East Suffolk: the market in figures
East Suffolk has fallen in each of the last four readings of the series. Its £277,949 average sits 17.7% under the East of England (£337,848) yet 1.8% over the UK (£273,037); by rank it is 55th among 135 areas and 8th among 12 in its region. The latest annual move is a fall of 2.3%, while the East of England as a whole rose 0.2%. The turning point was 2022. From £217,416 in 2016, the average moved up to £296,430 in 2022 after gains of 5.8% in 2017, 5% in 2018, 5.2% (2021), then 13.9% (2022). Since then each year has been lower than the one before: down 1.7% in 2023, down 1.6% in 2024, down 0.7% in 2025 and down 2.3% in 2026. Even with that run, the total change from 2016 to 2026 is a rise of 27.8%, or £60,533.
Ranked from the lowest, the types read flats £140,565, terraced £206,275, semi-detached £265,470, detached £403,830. Across those two types the spread comes to £263,265, or 187.3%. For buyers on a first purchase the average is £227,188, which sits 18.3% under the whole-market figure. Before registry costs of £150, SDLT on a home bought at the area average comes to £3,897 for someone moving house (1.4% of the price), nothing if the buyer is new to the ladder, and £17,795 when the home is an additional property.
East Suffolk's 55th place is just above the middle of the national list, even though its own region ranks it 8th out of 12. Among the neighbours, Mid Suffolk sits 25 km from the centre and averages £317,979, 14.4% higher, and rose 5.3%. Babergh sits 42 km from the centre and averages £331,207, 19.2% higher. Ipswich sits 29 km from the centre and averages £226,175, which is 18.6% lower. Tendring (49 km), at £260,636, is 6.2% lower, and Breckland (58 km), at £266,835, is 4% lower. That market produced 3,660 sales, counted from June 2025 through May 2026.
Payotte, from the UK HPI and the calculator.
Property professionals in East Suffolk
One firm per trade, selected by Payotte on public data (1 of 5 trades filled in East Suffolk). Companies, never individuals, with a regulator or register you can check with the official body.
| Trade | Firm | Google rating | Reviews | Score /100 | Status | Listing |
|---|---|---|---|---|---|---|
| Estate agent | Vacant | — | — | — | — | — |
| Mortgage adviser | Vacant | — | — | — | — | — |
| Conveyancer | Attwells Solicitors | 5 | 21 | 71 | Selected | View |
| Surveyor | Vacant | — | — | — | — | — |
| Valuer | Vacant | — | — | — | — | — |
One firm per trade and per area, chosen on public data and scored out of 100 points — Google reviews (35), age of the company (30), checkable regulator or register (15), local anchoring (15), bonus (5). The ranking is never paid for. No firm can buy its place or its recommendation. How Payotte ranks firms
Calculate for East Suffolk
Frequently asked questions
What is the average house price in East Suffolk?
The average price of a home in East Suffolk was £277,949 in August 2026, -2.3% over twelve months (UK House Price Index).
Have house prices gone up in East Suffolk?
The average price in East Suffolk went from £217,416 in August 2016 to £277,949 in August 2026, a change of +27.8%; -2.3% over the last twelve months (UK House Price Index).
How much Stamp Duty Land Tax on an average-priced home in East Suffolk?
On £277,949, Stamp Duty Land Tax (SDLT) comes to £3,897 for a home mover, £0 for a first-time buyer and £17,795 for an additional property, at the rates in force in England.
How much tax when you sell a home in East Suffolk?
None on your main home if it was your only home, lived in for all the time you owned it, not let out and not used exclusively for business (Private Residence Relief). A second home or a buy-to-let pays Capital Gains Tax above the £3,000 allowance (2026 to 2027; rates in the calculator above). Bought at the average price in East Suffolk in August 2016 (£217,416) and sold at the August 2026 average (£277,949), the gain of £60,533 costs a higher rate taxpayer £13,808, before deducting the costs of buying, selling and improving. The tax is reported and paid within 60 days of completion (HMRC).
Is East Suffolk expensive?
East Suffolk ranks 55th of the 135 areas Payotte covers for the average price in August 2026, from £1,204,072 in Kensington and Chelsea to £133,782 in City of Aberdeen.
Prices by property type, August 2026
| Type | Average price | East of England |
|---|---|---|
| Detached | £403,830 | £521,437 |
| Semi-detached | £265,470 | £352,638 |
| Terraced | £206,275 | £289,236 |
| Flat or maisonette | £140,565 | £192,035 |
| All types | £277,949 | £337,848 |
| First-time buyers | £227,188 | £278,459 |
The UK HPI is a mix-adjusted average (a hedonic model), not the price of the homes sold in the month. Northern Ireland figures are quarterly.
The trend, August of each year
| Year | Average price | Change on the year before |
|---|---|---|
| 2016 | £217,416 | — |
| 2017 | £230,099 | +5.8% |
| 2018 | £241,586 | +5% |
| 2019 | £239,619 | -0.8% |
| 2020 | £247,357 | +3.2% |
| 2021 | £260,179 | +5.2% |
| 2022 | £296,430 | +13.9% |
| 2023 | £291,265 | -1.7% |
| 2024 | £286,712 | -1.6% |
| 2025 | £284,598 | -0.7% |
| 2026 | £277,949 | -2.3% |
Sources
- Prices and sales: UK House Price Index, file UK-HPI-full-file-2026-08.csv. Contains HM Land Registry data © Crown copyright and database right 2020. This data is licensed under the Open Government Licence v3.0.
- Purchase tax: rates and sources of the calculator (HMRC).
- Tax when you sell: Capital Gains Tax rates, Tax when you sell your home and Report and pay your Capital Gains Tax (GOV.UK, HMRC).