On average Combs Ford has average deprivation and average crime levels, with around 116 crimes per 1,000 residents per year, roughly 1.4× the East of England average of 82 per 1,000. Approximately 14.2% of homes in this area are social housing provided by a local council or housing association. The average income per household in Combs Ford is £55,817 per year. There are 2 schools in Combs Ford: 2 primary (0 Outstanding and 1 Good) and 0 secondary (0 Outstanding and 0 Good). Combs Ford is home to around 5,592 people, with a population density of about 1,904.1 per km².
Based on 83 recent sales, the median property price is £242,000 (about £296 per square foot) in Combs Ford area, with individual transactions ranging from £90,000 up to £560,000.
| Type | Sales | Median | £/sq ft |
|---|---|---|---|
| Detached | 24 | £317,500 | £313 |
| Semi-Detached | 29 | £242,500 | £275 |
| Terraced | 28 | £192,500 | £299 |
| Flats | 2 | £113,250 | £200 |
Sale price
| Year | Detached | Flats | Semi-Detached | Terraced |
|---|---|---|---|---|
| 2016 | £250,000 | £88,000 | £195,000 | £169,000 |
| 2017 | £262,500 | £90,000 | £200,000 | £178,750 |
| 2018 | £290,000 | £96,000 | £198,250 | £170,000 |
| 2019 | £254,500 | £75,250 | £196,000 | £175,000 |
| 2020 | £265,000 | £80,000 | £210,000 | £179,750 |
| 2021 | £280,000 | £94,500 | £232,500 | £180,000 |
| 2022 | £340,000 | £70,000 | £244,500 | £198,750 |
| 2023 | £340,000 | £67,000 | £235,000 | £202,500 |
| 2024 | £278,000 | £68,500 | £233,000 | £196,250 |
| 2025 | £305,000 | £113,250 | £235,000 | £200,000 |
| 2026 | £338,500 | — | £277,500 | £195,000 |
Price per sq ft
| Year | Detached | Flats | Semi-Detached | Terraced |
|---|---|---|---|---|
| 2016 | £283 | £167 | £245 | £252 |
| 2017 | £313 | £175 | £252 | £238 |
| 2018 | £281 | £175 | £248 | £245 |
| 2019 | £302 | £241 | £256 | £233 |
| 2020 | £288 | £140 | £285 | £274 |
| 2021 | £292 | £211 | £283 | £246 |
| 2022 | £335 | £149 | £319 | £275 |
| 2023 | £337 | £125 | £310 | £272 |
| 2024 | £308 | £127 | £290 | £273 |
| 2025 | £326 | £200 | £275 | £303 |
| 2026 | £302 | — | £267 | £293 |
Combs Ford records about 116 crimes per 1,000 residents per year, which is a average crime rate for England: it scores 6 out of 10 on the Area360 crime scale, where 10 is the highest crime level.
The median sale price in Combs Ford is £242,000 (about £296 per square foot) based on 83 registered sales according to HM Land Registry data.
Combs Ford has 2 primary schools (1 Good). Ratings are from the latest Ofsted inspections.
Combs Ford scores 5 out of 10 on the deprivation scale, where 10 is the most deprived. The typical neighbourhood in Combs Ford sits around rank 18,498 of 32,844 in England on the official Index of Multiple Deprivation (rank 1 is the most deprived).
The average household income in Combs Ford is around £55,817 per year, and 14% of homes are social housing (ONS data).
Combs Ford is represented by 2 elected councillors: Keith Edward Scarff (Liberal Democrats) and Miles Row (Green Party).
IP142EA
Bramford Court
IP141AX
Temple Road
IP141EY
Gipping Way
IP142NY
Shelley Close
IP142PZ
Edgecomb Road
IP142AH
Stowmarket Business Park
IP141BD
Ipswich Road
IP142NX
Raydon Croft
IP142BD
Hillside
IP142DD
Combs Lane
IP141DD
Lockington Walk
IP142BL
Ford View Road
IP142PQ
Lavenham Way
IP141BW
Ipswich Road
IP142NS
Farriers Road
IP142PF
Hintlesham Close
IP142SY
Poplar Hill
IP142PP
Melford Road
IP141BF
River Gardens
IP142DB
Combs Lane
IP142BX
Hunt Close
IP142DA
Combs Lane
IP142FB
Water Vole Close
IP142EQ
Normandy Close
IP142PX
Hartest Way
IP142NR
Millers Close
IP142RL
Combs Wood Drive
IP142PS
Aldham Gardens
IP141BY
Ipswich Road
IP142PG
Flatford Close
IP141BJ
Woodfield Drive
IP141DG
Abbots Walk
IP142AT
The Crescent
IP142AL
Needham Road
IP142EJ
Poplar Hill
IP142NT
Hessett Close
IP142AR
The Square
IP142HB
Hill Rise
IP142FH
Wheelwright Close
IP142DT
Chandlers Walk
IP142PE
Lavenham Way
IP142BZ
Lavenham Way
IP142AX
Poplar Hill
IP142AJ
Needham Road
IP142PU
Boxford Close
IP142AS
Poplar Hill
IP141BN
Woodfield Lane
IP141BL
Ipswich Road
IP142BH
Clare Close
IP141BH
Lockington Close
IP142DR
Thatchers Walk
IP142DQ
Campion Crescent
IP142AD
Needham Road
IP142DN
Edgecomb Road
IP142JJ
Hill Rise
IP141AG
Chestnut Grove
IP142PT
Melford Road
IP142DS
Tylers Way
IP142BG
Kersey Close
IP141BZ
Pine View Close
IP142PW
Glemsford Road
IP142AY
Poplar Hill
IP142BU
Fenn Close
IP142DJ
Aldis Avenue
IP142AW
Needham Road
IP142BB
Webb Road
IP141BP
Bridge Street
IP141BS
Bridge Street
IP142BJ
Lavenham Way
IP142RD
Lindsey Way
IP141BE
Ipswich Road
IP142DY
Wayside Close
IP141BT
Lime Tree Place
IP142AG
Needham Road
IP142QT
Rattlesden Close
IP142NW
Weavers Close
IP141BU
Lime Tree Place
IP142EG
Verneuil Avenue
IP142EB
Victory Court
IP142DG
Baldwin Road
IP141BQ
Lockington Road
IP142RB
Whatfield Way
IP141BX
Lime Tree Place
IP142FF
Anvil Way
IP142AB
Wynton Rise
IP142PR
Melford Road
IP142ED
Stowmarket Business Park
IP142DU
Woolmers Close
IP142BQ
Shimpling Close
IP142SA
School Meadow
IP142DL
Aldis Avenue
IP142DZ
Jubilee Avenue
IP142FG
Forge Road
IP142AP
Combs Ford
IP142FE
Farrier's Road
IP142DE
Combs Lane
IP142PJ
Polstead Close
IP142QP
Needham Road
IP142QX
Needham Road
IP142NU
Elmsett Close
All data is sourced from official UK government agencies and public datasets. Last updated: 16/07/2026. Read more about how our statistics are calculated.