Living in IP28, West Suffolk
What the open data says about house prices, schools, crime and flood risk around IP28 in West Suffolk. Built from the same sources as every property report on this site, not opinion or marketing copy.
- Homes on the streets around central IP28 sold at a median of £262,000 across 29 recorded sales, below the England average of £290,000 (HM Land Registry).
- Prices across West Suffolk are up 0.3% on a year ago (UK House Price Index).
- Of the 7 schools within about 3 miles, 83% are rated Good or Outstanding, against 90% of state schools in England (Ofsted).
- The centre of IP28 is in flood zone 1 (low probability), on the Environment Agency flood map for planning.
- A Band D household in West Suffolk pays £2,351 in council tax for 2026-27, every precept included (MHCLG).
- Police recorded 11 crimes within roughly a mile of the centre in August 2026, most commonly other theft (Police.uk).
Figures gathered 10 October 2026, each from the source named in its section.
House prices
Average price in West Suffolk: £294,810, up 0.3% on a year ago (July 2026). The wider East of England average is £337,518.
Check sold prices for a specific address in IP28 →
See where IP28 ranks across East of England →
Council tax at Band D in West Suffolk: £2,351 a year (2026-27). Running costs by postcode: council tax, energy, tenure, and the estate charge no listing shows →
Compare IP28 with another district
Sold prices, the price trend, schools, flood zone, Band D council tax and crime for IP28 against any other district, each from the source the section below names.
What actually sold around IP28
29 recorded home sales on the streets around central IP28 in the last 2 years, with a median of £262,000 and a range from £82,500 to £760,000. Mostly semi-detached houses.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 7 Grange Lane, IP28 6BA | Semi-detached | £260,000 | 31 Jul 2026 |
| 14 Church Lane Close, IP28 6AX | Semi-detached | £250,000 | 24 Jul 2026 |
| 6 Mildenhall Road, IP28 6BD | Semi-detached | £370,000 | 29 Jun 2026 |
| 18 Church Lane Close, IP28 6AX | Semi-detached | £225,000 | 10 Jun 2026 |
| 40 Church Lane, IP28 6AY | Semi-detached | £299,000 | 1 May 2026 |
| 29 Church Meadow, IP28 6AR | Detached | £307,000 | 28 Apr 2026 |
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
7 schools within 3 miles , of which 83% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance | Admitted from |
|---|---|---|---|---|
| Mildenhall College Academy | Secondary | Good | 0.5 mi away | no figure |
| Great Heath Academy | Primary | Good | 1.3 mi away | no figure |
| The Pines Primary School | Primary | Good | 1.9 mi away | 0.62 mi 2026/27 |
| St Christopher's CEVCP School | Primary | Good | 2.4 mi away | no figure |
| Beck Row Primary Academy | Primary | Good | 2.8 mi away | no figure |
| St Mary's Church of England Academy | Primary | Requires improvement | 1.1 mi away | no figure |
Schools in IP28 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 |
|---|---|---|---|
| The Pines Primary School | Primary | 0.62 mi | 2026/27 |
5 state primary and 1 state secondary schools within range, and no fee-paying schools.
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 | 17.5% |
| Professional occupations | 17.1% |
| Associate professional and technical | 14.9% |
| Skilled trades | 12.8% |
| Administrative and secretarial | 10.6% |
Source: ONS Census 2021, table TS063, for this district's small area.
How IP28 has changed since 2011
The biggest move: degree-level adults, up 7.2 points since 2011, with England's change beside each line.
