House Prices in East Suffolk
Latest data point:
As of November 2025, the average house price in East Suffolk costs £287,998. Over the last 12 months, prices have risen 0.1% in pounds - the number most headlines stop at. But that headline doesn’t tell you whether houses actually became more expensive in everyday terms, or whether the pound simply bought less along the way.
To see the difference, Bread Index looks at the same houses through a simple real-world lens. When prices are measured against everyday costs, the story in East Suffolk changes: over the same period, values in bread terms fell 1.8%.
This page shows how house prices in East Suffolk have changed over time in both pounds and bread. That gap between the £ view and the bread view is inflation at work - and it explains why housing can feel less affordable even when charts say prices are “up”.
Private Rents in East Suffolk
Average monthly rents in East Suffolk, shown in GBP and bread-adjusted terms.
House Prices vs Rents in East Suffolk
Compare how house prices and rents in East Suffolk have moved alongside each other in the same units.
Average House Price in East Suffolk
Over the last 20 years, average prices in East Suffolk are up 78.6% in pounds. In bread-adjusted terms they are down 5.4%.
Long-term change in pounds
- 5 years: +10.2%
- 10 years: +38.5%
- 20 years: +78.6%
Long-term change in bread terms
- 5 years: -18.3%
- 10 years: -1.2%
- 20 years: -5.4%
- Prices are up in pounds, but flat or down in bread terms. That means most of the rise comes from the pound buying less, not from homes becoming more expensive in everyday terms.
- The headline £ change is about 84.0 points higher than the bread change. That difference is inflation's share of the move.
- In plain terms: the £ number answers “what does it cost today?”, while the bread number answers “how big is that cost compared with everyday prices in that year?”.
What the Bread View Adds
House Prices in East Suffolk Over Time
From 1995 to 2025, the East Suffolk housing market went through clear phases.
Measured in loaves of bread:
- Highest point: 262,480 🍞 (November 2021)
- Lowest point: 89,947 🍞 (March 1996)
- Sharpest fall: 2008 (-34.8%)
- Strongest rise: 2003 (+29.4%)
If the £ line and the 🍞 line diverge, that's not an error. It's the difference between headline prices and lived costs.
How to Use This Page
This page won't tell you where prices are going next.
It will help you:
- compare different years on a like-for-like basis
- understand whether past "growth" was real or inflation-led
- spot differences between property types that £ alone can hide
It's a reality check, not a forecast.
Methodology & Data Sources
- House prices: UK House Price Index (ONS / Land Registry)
- Bread prices: UK consumer price data (average loaf proxy)
- Calculation: house price divided by bread price
- Updates: monthly, as new data is released
Bread is a proxy. It's not perfect, but it tracks everyday costs closely enough to be useful.
Frequently Asked Questions
What is the average house price in East Suffolk?
The current average price is £287,998, updated .
What is the average house price in East Suffolk in real terms?
In bread‑adjusted terms, the average is 203,388 loaves of bread. This shows the same houses viewed through everyday cost pressure.
How have house prices changed in East Suffolk over the last 12 months?
Headline prices changed by -1.8% in bread terms over the last year. This compares everyday affordability rather than just £ prices.
Are house prices in East Suffolk rising or falling?
In pounds, prices have remained stable. In bread terms, the trend is stable. The difference comes from changes in everyday prices.
How does East Suffolk compare with the UK average?
Over the last year, East Suffolk is 0.5% below UK when compared with the UK average in bread‑adjusted terms.
Is this inflation-adjusted house price data?
Not in the traditional sense. The bread view uses a real-world cost proxy instead of a formal inflation index.
What was the highest and lowest real‑terms price in East Suffolk?
The peak was 262,480 loaves (November 2021), and the low was 89,947 loaves (March 1996), based on the available series.
Why use bread?
Because it's familiar, widely bought, and reflects everyday price pressure better than abstract percentages.
If you've ever felt like house price charts didn't line up with how expensive life actually felt at the time, this page is meant to test that feeling against the data.
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