Living in IP9, Babergh
What the open data says about house prices, schools, crime and flood risk around IP9 in Babergh. Built from the same sources as every property report on this site, not opinion or marketing copy.
House prices
House price index data isn't available for this area right now.
What actually sold around IP9
27 recorded home sales on the streets around central IP9 in the last 2 years, with a median of £380,000 and a range from £124,000 to £545,000. Mostly detached houses.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 3 HAPENNY FIELD, IP9 2TS | detached | £303,500 | 2026-05-08 |
| 34 ABBOTT WAY, IP9 2FF | detached | £465,000 | 2026-03-20 |
| 16 FIVE ACRES, IP9 2QE | terraced | £295,000 | 2026-03-20 |
| 30 ABBOTT WAY, IP9 2FF | semi-detached | £308,000 | 2026-03-06 |
| 2 HAPENNY FIELD, IP9 2TS | detached | £380,000 | 2026-01-26 |
| 38 ABBOTT WAY, IP9 2FF | detached | £500,000 | 2025-11-24 |
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 |
|---|---|---|---|
| Morland Church of England Primary School | Primary | Good | 3.0 mi |
| Holbrook Academy | Secondary | Not rated | 0.3 mi |
| Holbrook Primary School | Primary | Not rated | 0.4 mi |
| Royal Hospital School | Secondary | Not rated | 1.3 mi |
| Stutton Church of England Primary School | Primary | Not rated | 1.6 mi |
| Tattingstone Church of England Voluntary Controlled Primary School | Primary | Not rated | 1.7 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: Royal Hospital School.
All 1 fee-paying schools near IP9, 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 |
|---|---|
| Professional occupations | 30.0% |
| Associate professional and technical | 14.8% |
| Managers, directors and senior officials | 14.3% |
| Skilled trades | 9.7% |
| Administrative and secretarial | 8.3% |
Source: ONS Census 2021, table TS063, for this district's small area.
Crime
6 crimes recorded within roughly a mile of central IP9 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 7 of 10 on the Index of Multiple Deprivation (moderately deprived ), based on Babergh's figures.
Common questions about IP9
What do houses actually sell for in IP9?
The median of 27 recorded sales around central IP9 in the last 2 years is £380,000, ranging from £124,000 to £545,000 (HM Land Registry Price Paid Data).
Are the schools good in IP9?
6 schools sit within 3 miles of central IP9, and 100% are rated Outstanding or Good by Ofsted.
How much crime is there in IP9?
6 crimes were recorded within roughly a mile of central IP9 in 2026-06, most commonly violent crime (Police.uk).
Is IP9 at risk of flooding?
Central IP9 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 IP9 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 median home sells for £380,000; the area sits in decile 7 of 10 on the Index of Multiple Deprivation; 6 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is IP9 safe?
6 crimes were recorded within roughly a mile of central IP9 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? IP9 or IP2, IP9 or IP3, IP9 or CO11.
Want the full picture for a specific property?
This page covers IP9 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.