Framlingham

Framlingham is covered by postcode district IP13. It is in the East Suffolk council area, Suffolk.

Typical price £300,000 Homes sold in Framlingham, last 12 months. ▼ 10.9% on the year before Gigabit broadband 88 of 144 postcodes where every home and business can get it Flooding Some at high risk 30 of 145 postcodes have a home or business in an area at risk; 81 homes and businesses at high or medium risk Schools 3 1 primary school, 1 secondary school and 1 all-through school at its postcodes

Every postcode in Framlingham, by flood risk

Map of every postcode in Framlingham, by flood risk Of the 145 postcodes in Framlingham that ONS places, 10 have a home or business at high risk, 5 are at medium risk at worst, 15 are at low risk at worst and 115 are not on the Environment Agency's at-risk list. One group of postcodes at high or medium risk is outlined: 5 postcodes at high or medium risk. Places named: Framlingham. Drawn over roads, rivers and built-up areas. North is up; the scale bar is 250 m. IP13 9AH: not on the flood risk listIP13 9AL: not on the flood risk listIP13 9AN: not on the flood risk listIP13 9AP: not on the flood risk listIP13 9AX: not on the flood risk listIP13 9AY: not on the flood risk listIP13 9BA: not on the flood risk listIP13 9BB: not on the flood risk listIP13 9BD: not on the flood risk listIP13 9BE: not on the flood risk listIP13 9BH: not on the flood risk listIP13 9BJ: not on the flood risk listIP13 9BL: not on the flood risk listIP13 9BN: not on the flood risk listIP13 9BP: not on the flood risk listIP13 9BQ: not on the flood risk listIP13 9BS: not on the flood risk listIP13 9BT: not on the flood risk listIP13 9BU: not on the flood risk listIP13 9BX: not on the flood risk listIP13 9BY: not on the flood risk listIP13 9BZ: not on the flood risk listIP13 9DA: not on the flood risk listIP13 9DB: not on the flood risk listIP13 9DD: not on the flood risk listIP13 9DF: not on the flood risk listIP13 9DG: not on the flood risk listIP13 9DH: not on the flood risk listIP13 9DJ: not on the flood risk listIP13 9DL: not on the flood risk listIP13 9DN: not on the flood risk listIP13 9DQ: not on the flood risk listIP13 9DS: not on the flood risk listIP13 9DT: not on the flood risk listIP13 9DU: not on the flood risk listIP13 9EF: not on the flood risk listIP13 9EG: not on the flood risk listIP13 9EJ: not on the flood risk listIP13 9EL: not on the flood risk listIP13 9EN: not on the flood risk listIP13 9EP: not on the flood risk listIP13 9EQ: not on the flood risk listIP13 9ER: not on the flood risk listIP13 9ES: not on the flood risk listIP13 9ET: not on the flood risk listIP13 9EU: not on the flood risk listIP13 9EW: not on the flood risk listIP13 9EY: not on the flood risk listIP13 9FA: not on the flood risk listIP13 9FB: not on the flood risk listIP13 9FD: not on the flood risk listIP13 9FE: not on the flood risk listIP13 9FF: not on the flood risk listIP13 9FG: not on the flood risk listIP13 9FH: not on the flood risk listIP13 9FJ: not on the flood risk listIP13 9FL: not on the flood risk listIP13 9FN: not on the flood risk listIP13 9FP: not on the flood risk listIP13 9FQ: not on the flood risk listIP13 9FR: not on the flood risk listIP13 9FS: not on the flood risk listIP13 9FT: not on the flood risk listIP13 9FU: not on the flood risk listIP13 9FX: not on the flood risk listIP13 9FY: not on the flood risk listIP13 9FZ: not on the flood risk listIP13 9GD: not on the flood risk listIP13 9HA: not on the flood risk listIP13 