bruff Road IP2 8GS 27 Sep 2024£120,000 FlatLeasehold
49, Bruff Road IP2 8GS 28 Jul 2023£125,000 FlatLeasehold
43, Bruff Road IP2 8GS 21 Dec 2022£153,500 FlatLeasehold
64, Bruff Road IP2 8GX 21 Dec 2022£142,500 FlatLeasehold
110, Bruff Road IP2 8GW 19 Dec 2022£128,000 FlatLeasehold
102, Bruff Road IP2 8GX 16 Dec 2022£128,000 FlatLeasehold
85, Bruff Road IP2 8GS 16 Dec 2022£238,000 Semi-detachedFreehold
76, Bruff Road IP2 8GX 30 Aug 2022£125,000 FlatLeasehold
55, Bruff Road IP2 8GS 29 Jul 2022£125,000 FlatLeasehold
74, Bruff Road IP2 8GX 3 Mar 2022£134,950 FlatLeasehold
6, Bruff Road IP2 8GY 24 Nov 2021£135,000 FlatLeasehold
41, Bruff Road IP2 8GT 30 Sep 2021£252,000 TerracedFreehold
59, Bruff Road IP2 8GS 29 Sep 2021£197,000 Semi-detachedFreehold
53, Bruff Road IP2 8GS 23 Sep 2021£120,000 FlatLeasehold
132, Bruff Road IP2 8GW 3 Sep 2021£61,000 FlatLeasehold
60, Bruff Road IP2 8GX 26 Mar 2021£115,000 FlatLeasehold
9, Bruff Road IP2 8GU 22 Feb 2021£240,000 TerracedFreehold
35, Bruff Road IP2 8GT 8 Feb 2021£237,500 Semi-detachedFreehold
30, Bruff Road IP2 8GX 11 Dec 2020£235,000 TerracedFreehold
88, Bruff Road IP2 8GX 7 Dec 2020£110,000 FlatLeasehold
84, Bruff Road IP2 8GX 17 Jul 2020£124,000 FlatLeasehold
122, Bruff Road IP2 8GW 1 Jun 2020£115,000 FlatLeasehold
62, Bruff Road IP2 8GX 22 May 2020£123,000 FlatLeasehold
51, Bruff Road IP2 8GS 24 Apr 2020£125,000 FlatLeasehold
83, Bruff Road IP2 8GS 11 Mar 2020£175,000 TerracedFreehold
49, Bruff Road IP2 8GS 6 Dec 2019£119,000 FlatLeasehold
66, Bruff Road IP2 8GX 2 Oct 2019£122,500 FlatLeasehold
61, Bruff Road IP2 8GS 13 Sep 2019£245,000 Semi-detachedFreehold
6, Bruff Road IP2 8GY 6 Aug 2019£120,000 FlatLeasehold
39, Bruff Road IP2 8GT 1 Mar 2019£225,000 TerracedFreehold
25, Bruff Road IP2 8GT 7 Dec 2018£190,000 Semi-detachedFreehold
122, Bruff Road IP2 8GW 3 Dec 2018£115,500 FlatLeasehold
29, Bruff Road IP2 8GT 19 Oct 2018£235,000 DetachedFreehold
63, Bruff Road IP2 8GS 31 Aug 2018£250,000 Semi-detachedFreehold
31, Bruff Road IP2 8GT 24 Aug 2018£243,000 TerracedFreehold
73, Bruff Road IP2 8GS 31 May 2018£178,000 Semi-detachedFreehold
62, Bruff Road IP2 8GX 24 May 2018£115,000 FlatLeasehold
50, Bruff Road IP2 8GX 8 May 2018£225,000 TerracedFreehold
12

Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.