How to read this
The census neighbourhood at the centre of IP28 (E01029945, 2,332 residents in 2021, up 21.3% 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: degree-level adults, up 7.2 points.
| Measure | 2011 | 2021 | Change | England |
|---|---|---|---|---|
| Households that own their home | 67.2% | 71.0% | +3.8 pts | -2.0 pts |
| Households renting privately | 19.5% | 16.3% | -3.2 pts | +3.7 pts |
| Households renting socially | 10.4% | 10.7% | +0.3 pts | -0.6 pts |
| Residents under 15 | 17.0% | 16.2% | -0.8 pts | -0.3 pts |
| Residents 65 and over | 18.2% | 20.4% | +2.2 pts | +2.1 pts |
| Adults with a degree or equivalent | 26.3% | 33.5% | +7.2 pts | +6.5 pts |
| Residents born outside the UK | 19.7% | 18.3% | -1.4 pts | +3.6 pts |
| Residents in good or very good health | 84.6% | 86.2% | +1.6 pts | +0.8 pts |
| Residents in a white ethnic group | 93.1% | 91.3% | -1.8 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
11 crimes recorded within roughly a mile of central IP28 in August 2026, most commonly other theft.
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 7 of 10 on the Index of Multiple Deprivation (moderately deprived ), based on West Suffolk's figures.
Buses from the centre of IP28
Best-served stop: The Bell, with 0.1 buses an hour on weekday daytimes.
Evenings, Sundays and routes
The best-served stop within 800 m of the centre of IP28 is The Bell: 0.1 buses an hour on a weekday daytime, 0.0 in the evening and 0.0 on Sunday daytime; first bus 16:32, last 16:32. Routes there: 955. 5 stops with a scheduled service within that distance.
Departures a passenger can board, from the timetables operators publish to the Department for Transport's Bus Open Data Service, for Tuesday 8 Sep 2026 and Sunday 13 Sep 2026. Scheduled, not observed. Two stops on opposite sides of a road are two stops. The full report does this for the stops within 500 m of an address.
Source: operators' timetables on the Bus Open Data Service (Department for Transport)
GP practices and A&E
1 GP practice within 3.0 km of the centre of IP28. The nearest, Market Cross Surgery, has 12,887 registered patients and 1,421 patients per fully qualified GP, against an England median of 2,186.
| Practice | From the centre | Patients | Per qualified GP |
|---|---|---|---|
| Market Cross Surgery | 0.9 mi | 12,887 | 1,421 |
Nearest A&E: Norfolk and Norwich University Hospitals NHS Foundation Trust, where 72.1% of type 1 attendances were seen within four hours in July 2026; then East Suffolk and North Essex NHS Foundation Trust at 58.1%.
How to read this
NHS England: patients registered at a GP practice (1 Aug 2026), the general practice workforce (July 2026), and A&E attendances by provider, monthly. Fully qualified GPs exclude trainees. Practices are matched by postcode.
Source: NHS England, monthly releases
Council tax and the council's finances
A Band D household in West Suffolk pays £2,351 for 2026-27, all precepts included, a rise of 4.8% on the year before against an England median rise of 4.8%. Every band for West Suffolk, and how it compares.
| Year | Band D bill | Rise |
|---|---|---|
| 2021-22 | £1,896 | +4.1% |
| 2022-23 | £1,956 | +3.2% |
| 2023-24 | £2,042 | +4.4% |
| 2024-25 | £2,140 | +4.8% |
| 2025-26 | £2,243 | +4.8% |
| 2026-27 | £2,351 | +4.8% |
No exceptional financial support from government since 2020-21 and no section 114 notice on record for West 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 IP28
What is the average house price in IP28?
The average sold price in West Suffolk is £294,810 as of July 2026, according to the UK House Price Index.
Are house prices rising in IP28?
Prices in West Suffolk are up 0.3% on a year ago (UK House Price Index).
What do houses actually sell for in IP28?
The median of 29 recorded sales around central IP28 in the last 2 years is £262,000, ranging from £82,500 to £760,000 (HM Land Registry Price Paid Data).
Are the schools good in IP28?
7 schools sit within 3 miles of central IP28, and 83% are rated Outstanding or Good by Ofsted.
How much crime is there in IP28?
11 crimes were recorded within roughly a mile of central IP28 in August 2026, most commonly other theft (Police.uk).
Is IP28 at risk of flooding?
Central IP28 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 IP28 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 83% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £262,000; the area sits in decile 7 of 10 on the Index of Multiple Deprivation; 11 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is IP28 safe?
11 crimes were recorded within roughly a mile of central IP28 in August 2026, according to Police.uk. The most common category was other theft. 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 IP28 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.