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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 116 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
116
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
61.87(+96%)
Shoplifting
18.6(+172%)
Anti-social behaviour
13.59(+17%)
Criminal damage and arson
12.34(+94%)
Public order
9.84(+92%)
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 88 recent sales, the median property price is £229,000 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
Detached24£300,000
Flats1£90,000
Semi-Detached29£240,000
Terraced34£196,250

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

IP142PB

Semer Close

IP142BT

Chelsworth Way

IP142PH

Melford Road

IP142PL

Bures Close

IP142PD

Lindsey Way

IP141DB

Lockington Crescent

IP142AZ

Church Road

IP142BA

Hillside

IP142BY

Wright Close

IP142BS

Hoxne Close

IP142RA

Naughton Gardens

IP142DW

Edgecomb Road

IP142BW

Ford View Road

IP142BE

Lavenham Way

IP142AA

Takers Lane

IP142QF

The Twinnings

IP142EF

Edgar Avenue

IP142QU

Needham Road

IP142AU

Poplar Hill

IP141RR

The Grove

IP142GA

Adelaide Mews

IP142DF

Combs Lane

IP142PY

Layham Gardens

IP142DP

Maltsters Walk

IP142FD

Coppersmith

IP141DF

Unicorn Place

IP142RE

Chattisham Close

IP142DX

Wayside Close

IP142PA

Thomas Young Close

IP141DA

Lockington Crescent

IP142BN

Ford Close

IP142DH

Orwell Road

IP142BP

Lavenham Way

IP142AN

Needham Road

IP142RF

Milden Close

IP142NL

Combs Lane

IP142PN

Glemsford Road

IP142AF

Hugh Ager Close

IP142FA

Otter Close

IP142QB

Felsham Court

IP142RJ

Combs Wood Drive

Data Sources

All data is sourced from official UK government agencies and public datasets. Last updated: 16/05/2026.