9HB: not on the flood risk listIP13 9HD: not on the flood risk listIP13 9HE: not on the flood risk listIP13 9HF: not on the flood risk listIP13 9HG: not on the flood risk listIP13 9HH: not on the flood risk listIP13 9HJ: not on the flood risk listIP13 9HL: not on the flood risk listIP13 9HP: not on the flood risk listIP13 9HQ: not on the flood risk listIP13 9HR: not on the flood risk listIP13 9HS: not on the flood risk listIP13 9HT: not on the flood risk listIP13 9JP: not on the flood risk listIP13 9JR: not on the flood risk listIP13 9JS: not on the flood risk listIP13 9JT: not on the flood risk listIP13 9JU: not on the flood risk listIP13 9JX: not on the flood risk listIP13 9JY: not on the flood risk listIP13 9JZ: not on the flood risk listIP13 9LA: not on the flood risk listIP13 9LB: not on the flood risk listIP13 9LD: not on the flood risk listIP13 9LJ: not on the flood risk listIP13 9PL: not on the flood risk listIP13 9PT: not on the flood risk listIP13 9PU: not on the flood risk listIP13 9RE: not on the flood risk listIP13 9RF: not on the flood risk listIP13 9RH: not on the flood risk listIP13 9RL: not on the flood risk listIP13 9SF: not on the flood risk listIP13 9SG: not on the flood risk listIP13 9SH: not on the flood risk listIP13 9SJ: not on the flood risk listIP13 9SL: not on the flood risk listIP13 9SQ: not on the flood risk listIP13 9SR: not on the flood risk listIP13 9SX: not on the flood risk listIP13 9TA: not on the flood risk listIP13 9TD: not on the flood risk listIP13 9TE: not on the flood risk listIP13 9AG: low flood risk at worstIP13 9AJ: low flood risk at worstIP13 9DP: low flood risk at worstIP13 9DR: low flood risk at worstIP13 9DY: low flood risk at worstIP13 9DZ: low flood risk at worstIP13 9EB: low flood risk at worstIP13 9ED: low flood risk at worstIP13 9EH: low flood risk at worstIP13 9FW: low flood risk at worstIP13 9GA: low flood risk at worstIP13 9GB: low flood risk at worstIP13 9HN: low flood risk at worstIP13 9HW: low flood risk at worstIP13 9LE: low flood risk at worstIP13 9DW: medium flood risk at worstIP13 9DX: medium flood risk at worstIP13 9EA: medium flood risk at worstIP13 9EE: medium flood risk at worstIP13 9RJ: medium flood risk at worstIP13 9EZ: high flood riskIP13 9HU: high flood riskIP13 9LH: high flood riskIP13 9LL: high flood riskIP13 9RN: high flood riskIP13 9SD: high flood riskIP13 9SE: high flood riskIP13 9ST: high flood riskIP13 9SP: high flood riskIP13 9SS: high flood risk Framlingham 5 postcodes at high or medium risk, outlined: this goes to IP13 9SE, the one with most homes and businesses at high risk5 postcodes at high or medium risk Map of every postcode in Framlingham, by flood risk Of the 145 postcodes in Framlingham that ONS places, 10 have a home or business at high risk, 5 are at medium risk at worst, 15 are at low risk at worst and 115 are not on the Environment Agency's at-risk list. One group of postcodes at high or medium risk is outlined: 5 postcodes at high or medium risk. Places named: Framlingham. Drawn over roads, rivers and built-up areas. North is up; the scale bar is 500 m. Framlingham 5 postcodes at high or medium risk, outlined: this goes to IP13 9SE, the one with most homes and businesses at high risk5 postcodes at high or medium risk
  • A home or business at high risk: 10
  • At medium risk at worst: 5
  • At low risk at worst: 15
  • At very low risk only: 0
  • Not on the at-risk list: 115
  • Outline: where 5 or more postcodes at high or medium risk lie together

