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Neighbourhood · Babergh

Sproughton, Washbrook & Hintlesham: house prices and how the area is changing

Official figures for the Sproughton, Washbrook & Hintlesham neighbourhood of Babergh, England (ONS area Babergh 005). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes IP1, IP2, IP8, IP9. Figures that read a point use the neighbourhood's centre, near IP8 3TQ.

A middle-income neighbourhood, with signals pointing away from gentrification

Sproughton, Washbrook & Hintlesham is a middle-income neighbourhood. But area signals point away from gentrification against Babergh (2 of 19 signals falling, none rising). Houses here typically resell for £282,500 (median resale price, 2023-2025). Recorded crime is higher than across Babergh (1.1 times the borough's rate) and the nearest railway station, Ipswich, is 3.6 km from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical house price

£282,500

Median resale price of houses in the neighbourhood, 2023-2025; +15% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Moving the other way

Weighted balance -0.13; 0 of 19 signals up, 2 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 7 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 6 small areas range from decile 3 to 10.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£57,400

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

1.1 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Where Sproughton, Washbrook & Hintlesham sits in Babergh

  • Typical house price: 3rd lowest of 11 neighbourhoods in Babergh
  • Average household income: 5th highest of 11 neighbourhoods in Babergh

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Sproughton, Washbrook & Hintlesham

House prices: Sproughton, Washbrook & Hintlesham against Babergh: This neighbourhood £48k (1995) to £335k (2026); Babergh £57k (1995) to £324k (2026).£86k£309k2026202120162011200620011995This neighbourhood£335kBabergh£324k
Median resale price of houses each year here and across Babergh, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

0 of 19 counted signals point towards rising affluence against Babergh, 2 the other way and 17 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Falling behind the borough

  • Catching up with neighbouring areas
  • Borough against the region

Stations and schools nearby

Nearest station

  • Ipswich Railway station, 3.6 km from the neighbourhood's centre in a straight line. About 8.5 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to London Liverpool Street (60 to 73 min) and Norwich (about 40 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

  • Nearest state primary school Copdock Primary School 960 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Outstanding (May 2023).
  • Nearest state secondary school Chantry Academy 2.5 km from the neighbourhood's centre. Ofsted: Good (Apr 2024).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Sproughton, Washbrook & Hintlesham

What is the typical house price in Sproughton, Washbrook & Hintlesham?

£282,500. Median resale price of houses in the neighbourhood, 2023-2025; +15% against 2017-2019.

How does Sproughton, Washbrook & Hintlesham compare with the rest of Babergh?

Typical house price: 3rd lowest of 11 neighbourhoods in Babergh. Average household income: 5th highest of 11 neighbourhoods in Babergh.

Is Sproughton, Washbrook & Hintlesham an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Sproughton, Washbrook & Hintlesham gentrifying?

Moving the other way. Weighted balance -0.13; 0 of 19 signals up, 2 down, against the borough.

What is the nearest station to Sproughton, Washbrook & Hintlesham?

Ipswich. Railway station, 3.6 km from the neighbourhood's centre in a straight line. About 8.5 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to London Liverpool Street (60 to 73 min) and Norwich (about 40 min).

Which state schools are nearest to Sproughton, Washbrook & Hintlesham?

Nearest state primary school. Copdock Primary School. 960 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Outstanding (May 2023). Nearest state secondary school. Chantry Academy. 2.5 km from the neighbourhood's centre. Ofsted: Good (Apr 2024).

Each answer repeats a figure shown above, with its source there.

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Nearby neighbourhoods in Babergh

Postcode districts

Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.