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.
- Homes on the streets around central IP9 sold at a median of £385,000 across 24 recorded sales, above the England average of £290,000 (HM Land Registry).
- Of the 6 schools within about 3 miles, 67% are rated Good or Outstanding, against 90% of state schools in England (Ofsted).
- The centre of IP9 is in flood zone 1 (low probability), on the Environment Agency flood map for planning.
- A Band D household in Babergh pays £2,342 in council tax for 2026-27, every precept included (MHCLG).
- Police recorded 3 crimes within roughly a mile of the centre in August 2026, most commonly violent crime (Police.uk).
Figures gathered 17 October 2026, each from the source named in its section.
House prices
House price index data isn't available for this area right now.
Check sold prices for a specific address in IP9 →
See where IP9 ranks across East of England →
Council tax at Band D in Babergh: £2,342 a year (2026-27). Running costs by postcode: council tax, energy, tenure, and the estate charge no listing shows →
Compare IP9 with another district
Sold prices, the price trend, schools, flood zone, Band D council tax and crime for IP9 against any other district, each from the source the section below names.
What actually sold around IP9
24 recorded home sales on the streets around central IP9 in the last 2 years, with a median of £385,000 and a range from £124,000 to £545,000. Mostly detached houses.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 2 Abbott Way, IP9 2FF | Semi-detached | £395,000 | 23 Jun 2026 |
| 3 Hapenny Field, IP9 2TS | Detached | £303,500 | 8 May 2026 |
| 34 Abbott Way, IP9 2FF | Detached | £465,000 | 20 Mar 2026 |
| 16 Five Acres, IP9 2QE | Terraced | £295,000 | 20 Mar 2026 |
| 30 Abbott Way, IP9 2FF | Semi-detached | £308,000 | 6 Mar 2026 |
| 2 Hapenny Field, IP9 2TS | Detached | £380,000 | 26 Jan 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
6 schools within 3 miles , of which 67% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance | Admitted from |
|---|---|---|---|---|
| Holbrook Primary School | Primary | Good | 0.4 mi away | no figure |
| Morland Church of England Primary School | Primary | Good | 3.0 mi away | no figure |
| Holbrook Academy | Secondary | Report card | 0.3 mi away | no figure |
| Royal Hospital School | Secondary | Not rated | 1.3 mi away | no figure |
| Stutton Church of England Primary School | Primary | Not rated | 1.6 mi away | no figure |
| Tattingstone Church of England Voluntary Controlled Primary School | Primary | Not rated | 1.7 mi away | no figure |
Schools in IP9 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 |
|---|---|---|---|
| Capel St Mary Church of England Voluntary Controlled Primary School | Primary | 3.1 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: 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.
How IP9 has changed since 2011
The biggest move: degree-level adults, up 5.5 points since 2011, with England's change beside each line.
How to read this
The census neighbourhood at the centre of IP9 (E01029897, 2,455 residents in 2021, down 0.5% 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: degree-level adults, up 5.5 points.
| Measure | 2011 | 2021 | Change | England |
|---|---|---|---|---|
| Households that own their home | 68.7% | 70.7% | +2.0 pts | -2.0 pts |
| Households renting privately | 11.3% | 15.9% | +4.6 pts | +3.7 pts |
| Households renting socially | 9.2% | 12.2% | +3.0 pts | -0.6 pts |
| Residents under 15 | 20.8% | 20.0% | -0.8 pts | -0.3 pts |
| Residents 65 and over | 17.6% | 22.6% | +5.0 pts | +2.1 pts |
| Adults with a degree or equivalent | 34.3% | 39.8% | +5.5 pts | +6.5 pts |
| Residents born outside the UK | 7.4% | 6.9% | -0.5 pts | +3.6 pts |
| Residents in good or very good health | 85.4% | 85.2% | -0.2 pts | +0.8 pts |
| Residents in a white ethnic group | 96.1% | 93.5% | -2.6 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
3 crimes recorded within roughly a mile of central IP9 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 7 of 10 on the Index of Multiple Deprivation (moderately deprived ), based on Babergh's figures.
Getting around & nearby essentials
1 pub within a mile of central IP9.
Buses from the centre of IP9
Best-served stop: Shelter, with 0.9 buses an hour on weekday daytimes.
Evenings, Sundays and routes
The best-served stop within 800 m of the centre of IP9 is Shelter: 0.9 buses an hour on a weekday daytime, 0.2 in the evening and 0.0 on Sunday daytime; first bus 07:35, last 19:01. Routes there: 92, 604, 603, 616, 98. 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 IP9. The nearest, The Holbrook and Shotley Practice, has 8,046 registered patients and 2,743 patients per fully qualified GP, against an England median of 2,186.
| Practice | From the centre | Patients | Per qualified GP |
|---|---|---|---|
| The Holbrook and Shotley Practice | 0.6 mi | 8,046 | 2,743 |
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 Babergh pays £2,342 for 2026-27, all precepts included, a rise of 4.9% on the year before against an England median rise of 4.8%. Every band for Babergh, and how it compares.
| Year | Band D bill | Rise |
|---|---|---|
| 2021-22 | £1,897 | +4.2% |
| 2022-23 | £1,954 | +3.0% |
| 2023-24 | £2,035 | +4.1% |
| 2024-25 | £2,132 | +4.8% |
| 2025-26 | £2,233 | +4.7% |
| 2026-27 | £2,342 | +4.9% |
No exceptional financial support from government since 2020-21 and no section 114 notice on record for Babergh, 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 IP9
What do houses actually sell for in IP9?
The median of 24 recorded sales around central IP9 in the last 2 years is £385,000, 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 67% are rated Outstanding or Good by Ofsted.
How much crime is there in IP9?
3 crimes were recorded within roughly a mile of central IP9 in August 2026, 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: 67% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £385,000; the area sits in decile 7 of 10 on the Index of Multiple Deprivation; 3 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is IP9 safe?
3 crimes were recorded within roughly a mile of central IP9 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 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.