Ipswich Market Report

Yield Range

3.9-5.1%

Active Deals

Outlook

Cautious

Ipswich commercial real estate market shows resilience in industrial sector with rising prime rents approaching £12/sq ft, while office and retail face higher vacancies amid remote work and economic pressures. Regeneration efforts and Freeport East designation support growth.Fenn Wright, TSP Legal

Yields & Returns

Residential yields 3.9-5.1%; commercial data limited, regional industrial ~5.25%.Property Investments UK, Innes England

Vacancy & Supply

Vacancy Rates

Retail Central Shopping Area 19% (2025), Primary Zone 22.9%; regional industrial/logistics 5.71%; offices/retail higher.Ipswich.gov CSA Report, TSP Legal

Supply Pipeline

Constrained industrial supply; Ipswich Garden Suburb local centre Q2 2026; regional logistics hubs.Fenn Wright, Property Investments UK

Competitor Activity

Waterfront House office sold for conversion to visitors’ centre; 12 Museum Street office to Community Diagnostic Centre; Buttermarket Shopping Centre offered at £10m.Fenn Wright, BBC

Firm	Activity	Asset	Detail	Value
Various	Transaction	Commercial	Waterfront House office sold for conversion to visitors’ centre	N/A
Various	Transaction	Commercial	12 Museum Street office to Community Diagnostic Centre	N/A
Various	Transaction	Commercial	Buttermarket Shopping Centre offered at £10m.Fenn Wright, BBC	£10

Demand Drivers

Logistics from Sizewell C, Freeport East green-tech, regeneration projects, strong employment (80-86%).TSP Legal, London Loves Business

Rental Market

Industrial rents ~£12/sq ft Ipswich (up), office £20/sq ft; residential +9% YoY.Fenn Wright, LEA

Employment & Economy

Employment rate 80.4-85.9%, unemployment 3.8-4.2%; sectors: logistics 6.9%, finance 5.6%; East of England fast GVA growth.Centre for Cities, Ipswich.co.uk

Migration & Demographics

Population ~140k (2024), +4.7% 2011-2021; modest growth, young median age 38.Property Investments UK, LandTech

Transport & Connectivity

1hr+ from London Liverpool St, A12/A14 access, Port of Felixstowe nearby.Property Investments UK

Key Risks

Retail decline, office conversions to residential, MEES compliance costs, inflation, interest rates.Scrutton Bland

Outlook 12–24 Months

Healthy growth in logistics/industrial due to low vacancy, Sizewell C; mixed-use regeneration; cautious on office/retail with conversions; overall positive for East Anglia 2026.TSP Legal, CBRE

Sources

Fenn Wright 2025 ↗Ipswich CSA Report ↗TSP Legal ↗Property Investments UK ↗Fenn Wright Deals ↗BBC Buttermarket ↗Centre for Cities ↗