Local authority · data to August 2026
House prices in West Suffolk
Homes in West Suffolk sold for an average £295,860, down 0.5% on a year ago. That is more than in 55% of UK councils. Over the last six months prices moved at 0.0% a year, about the same as the −0.2% a year of the past two years.
- Average sale price
- £295,860
- Change in a year
- −0.5%
- −3.9% after inflation
- Pricier than
- 55%
- of UK councils
West Suffolk: +8.0% in 5 years
Average sale price per home, £, monthly, with the next 12 months' expected path
- West Suffolk
- East of England
- United Kingdom
- Expected path
- 80% range
Show the numbers
| Month | West Suffolk | East of England | United Kingdom |
|---|---|---|---|
| Aug 2027 · Expected path | £295,991 (£275,495–£316,488) | £339,240 | £280,154 |
| Jul 2027 · Expected path | £295,980 (£276,518–£315,442) | £339,124 | £279,560 |
| Jun 2027 · Expected path | £295,969 (£277,569–£314,370) | £339,008 | £278,967 |
| May 2027 · Expected path | £295,958 (£278,651–£313,266) | £338,892 | £278,374 |
| Apr 2027 · Expected path | £295,947 (£279,771–£312,124) | £338,776 | £277,781 |
| Mar 2027 · Expected path | £295,936 (£280,939–£310,934) | £338,660 | £277,188 |
| Feb 2027 · Expected path | £295,926 (£282,165–£309,686) | £338,544 | £276,595 |
| Jan 2027 · Expected path | £295,915 (£283,468–£308,361) | £338,428 | £276,002 |
| Dec 2026 · Expected path | £295,904 (£284,875–£306,932) | £338,312 | £275,409 |
| Nov 2026 · Expected path | £295,893 (£286,432–£305,353) | £338,196 | £274,816 |
| Oct 2026 · Expected path | £295,882 (£288,232–£303,531) | £338,080 | £274,223 |
| Sep 2026 · Expected path | £295,871 (£290,515–£301,227) | £337,964 | £273,630 |
| Aug 2026 | £295,860 | £337,848 | £273,037 |
| Jul 2026 | £294,197 | £337,008 | £272,146 |
| Jun 2026 | £294,874 | £335,623 | £270,690 |
| May 2026 | £296,747 | £338,870 | £272,221 |
| Apr 2026 | £299,957 | £337,236 | £270,966 |
| Mar 2026 | £299,918 | £335,209 | £268,631 |
| Feb 2026 | £295,915 | £337,474 | £269,423 |
| Jan 2026 | £292,914 | £335,768 | £268,814 |
| Dec 2025 | £293,449 | £334,758 | £268,002 |
| Nov 2025 | £293,989 | £335,784 | £270,472 |
| Oct 2025 | £297,444 | £336,725 | £269,819 |
| Sep 2025 | £296,588 | £336,148 | £269,556 |
| Aug 2025 | £297,453 | £337,127 | £270,575 |
| Jul 2025 | £294,063 | £335,978 | £268,843 |
| Jun 2025 | £292,082 | £335,091 | £266,796 |
| May 2025 | £290,714 | £330,647 | £264,078 |
| Apr 2025 | £285,855 | £323,863 | £260,162 |
| Mar 2025 | £283,766 | £336,733 | £268,019 |
| Feb 2025 | £284,955 | £331,922 | £264,771 |
| Jan 2025 | £289,860 | £332,546 | £264,936 |
| Dec 2024 | £294,804 | £332,966 | £263,991 |
| Nov 2024 | £294,953 | £332,235 | £264,515 |
| Oct 2024 | £296,993 | £333,824 | £265,252 |
| Sep 2024 | £296,437 | £333,803 | £264,750 |
| Aug 2024 | £297,118 | £332,456 | £265,085 |
| Jul 2024 | £293,582 | £330,577 | £262,479 |
| Jun 2024 | £296,228 | £325,834 | £259,585 |
| May 2024 | £296,216 | £326,196 | £258,565 |
| Apr 2024 | £299,216 | £325,736 | £256,478 |
| Mar 2024 | £297,288 | £322,950 | £255,082 |
| Feb 2024 | £297,105 | £324,976 | £254,633 |
| Jan 2024 | £298,030 | £328,802 | £255,972 |
| Dec 2023 | £296,975 | £326,075 | £256,177 |
| Nov 2023 | £298,470 | £329,462 | £258,368 |
| Oct 2023 | £298,537 | £331,860 | £260,129 |
| Sep 2023 | £296,497 | £334,941 | £261,318 |
| Aug 2023 | £297,209 | £335,770 | £262,602 |
| Jul 2023 | £293,041 | £336,474 | £261,182 |
| Jun 2023 | £295,031 | £332,033 | £258,275 |
| May 2023 | £291,800 | £330,394 | £257,330 |
| Apr 2023 | £298,986 | £331,572 | £256,479 |
| Mar 2023 | £298,922 | £335,589 | £255,885 |
| Feb 2023 | £304,132 | £340,888 | £258,788 |
| Jan 2023 | £305,891 | £340,655 | £260,941 |
| Dec 2022 | £308,264 | £342,442 | £263,190 |
| Nov 2022 | £311,626 | £345,454 | £265,299 |
| Oct 2022 | £309,483 | £344,144 | £265,693 |
| Sep 2022 | £309,697 | £344,762 | £265,727 |
| Aug 2022 | £302,611 | £344,145 | £265,124 |
| Jul 2022 | £298,104 | £340,723 | £262,904 |
| Jun 2022 | £292,680 | £335,070 | £258,118 |
| May 2022 | £291,676 | £332,450 | £255,040 |
| Apr 2022 | £287,471 | £328,825 | £252,167 |
| Mar 2022 | £290,552 | £325,283 | £249,232 |
| Feb 2022 | £289,299 | £326,141 | £248,309 |
| Jan 2022 | £289,632 | £322,537 | £248,031 |
| Dec 2021 | £285,822 | £319,855 | £245,189 |
| Nov 2021 | £283,222 | £319,183 | £243,930 |
| Oct 2021 | £279,798 | £312,253 | £239,236 |
| Sep 2021 | £273,830 | £316,815 | £245,371 |
Reports for West Suffolk
Each report opens the full series and the assumptions behind these figures.
