The middle Woodbridge home sold for £360,000 last year, against £228,250 in Leiston and £525,000 in Aldeburgh. Land Registry sales, town by town.

The middle home sale in Woodbridge over the last twelve months was £360,000. Twelve miles up the coast in Aldeburgh it was £525,000. Ten miles the other way, in Leiston, it was £228,250. Those three numbers, all from the same stretch of Suffolk and the same twelve months, are the most useful thing anyone can tell you about buying here.

Everything below comes from completed sales recorded by HM Land Registry, pulled for the twelve months to 30 June 2026 across the IP11 to IP18 postcode districts and matched to a civil parish through each full postcode. Parish matters more than usual on this coast, because the district figure you will be shown covers Lowestoft as well. Asking prices are not used anywhere on this page.

What homes sold for, town by town

Median home sale price by parish on the Suffolk coast Horizontal bar chart of median completed home sale prices by civil parish, July 2025 to June 2026. Aldeburgh is highest at £525,000 from 47 sales, then Southwold at £490,000 from 27 sales, Woodbridge at £360,000 from 150 sales, Melton at £340,000 from 73 sales, Saxmundham at £320,000 from 82 sales, Reydon at £310,000 from 36 sales, Framlingham at £300,000 from 69 sales, Trimley St Martin at £295,000 from 25 sales, Rendlesham at £290,000 from 51 sales, Wickham Market at £290,000 from 39 sales, Felixstowe at £280,000 from 336 sales, Trimley St Mary at £270,000 from 53 sales and Leiston lowest at £228,250 from 88 sales. The seaside towns cost roughly twice what the working towns cost Median price of completed home sales by civil parish, 1 July 2025 to 30 June 2026. Parishes with at least 25 sales. Source: HM Land Registry Price Paid data. Aldeburgh£525,000 (47) Southwold£490,000 (27) Woodbridge£360,000 (150 sales) Melton£340,000 (73) Saxmundham£320,000 (82) Reydon (by Southwold)£310,000 (36) Framlingham£300,000 (69) Trimley St Martin£295,000 (25) Rendlesham£290,000 (51) Wickham Market£290,000 (39) Felixstowe£280,000 (336 sales) Trimley St Mary£270,000 (53) Leiston£228,250 (88) Felixstowe alone accounts for 336 of the 1,437 home sales in this data, and Woodbridge another 150. Parishes with fewer than 25 sales swing on one house and are left off this chart.
Aldeburgh and Leiston are ten miles apart on the same coast road. The gap between their median sale prices is £296,750.

Two patterns run through the whole table.

The first is that the sea sets the price, not the size of the town. Aldeburgh at £525,000 has 47 sales a year. Southwold at £490,000 has 27. Neither is a place with a large working population; both are places people buy into. Reydon, the ordinary village immediately behind Southwold, drops to £310,000, and that £180,000 gap is essentially the price of a Southwold address.

The second is that the biggest market here is also one of the cheapest. Felixstowe recorded 336 home sales in twelve months, more than twice Woodbridge and nearly four times Aldeburgh, at a median of £280,000. It is the only place on this coast with a normal, deep, working housing market, and it is priced like one.

Leiston, at £228,250, is the cheapest place of any size in this data. It is also the town nearest the Sizewell C construction site, which is now the largest employer of construction labour in Suffolk. What that does to prices over the next decade is the open question on this coast.

Woodbridge by property type

Within Woodbridge parish, the spread by type is unusually wide for a town of its size. These are medians for the same twelve months:

  • Detached: £522,500 (52 sales). Higher than the median detached price in every other town in this data except Aldeburgh.
  • Semi-detached: £340,000 (27 sales).
  • Terraced: £318,000 (43 sales). The streets running back from the Thoroughfare and down towards the river.
  • Flats and maisonettes: £172,500 (28 sales). The only rung under £200,000 in the town.

Compare that with Felixstowe, where detached is £403,000 (111 sales), semis £273,000 (97), terraces £243,750 (80) and flats £165,000 (48). A Woodbridge terrace costs £74,250 more than a Felixstowe terrace, but the flats are within £7,500 of each other. If you are buying your first property, the difference between the two towns is much smaller than the headline medians suggest.

Aldeburgh’s numbers come from a small base and should be read carefully: detached £787,500 from 25 sales, semis £400,000 from 9, terraces £311,500 from 10, flats £415,000 from 3.

Why the council figure is not your figure

Search for house prices here and you will be shown £279,914, the average for the whole East Suffolk council area in May 2026, up 2.1% on the year, from the UK House Price Index. That number is correct and locally misleading.

East Suffolk was created in 2019 by merging Suffolk Coastal with Waveney. Waveney is Lowestoft, Beccles and Bungay, forty miles north of Woodbridge, and Lowestoft is among the more deprived towns in the East of England. The council average blends it with Aldeburgh and Southwold. Our own coastal-only figure, taking every East Suffolk home sale in the IP11 to IP18 postcodes, gives a median of £316,000, some £36,000 above the district-wide average.

For direction of travel the index is still the best guide. Across East Suffolk, detached homes averaged £407,994 in May 2026, semis £267,390, terraces £206,627 and flats £141,466. Detached prices rose 2.0% on the year, semis 2.9% and terraces 2.3%, while flats and maisonettes fell 1.8%. Suffolk as a whole averaged £282,134, up 1.8%, and England £292,095, up 2.3%. This is a market moving slightly slower than the country.

First-time buyers

The UK House Price Index puts the average first-time-buyer purchase across East Suffolk at £228,596, up 2.2% on the year. On the ground that buys you one of three things: a flat almost anywhere (£141,466 on the district average, £165,000 in Felixstowe, £172,500 in Woodbridge), a terrace in Leiston (£185,000) or a terrace in Felixstowe (£243,750) if you stretch.

What it does not buy is anything in Aldeburgh, Southwold or Orford. The cheapest recorded home sale in Aldeburgh parish in the whole twelve months was well above the district first-time-buyer average, and only three flats changed hands there all year.

How to read these numbers carefully

  • Parish, not postcode. Every sale was matched to a civil parish through its full postcode. Of the 1,437 home sales in the seven postcode districts we pulled, 39 were not in East Suffolk at all: all of them in Mid Suffolk, dragged in by IP13, which straddles the boundary around Laxfield and Stradbroke. A raw postcode-district table would have counted every one of them as local.
  • Small parishes swing. Ufford’s £410,000 comes from 15 sales, Kelsale cum Carlton’s £435,000 from 15, Martlesham’s £471,250 from 14. One large house moves them, which is why the chart above shows only parishes with at least 25.
  • The last two months are under-counted. Sales take weeks to reach the register, so the most recent window always looks thinner than it will once complete.
  • Outliers are real but rare. The highest home sales in this data were £3,200,000 and £3,170,000, both detached houses in Aldeburgh, then £3,000,000 in Orford and £2,675,000 back in Aldeburgh. The cheapest was a £62,000 flat in Felixstowe. Neither end tells you what an ordinary home costs.
  • Commercial sales are excluded. Only detached, semi-detached, terraced and flat or maisonette transactions are counted. Sixty “other” transactions were dropped, including one at £3,083,900.

Where these figures come from

Sale-by-sale prices are HM Land Registry Price Paid records for the twelve months to 30 June 2026, covering the IP11, IP12, IP13, IP15, IP16, IP17 and IP18 postcode districts, with every full postcode matched to a district and parish through the postcodes.io lookup. All 1,497 transactions matched on the first pass, with none left unclassified. The district-level averages and annual changes are from the UK House Price Index for East Suffolk, area code E07000244, latest month May 2026.

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