Neighbourhood · East Suffolk

Bixley, Warren Heath & Nacton: house prices and how the area is changing

Official figures for the Bixley, Warren Heath & Nacton neighbourhood of East Suffolk, England (ONS area East Suffolk 026). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes IP10, IP3, IP4, IP5. Figures that read a point use the neighbourhood's centre, near IP10 0AD.

One of the most affluent neighbourhoods in England, showing clear signs of gentrification

Bixley, Warren Heath & Nacton is one of the most affluent neighbourhoods in England; it shows clear signs of gentrification against East Suffolk (4 of 20 signals rising, 2 falling). Houses here typically resell for £415,000 (median resale price, 2023-2025). Recorded crime is lower than across East Suffolk (0.6 times the borough's rate), schools nearby are improving in line with the council's and the nearest railway station, Derby Road (Ipswich), is 3.4 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

£415,000

Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Among the most affluent

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

Clear signs

Weighted balance +0.15; 4 of 20 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 9 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 9 to 10.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£74,000

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

Source: Office for National Statistics

Recorded crime

0.6 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

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Bixley, Warren Heath & Nacton sits in East Suffolk

Typical house price: joint 4th highest of 30 neighbourhoods in East Suffolk
Average household income: the highest of 30 neighbourhoods in East Suffolk

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 Bixley, Warren Heath & Nacton

Median resale price of houses each year here and across East Suffolk, 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).

Median resale price of flats each year here and across East Suffolk, 1996 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

4 of 20 counted signals point towards rising affluence against East Suffolk, 2 the other way and 14 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.

Rising against the borough

Income deprivation ranking
Plug-in car growth
New-build activity
Catching up with neighbouring areas

Falling behind the borough

Air quality
Homes selling

Stations and schools nearby

Nearest station

Derby Road (Ipswich) Railway station, 3.4 km from the neighbourhood's centre in a straight line. About 2 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to Felixstowe (about 15 min) and Ipswich (about 13 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 Broke Hall Community Primary School 2.1 km from the neighbourhood's centre. Ofsted: Good (Jun 2023).
Nearest state secondary school Ipswich Academy 2.9 km from the neighbourhood's centre. Ofsted: Requires improvement (May 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 Bixley, Warren Heath & Nacton

What is the typical house price in Bixley, Warren Heath & Nacton?

£415,000. Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.

How does Bixley, Warren Heath & Nacton compare with the rest of East Suffolk?

Typical house price: joint 4th highest of 30 neighbourhoods in East Suffolk. Average household income: the highest of 30 neighbourhoods in East Suffolk.

Is Bixley, Warren Heath & Nacton an affluent area?

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

Is Bixley, Warren Heath & Nacton gentrifying?

Clear signs. Weighted balance +0.15; 4 of 20 signals up, 2 down, against the borough.

What is the nearest station to Bixley, Warren Heath & Nacton?

Derby Road (Ipswich). Railway station, 3.4 km from the neighbourhood's centre in a straight line. About 2 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to Felixstowe (about 15 min) and Ipswich (about 13 min).

Which state schools are nearest to Bixley, Warren Heath & Nacton?

Nearest state primary school. Broke Hall Community Primary School. 2.1 km from the neighbourhood's centre. Ofsted: Good (Jun 2023). Nearest state secondary school. Ipswich Academy. 2.9 km from the neighbourhood's centre. Ofsted: Requires improvement (May 2024).

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

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Nearby neighbourhoods in East Suffolk

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.