Sale history: homes sold more than once

AddressSalesChange
26, Bruff Road £220,000 (Aug 2017) → £275,000 (Mar 2026) +25%
over 9 yrs
39, Bruff Road £216,000 (Mar 2016) → £225,000 (Mar 2019) → £260,000 (Sep 2024) → £275,000 (Sep 2025) +27%
over 9 yrs
8, Bruff Road £118,995 (Sep 2016) → £130,000 (Jun 2025) +9%
over 9 yrs
49, Bruff Road £119,000 (Dec 2019) → £125,000 (Jul 2023) +5%
over 4 yrs
64, Bruff Road £122,000 (Nov 2017) → £142,500 (Dec 2022) +17%
over 5 yrs
102, Bruff Road £122,000 (Aug 2017) → £128,000 (Dec 2022) +5%
over 5 yrs
6, Bruff Road £120,000 (Aug 2019) → £135,000 (Nov 2021) +13%
over 2 yrs
9, Bruff Road £215,000 (May 2017) → £240,000 (Feb 2021) +12%
over 4 yrs
122, Bruff Road £115,500 (Dec 2018) → £115,000 (Jun 2020) +-0%
over 1 yr
62, Bruff Road £115,000 (May 2018) → £123,000 (May 2020) +7%
over 2 yrs
90, Bruff Road £117,500 (Apr 2017) → £123,000 (Feb 2018) +5%
over under a year

Buying on Bruff Road?

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Crime and flood risk near Bruff Road

Crime

438 crimes were reported within about a mile of Bruff Road in August 2026.

Crime level compared with the rest of England (10 = lowest crime):

12345678910

Higher crime than about 50% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).

Violence & sexual offences196
Shoplifting47
Public order36
Other theft33
Criminal damage & arson30
Anti-social behaviour29

Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.

Flood risk

Bruff Road is in or near 6 Environment Agency flood areas:

  • The west bank of the tidal River Orwell along Wherstead Road, Ipswich Flood alert area
  • The west bank of the River Orwell through Ipswich Flood alert area
  • The tidal River Orwell at Cliff Quay industrial area in Ipswich Flood alert area
  • The east bank of the tidal River Orwell through Ipswich, from the wet dock to the Horseshoe Sluice Flood alert area
  • The tidal River Orwell estuary from Felixstowe to the Ipswich Tidal Barrier Flood alert area

Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.

Schools near Bruff Road

SchoolTypeAgesOfstedDistance
Hillside Primary School 402 pupils Primary 3–11 Requires improvement Report 0.2 mi
Stoke High School - Ormiston Academy 811 pupils Secondary 11–16 Good Report 0.3 mi
Halifax Primary School 409 pupils Primary 4–11 Report 0.5 mi
Redstone Hall School Other independent special school 7–16 Report 0.7 mi
Cliff Lane Primary School 446 pupils Primary 3–11 Good Report 0.7 mi
St Joseph's College 564 pupils Other independent school 2–19 Report 0.8 mi
Stone Lodge Academy 175 pupils Academy special sponsor led 5–16 Report 0.9 mi
St Mark's Catholic Primary School 202 pupils Primary Roman Catholic 5–11 Good Report 0.9 mi

Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.

Getting around and local GPs

Train stations

  • Ipswich station 0.5 mi · 10 min walk
  • Derby Road (Ipswich) station 1.3 mi · 25 min walk
  • Westerfield station 2.5 mi · 49 min walk

Nearest bus stops

  • Sinclair Drive (opp, Wherstead Road) 1 min walk
  • Webb Street (adj, Station Street) 1 min walk
  • Sinclair Drive (adj, Wherstead Road) 1 min walk
  • Brooklands (adj) 2 min walk

GP surgeries

  • Essex University Partnership Nhs Trust
    70-74 St. Helens Street, Ipswich · 0.8 mi
  • Dr Solway And Dr Roy Practice
    Orchard Street Health Ctr, Orchard Street, Ipswich · 0.9 mi
  • Orchard Medical Practice
    Orchard Street, Ipswich · 0.9 mi
  • Burlington Primary Care
    12-14 Burlington Road, Ipswich · 1.0 mi

Sources: Department for Transport (NaPTAN) and NHS England practice data. Walking times are estimates from straight-line distance.

Area profile

Deprivation

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This neighbourhood is in decile 5 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.

Income: decile 5 of 10 · Crime: decile 5 of 10.

Homes

HereEng & Wales
Owned62.3%62.5%
Private rented17.5%20.3%
Social rented20.1%17.1%
Households766

People

HereEng & Wales
Under 1516.5%17.4%
Aged 15–6464.6%64.1%
Aged 65+18.9%18.6%
Residents1,724

Broadband

HereUK
Superfast (30Mbit+)100%95%
Ultrafast (300Mbit+)100%80%
Gigabit-capable100%80%

Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.

Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.

Nearby streets in IP2

See all streets in Ipswich All streets in IP2