Land Registry puts the district average £3,882 below its April high, with annual growth down to 1.6% against Mid Suffolk's 5.8%. Only flats are falling.
The average West Suffolk home was worth £296,879 in June, according to the latest Land Registry figures. That is the second monthly fall in a row, and it leaves the district £3,882 below the £300,761 it reached in April.
The annual picture has changed faster still. In March, West Suffolk prices were 5.7% higher than a year earlier. By June that had dropped to 1.6% (UK House Price Index). Prices are still rising year on year. They are just rising much more slowly than they were in the spring.
Where that sits nationally
The index covers 295 local authority districts in England. West Suffolk’s 1.6% ranks 198th of them for annual growth, so nearly two thirds of English districts did better. Sixty-two districts fell outright over the year. West Suffolk was not one of them.
The district average is a little above the England figure of £293,262, and a long way below the East of England average of £338,707.
The neighbours are pulling away
The sharpest comparison is next door. Mid Suffolk and East Cambridgeshire both grew about four times faster than West Suffolk over the same 12 months:
| District | Average price | Annual change |
|---|---|---|
| East Cambridgeshire | £344,211 | +6.1% |
| Mid Suffolk | £320,276 | +5.8% |
| Babergh | £328,612 | +1.9% |
| West Suffolk | £296,879 | +1.6% |
| East Suffolk | £278,376 | +1.2% |
| Ipswich | £219,070 | -1.1% |
| Cambridge | £471,098 | -1.2% |
Suffolk as a county averaged £281,974 and 1.8%, so West Suffolk sat marginally behind its own county.
Flats are the only type falling
The type split is where the district’s slowdown shows most clearly. Every kind of home is worth more than a year ago except flats:
- Detached: £452,809, up 1.1%
- Semi-detached: £281,843, up 2.3%
- Terraced: £231,019, up 2.4%
- Flats: £146,457, down 0.6%
- First-time buyer average: £246,829, up 1.9%
The pattern is the opposite of the one people often expect. The cheaper end of the market held up better than the top: terraced and semi-detached homes rose more than twice as fast as detached ones.
Still short of the 2022 peak
West Suffolk’s average price peaked at £311,626 in November 2022. Nearly four years later the district is £14,747 below that, which is the fact worth holding on to when a monthly move of a few hundred pounds gets reported as a turning point.
Two things to be careful with
UKHPI is a mean average, not a median. It is pulled upward by expensive sales, so it sits well above the price of a typical home actually changing hands. Our Bury St Edmunds house prices page gives the town’s own median alongside this district figure, and the two are a long way apart.
Recent months get revised. When the May figure was first published it was £297,440. In this release it has been revised up to £298,805, a change of £1,365. April moved up £965 too. Any figure for the last two or three months should be read as provisional.
Sales volumes lag further still: the most recent month with a published count is April 2026, at 131 sales. That is down from 183 in March. Comparisons with spring 2025 are distorted by the stamp duty threshold change on 1 April 2025, which pulled sales forward: West Suffolk recorded 379 completions in March 2025 and 112 in April 2025.
What it means for you
- Selling: the district’s average has now given back most of its spring gain. Asking prices set against a March or April valuation are likely to be ahead of the market.
- Buying: the slowdown is concentrated at the top. Detached homes rose least over the year and flats fell, so there is more room to negotiate there than on a terrace.
- First-time buyers: the West Suffolk first-time buyer average is £246,829, about £50,000 below the overall district average.
- Either way, wait for the revision. The May figure moved by £1,365 between releases. A single month’s movement is not yet a trend.
The July 2026 figures are due from HM Land Registry next month.
Sources
- UK House Price Index, June 2026, HM Land Registry, for the West Suffolk average, the type and first-time buyer splits, the monthly and annual changes and the November 2022 peak.
- UK HPI full data file, June 2026 release, for the ranking against all 295 English districts and every comparator figure in this article.
- UK HPI full data file, May 2026 release, for the first-published May figure of £297,440, used to measure the revision.
Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.
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