Sale prices have an 80% chance of landing between £275,495 and £316,488 by August 2027.
- Expected, August 2027
- £295,991
- Chance of a rise
- 50%
At the average sale price, a home costs £295,860. With 10% down and a 30-year mortgage, the payment is £1,365 a month. The UK sets no cap on the payment; no more than 15% of new mortgages may lend over 4.5 times income.
- Payment, two incomes
- 21%
- Payment, one income
- 41%
Renting the average home costs less each month than owning it. Owning counts interest, running costs and the return the deposit could earn, at the average sale price; rent is the average of all private tenancies. Repaying the loan is saving, so it is left out.
- Rent per month
- £1,188
- Owning per month
- £1,393
9.4% more homes were started in the last 12 months than in an average year of the past decade.
- Started, 12 months
- 600
- Per 1,000 residents
- 3.2
Figures for United Kingdom: West Suffolk has no reliable figures of its own.
Buyers living abroad bought 1.8% of the homes sold here in the four quarters to Q1 2025.
- Bought by buyers abroad, 12 months
- 1.8%
Sale prices have fallen by 3% or more 9 times since 1995. The deepest began in October 2007.
- Deepest fall
- −22.2%
- Recovery from the low
- 61 months
In 2025 the population grew by 929 while 700 homes were finished: 1.3 new residents for every new home.
- New residents per new home, 2025
- 1.3
- Population change, 2025
- +929
3.3% of the 81,623 homes counted in the 2021 census had nobody usually living in them.
- Empty, 2021 census
- 3.3%
- Empty homes
- 2,720
In 2025, 6% of the homes added came from existing buildings rather than new ones.
- Homes from existing buildings, 2025
- 6%
Other councils in East of England
Average price
- £400,000 and over
- £300,000 to £400,000
- £250,000 to £300,000
- £200,000 to £250,000
- £150,000 to £200,000
- Under £150,000
- No published price
| Local authority | Average price | In a year |
|---|---|---|
| St Albans | £655,974 | +3.2% |
| Three Rivers | £590,232 | +0.9% |
| Hertsmere | £553,008 | +1.5% |
| Epping Forest | £530,653 | −0.3% |
| Brentwood | £522,672 | +0.3% |
| Cambridge | £470,360 | −2.2% |
| Uttlesford | £468,166 | +0.1% |
| East Hertfordshire | £455,973 | +1.9% |
| Dacorum | £450,935 | +0.1% |
| Welwyn Hatfield | £446,043 | +0.7% |
| South Cambridgeshire | £441,410 | +0.2% |
| North Hertfordshire | £422,835 | +3.1% |
| Broxbourne | £414,692 | +2.3% |
| Watford | £408,659 | −0.4% |
| Rochford | £405,340 | +0.5% |
| Maldon | £393,909 | +1.3% |
| Chelmsford | £376,682 | −2.4% |
| Basildon | £366,218 | +0.4% |
| Castle Point | £357,241 | −4.0% |
| Central Bedfordshire | £355,263 | +0.1% |
| East Cambridgeshire | £340,059 | +2.0% |
| Babergh | £331,207 | +0.9% |
| Bedford | £330,462 | +1.1% |
| Braintree | £330,089 | +1.6% |
| Southend-on-Sea | £326,132 | 0.0% |
| Thurrock | £319,969 | −1.4% |
| Mid Suffolk | £317,979 | +5.3% |
| Harlow | £317,453 | +4.3% |
| Broadland | £313,806 | +2.8% |
| Stevenage | £309,123 | −2.1% |
| South Norfolk | £307,735 | −0.2% |
| Huntingdonshire | £306,954 | +1.1% |
| West Suffolk | £295,860 | −0.5% |
| Colchester | £294,210 | −1.4% |
| North Norfolk | £286,315 | −4.4% |
| Luton | £285,800 | +0.1% |
| East Suffolk | £277,949 | −2.3% |
| Breckland | £266,835 | −0.3% |
| King's Lynn and West Norfolk | £266,248 | +2.6% |
| Tendring | £260,636 | −1.2% |
| Peterborough | £231,634 | −1.3% |
| Norwich | £227,535 | −2.0% |
| Ipswich | £226,175 | +2.4% |
| Fenland | £224,770 | +2.9% |
| Great Yarmouth | £204,630 | −1.6% |