Living in IP13, East Suffolk
What the open data says about house prices, schools, crime and flood risk around IP13 in East Suffolk. Built from the same sources as every property report on this site, not opinion or marketing copy.
House prices
Average price in East Suffolk: £278,376, up 1.2% on a year ago (2026-06). The wider East of England average is £338,707.
What actually sold around IP13
Only 4 home sales recorded on the streets around central IP13 in the last 2 years, too few to average meaningfully. Here they are in full instead. A district with very few residential sales is usually mostly commercial.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 2 WATERMILL COTTAGES MILL LANE, IP13 7JS | terraced | £355,000 | 2025-10-24 |
| 1 WATERMILL COTTAGES MILL LANE, IP13 7JS | terraced | £290,000 | 2025-09-19 |
| 3 WATERMILL COTTAGES MILL LANE, IP13 7JS | terraced | £313,750 | 2025-01-03 |
| 2 ABBEY COTTAGES, IP13 7QY | terraced | £185,000 | 2024-10-24 |
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Schools nearby
6 schools within 3 miles , of which 100% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance |
|---|---|---|---|
| Framlingham Sir Robert Hitcham's Church of England Voluntary Aided Primary School | Primary | Good | 2.7 mi |
| Thomas Mills High School & Sixth Form | Secondary | Good | 3.0 mi |
| Easton Primary School | Primary | Not rated | 1.2 mi |
| Charsfield Church of England Primary School | Primary | Not rated | 2.0 mi |
| Wickham Market Primary School | Primary | Not rated | 2.8 mi |
| Framlingham College | Secondary | Not rated | 3.0 mi |
4 state primary and 1 state secondary schools within range, plus 1 fee-paying school.
Private schools
1 fee-paying school within 3 miles: Framlingham College.
All 1 fee-paying schools near IP13, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Managers, directors and senior officials | 22.5% |
| Professional occupations | 22.4% |
| Associate professional and technical | 13.3% |
| Skilled trades | 11.6% |
| Administrative and secretarial | 8.2% |
Source: ONS Census 2021, table TS063, for this district's small area.
Crime
1 crime recorded within roughly a mile of central IP13 in 2026-06, most commonly violent crime.
Flood risk
Zone 1 (low probability). This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 5 of 10 on the Index of Multiple Deprivation (moderately deprived ), based on East Suffolk's figures.
Common questions about IP13
What is the average house price in IP13?
The average sold price in East Suffolk is £278,376 as of 2026-06, according to the UK House Price Index.
Are house prices rising in IP13?
Prices in East Suffolk are up 1.2% on a year ago (UK House Price Index).
Are the schools good in IP13?
6 schools sit within 3 miles of central IP13, and 100% are rated Outstanding or Good by Ofsted.
How much crime is there in IP13?
1 crimes were recorded within roughly a mile of central IP13 in 2026-06, most commonly violent crime (Police.uk).
Is IP13 at risk of flooding?
Central IP13 sits in Zone 1 (low probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is IP13 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 100% of nearby schools are rated Outstanding or Good by Ofsted; the area sits in decile 5 of 10 on the Index of Multiple Deprivation; 1 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is IP13 safe?
1 crimes were recorded within roughly a mile of central IP13 in 2026-06, according to Police.uk. The most common category was violent crime. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Weighing two up? IP13 or IP12, IP13 or IP17, IP13 or IP5.
Want the full picture for a specific property?
This page covers IP13 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.