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.
- The average sold price in East Suffolk is £276,301 (HM Land Registry UK House Price Index).
- Prices across East Suffolk are down 1.0% on a year ago (UK House Price Index).
- Of the 6 schools within about 3 miles, 100% are rated Good or Outstanding, against 90% of state schools in England (Ofsted).
- The centre of IP13 is in flood zone 1 (low probability), on the Environment Agency flood map for planning.
- A Band D household in East Suffolk pays £2,335 in council tax for 2026-27, every precept included (MHCLG).
- Police recorded 1 crime within roughly a mile of the centre in August 2026, most commonly violent crime (Police.uk).
Figures gathered 11 October 2026, each from the source named in its section.
House prices
Average price in East Suffolk: £276,301, down 1.0% on a year ago (July 2026). The wider East of England average is £337,518.
Check sold prices for a specific address in IP13 →
See where IP13 ranks across East of England →
Council tax at Band D in East Suffolk: £2,335 a year (2026-27). Running costs by postcode: council tax, energy, tenure, and the estate charge no listing shows →
Compare IP13 with another district
Sold prices, the price trend, schools, flood zone, Band D council tax and crime for IP13 against any other district, each from the source the section below names.
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 | 24 Oct 2025 |
| 1 Watermill Cottages Mill Lane, IP13 7JS | Terraced | £290,000 | 19 Sep 2025 |
| 3 Watermill Cottages Mill Lane, IP13 7JS | Terraced | £313,750 | 3 Jan 2025 |
| 2 Abbey Cottages, IP13 7QY | Terraced | £185,000 | 24 Oct 2024 |
How to read this
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.
Source: HM Land Registry Price Paid Data
Schools nearby
6 schools within 3 miles , of which 100% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance | Admitted from |
|---|---|---|---|---|
| Easton Primary School | Primary | Good | 1.2 mi away | 1.88 mi 2026/27 |
| Charsfield Church of England Primary School | Primary | Good | 2.0 mi away | no figure |
| Framlingham Sir Robert Hitcham's Church of England Voluntary Aided Primary School | Primary | Good | 2.7 mi away | no figure |
| Wickham Market Primary School | Primary | Good | 2.8 mi away | no figure |
| Thomas Mills High School & Sixth Form | Secondary | Good | 3.0 mi away | 15.9 mi 2026/27 |
| Framlingham College | Secondary | Not rated | 3.0 mi away | no figure |
Schools in IP13 with a published admission distance
How far away the last child offered a place lived, as the council published it. Tightest first; each name opens the school's page and its postcode checker.
| School | Stage | Admitted from | Round |
|---|---|---|---|
| Bealings School | Primary | 0.91 mi | 2026/27 |
| Easton Primary School | Primary | 1.88 mi | 2026/27 |
| Thomas Mills High School & Sixth Form | Secondary | 15.9 mi | 2026/27 |
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.
How IP13 has changed since 2011
The biggest move: over-65s, up 9.6 points since 2011, with England's change beside each line.
How to read this
The census neighbourhood at the centre of IP13 (E01030154, 2,177 residents in 2021, up 1.5% on 2011) on the 2011 and 2021 censuses, with England's own change over the same decade for scale. Each line is a share of the neighbourhood's households or residents, so a growing area and a shrinking one compare fairly. The biggest move here: over-65s, up 9.6 points.
| Measure | 2011 | 2021 | Change | England |
|---|---|---|---|---|
| Households that own their home | 76.2% | 78.9% | +2.7 pts | -2.0 pts |
| Households renting privately | 12.1% | 12.7% | +0.6 pts | +3.7 pts |
| Households renting socially | 8.1% | 7.9% | -0.2 pts | -0.6 pts |
| Residents under 15 | 18.0% | 12.5% | -5.5 pts | -0.3 pts |
| Residents 65 and over | 20.7% | 30.3% | +9.6 pts | +2.1 pts |
| Adults with a degree or equivalent | 41.8% | 44.0% | +2.2 pts | +6.5 pts |
| Residents born outside the UK | 6.1% | 5.9% | -0.2 pts | +3.6 pts |
| Residents in good or very good health | 86.7% | 84.4% | -2.3 pts | +0.8 pts |
| Residents in a white ethnic group | 98.9% | 97.0% | -1.9 pts | -4.4 pts |
Office for National Statistics, Census 2011 and Census 2021, Open Government Licence. A district holds many neighbourhoods; the full report for an address shows the one it sits in.
Crime
1 crime recorded within roughly a mile of central IP13 in August 2026, 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.
Council tax and the council's finances
A Band D household in East Suffolk pays £2,335 for 2026-27, all precepts included, a rise of 5.1% on the year before against an England median rise of 4.8%. Every band for East Suffolk, and how it compares.
| Year | Band D bill | Rise |
|---|---|---|
| 2021-22 | £1,879 | +3.8% |
| 2022-23 | £1,939 | +3.2% |
| 2023-24 | £2,019 | +4.1% |
| 2024-25 | £2,118 | +4.9% |
| 2025-26 | £2,222 | +4.9% |
| 2026-27 | £2,335 | +5.1% |
No exceptional financial support from government since 2020-21 and no section 114 notice on record for East Suffolk, as at 7 Sep 2026.
How to read this
A home's own band is on its council tax bill, free to look up at gov.uk/council-tax-bands; the report shows every band's bill at the council beside the home's other checks.
Ministry of Housing, Communities and Local Government, live council tax tables (Band D, area averages) and the Exceptional Financial Support lists published each year; section 114 notices as published by the councils.
Source: MHCLG live council tax tables and Exceptional Financial Support lists
Common questions about IP13
What is the average house price in IP13?
The average sold price in East Suffolk is £276,301 as of July 2026, according to the UK House Price Index.
Are house prices rising in IP13?
Prices in East Suffolk are down 1.0% 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 August 2026, 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 August 2026, 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
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.