Neighbourhood · East Suffolk
Kesgrave West & Rushmere: house prices and how the area is changing
Official figures for the Kesgrave West & Rushmere neighbourhood of East Suffolk, England (ONS area East Suffolk 024). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes IP4, IP5. Figures that read a point use the neighbourhood's centre, near IP5 1HD.
An affluent neighbourhood, changing little against East Suffolk
Kesgrave West & Rushmere is an affluent neighbourhood; it is changing little against East Suffolk (few signs of gentrification: 2 of 20 signals rising, 2 falling). Houses here typically resell for £320,000 and flats for £205,000 (median resale prices, 2023-2025). Recorded crime is lower than across East Suffolk (0.5 times the borough's rate), schools nearby are improving in line with the council's and the nearest railway station, Derby Road (Ipswich), is 3.5 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
£320,000
Median resale price of houses in the neighbourhood, 2023-2025; +14% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£205,000
Median resale price of flats in the neighbourhood, 2023-2025; +24% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
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
Few signs
Weighted balance -0.02; 2 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 6 to 10.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£59,800
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.5 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 Kesgrave West & Rushmere sits in East Suffolk
- Typical house price: joint 12th highest of 30 neighbourhoods in East Suffolk
- Typical flat price: 2nd highest of the 9 neighbourhoods in East Suffolk with enough flat sales for one
- Average household income: 4th 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 Kesgrave West & Rushmere
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
2 of 20 counted signals point towards rising affluence against East Suffolk, 2 the other way and 16 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
- Homes improving their energy rating
Falling behind the borough
- Air quality
- Benefit claims (DWP)
Stations and schools nearby
Nearest station
- Derby Road (Ipswich) Railway station, 3.5 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 Heath Primary School, Kesgrave 250 m from the neighbourhood's centre. Ofsted: Good (May 2023).
- Nearest state secondary school Kesgrave High School 1.1 km from the neighbourhood's centre. Ofsted: Good (Dec 2022).
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 Kesgrave West & Rushmere
What is the typical house price in Kesgrave West & Rushmere?
£320,000. Median resale price of houses in the neighbourhood, 2023-2025; +14% against 2017-2019.
How does Kesgrave West & Rushmere compare with the rest of East Suffolk?
Typical house price: joint 12th highest of 30 neighbourhoods in East Suffolk. Typical flat price: 2nd highest of the 9 neighbourhoods in East Suffolk with enough flat sales for one. Average household income: 4th highest of 30 neighbourhoods in East Suffolk.
Is Kesgrave West & Rushmere an affluent area?
Affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Kesgrave West & Rushmere gentrifying?
Few signs. Weighted balance -0.02; 2 of 20 signals up, 2 down, against the borough.
What is the nearest station to Kesgrave West & Rushmere?
Derby Road (Ipswich). Railway station, 3.5 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 Kesgrave West & Rushmere?
Nearest state primary school. Heath Primary School, Kesgrave. 250 m from the neighbourhood's centre. Ofsted: Good (May 2023). Nearest state secondary school. Kesgrave High School. 1.1 km from the neighbourhood's centre. Ofsted: Good (Dec 2022).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Kesgrave West & Rushmere?
A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.
Prepare a full report for a home here See a sample reportNearby neighbourhoods in East Suffolk
- Bixley, Warren Heath & Nacton
- Kesgrave East & Martlesham
- Westerfield, Grundisburgh & Bredfield
- Woodbridge
- Wickham Market & Melton
- Trimley & Kirton
- Felixstowe West
- Felixstowe East
- All 30 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.