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Combs Ford

Interactive map displaying Combs Ford

About

Combs Ford is a residential ward located on the eastern edge of the town of Stowmarket. The area is characterised by a mix of housing, including post-war estates and more recent developments. It contains local amenities such as schools and shops serving the immediate community. The ward is bordered by the Gipping Valley and includes areas of open green space alongside the river.

A notable feature is the historic Combs Mill, a former watermill situated on the River Gipping. The river and its surrounding paths provide a linear route for walking and cycling through the landscape. The ward's layout reflects its position as a gateway between the town centre and the more rural parishes to the east.

Area overview

On average Combs Ford has moderate deprivation and moderate crime levels, with around 112 crimes per 1,000 residents per year. 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.

Crime rate
6/10
Crimes per 1k residents
112
Deprivation level
5/10
Income level
5/10
Social housing
14.2%
Connectivity
N/A

Area Profile

Combs Ford Population
5,592
Population density
1,904.1 per km²

Crime

Crime per 1,000 population

Violence and sexual offences
58.66(+89%)
Shoplifting
16.27(+129%)
Anti-social behaviour
13.59(+18%)
Criminal damage and arson
13.59(+112%)
Other theft
9.48(+71%)
East of England average

Demographics

Ethnic groups

British
5,246
93.83%
Other White
137
2.45%
White and Black Caribbean (mixed)
38
0.68%
Other
28
0.5%
Other Asian
20
0.36%
Total population: 5,591

Economics

Education (age 16+)

No qualifications
1,054
22.41%
Level 4 qualifications or above
986
20.97%
Level 3 (A level)
883
18.78%
Level 2 (GCSEs 9-4)
694
14.76%
Level 1 (GCSEs 3-1)
646
13.74%
Total 16+ residents: 4,703

Housing

Housing tenure

Owns outright
937
38.56%
Owns with a mortgage
711
29.26%
Private landlord or letting agency
308
12.67%
Social rents from council
263
10.82%
Other social rented
144
5.93%
Total households: 2,430

Property prices in Combs Ford

Based on 82 recent sales, the median property price is £226,250 in Combs Ford area, with individual transactions ranging from £90,000 up to £560,000.

Price distribution per property type (last year)

Price distribution by property type for Combs Ford in the last year.

Median sale price and percentiles per property type (last year)

Median sale price, sales count, and percentile information for each property type in Combs Ford over the last year.
TypeSalesMedian
Detached20£300,000
Flats1£90,000
Semi-Detached24£235,000
Terraced37£200,000

10 years median price trend in Combs Ford

Ten year median sale price trend for each property type in Combs Ford.

All postcodes in Combs Ford

IP142DA

Combs Lane

IP142PY

Layham Gardens

IP142RD

Lindsey Way

IP142PW

Glemsford Road

IP142AJ

Needham Road

IP142BW

Ford View Road

IP142PN

Glemsford Road

IP142NR

Millers Close

IP141BU

Lime Tree Place

IP142AL

Needham Road

IP142AY

Poplar Hill

IP142FH

Wheelwright Close

IP142DN

Edgecomb Road

IP142FG

Forge Road

IP142PP

Melford Road

IP142QU

Needham Road

IP142HB

Hill Rise

IP142BA

Hillside

IP142AU

Poplar Hill

IP142DB

Combs Lane

IP142DS

Tylers Way

IP142EQ

Normandy Close

IP142BL

Ford View Road

IP142PJ

Polstead Close

IP141AX

Temple Road

IP142AS

Poplar Hill

IP142BU

Fenn Close

IP142NW

Weavers Close

IP142PB

Semer Close

IP142AA

Takers Lane

IP142FE

Farrier's Road

IP141BF

River Gardens

IP141AG

Chestnut Grove

IP142BE

Lavenham Way

IP142PU

Boxford Close

IP142AF

Hugh Ager Close

IP142BB

Webb Road

IP142FB

Water Vole Close

IP141BD

Ipswich Road

IP142AW

Needham Road

IP142NT

Hessett Close

Data Sources

All data is sourced from official UK government agencies and public datasets. Last updated: 16/01/2026.