Of the 145 postcodes in Framlingham that ONS places, 10 have a home or business at high risk, 5 are at medium risk at worst, 15 are at low risk at worst and 115 are not on the Environment Agency's at-risk list.

Each mark is a postcode's centre point as ONS gives it, not a building. Press one to see its postcode and open its page. A dashed outline shows where 5 or more lie within 150 metres of each other. It is not a boundary, and no boundary is drawn. Where marks overlap, the one first in the key is drawn; the counts include every postcode.

The middle of its postcodes: latitude 52.2218, longitude 1.3405. Open this area on OpenStreetMap

Source: Office for National Statistics (ONS) Postcode Directory, August 2026, loaded 20 October 2026, the centre point of each postcode; flood risk: Environment Agency, published 6 July 2026; roads, rivers and built-up areas: Contains OS data © Crown copyright and database right 2026. Drawn by us. Street map: Ordnance Survey, OS Open Zoomstack, Open Government Licence v3.0, drawn with MapLibre. How we use them

The postcodes at high risk

Beside each: how many of its homes and businesses the Environment Agency puts at that risk.

IP13 9EZ29 at high riskIP13 9LL18 at high riskIP13 9LH9 at high riskIP13 9SE2 at high riskIP13 9HU2 at high riskIP13 9SD2 at high riskIP13 9ST2 at high riskIP13 9RN1 at high riskIP13 9SP1 at high riskIP13 9SS1 at high risk

Where the postcodes at high or medium risk lie together

  • 5 postcodes at high or medium risk, outlined on the map. IP13 9SE, is the one with most homes and businesses at high risk.

What is it like to live in Framlingham?

Homes sold for a typical £300,000 in the 12 months to August 2026, down 10.9% on the 12 months before. At 88 of the 144 postcodes Ofcom reports on, every home and business can get gigabit broadband. The Environment Agency counts 81 homes and businesses at high or medium risk of flooding from rivers or the sea, at 30 of its 145 postcodes. It has 1 primary school, 1 secondary school and 1 all-through school at its postcodes. One GP practice is at its postcodes. The nearest railway station is Wickham Market, 8.8 km from the middle of its postcodes in a straight line.

We don't rate places; here are the figures so you can judge.

Source: HM Land Registry, Ofcom, the Environment Agency, the Department for Education, NHS England and the Department for Transport, as each section of this page says. See all our data sources

What do homes cost in Framlingham?

Homes in Framlingham sold for a typical £300,000 in the 12 months to August 2026, across 70 sales, down 10.9% on the 12 months before, HM Land Registry's figures show.

£300,000 typical price, the 12 months to August 2026
12 months to August 2025
£336,750
12 months to August 2026
£300,000

▼ down 10.9% on the 12 months before

Detached£370,000 25 sales
Semi-detached£295,000 19 sales
Terraced£236,250 22 sales
Flat or maisonette 4 sales, too few to price

Across the whole IP13 district, Framlingham's main postcode district: a typical £363,500.

Sales at the postcodes ONS places in Framlingham: standard sales of homes at market value. A typical price is the median, the middle sale. Sales take weeks to be registered, so the last month or two are incomplete. Each postcode page gives the figure for its own postcode sector.

Source: HM Land Registry Price Paid Data, files dated 28 September 2026. Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0. How we use it

Are new homes being built in Framlingham?

7 of the 145 postcodes now in use in Framlingham came into use in January 2020 or later, ONS says. In the 12 months to August 2025, 0 of the 50 homes sold in Framlingham were newly built (0%), HM Land Registry's records show; across the IP13 district, 16%.

The newest postcodes

IP13 9GEsince December 2022IP13 9WSsince December 2020IP13 9FAsince November 2020IP13 9FZsince October 2020IP13 9FUsince April 2020IP13 9PLsince April 2020

A new postcode is often a new street or estate, but Royal Mail also makes new postcodes when it reorganises old ones, so not every one means new homes. Only postcodes still in use are counted.

New homes among the homes sold

PeriodIn FramlinghamAcross the IP13 district
The 12 months to August 2026 0 of 70 (0%) 6 of 240 (3%)
The 12 months to August 2025 0 of 50 (0%) 52 of 332 (16%)

Standard sales of homes at market value that HM Land Registry marks as newly built. New homes take longer to be registered than other sales, so the latest 12 months count fewer of them than were sold. A share is given from 5 sales or more.

Source: Office for National Statistics (ONS) Postcode Directory, August 2026, loaded 20 October 2026; HM Land Registry Price Paid Data, files dated 28 September 2026. Contains HM Land Registry data © Crown copyright and database right 2021, Open Government Licence v3.0. How we use it

What broadband can you get in Framlingham?

Ofcom reports on 144 of the 145 postcodes in Framlingham. At 88 of them every home and business can get gigabit broadband.

Postcodes where every home can get gigabit88 of 144
Postcodes where every home can get superfast136 of 144

Ofcom gives each postcode's share of homes and businesses, not how many there are, so these count postcodes. Each postcode page has its own figures. A provider's checker answers for one address.

Check one address on Ofcom's checker

Source: Ofcom, Connected Nations, Spring 2026, data for January 2026, Open Government Licence v3.0. How we use it

Is Framlingham at risk of flooding?

30 of the 145 postcodes in Framlingham have a home or business in an area at risk of flooding from rivers or the sea, the Environment Agency says. At those, it puts 81 homes and businesses in an area at high or medium risk.

Homes and businesses in an area at risk, at 30 of 145 postcodes High: 67Medium: 14Low: 96

High: 3.3% or more a year (1 in 30). Medium: 1% to 3.3% a year. Low: 0.1% to 1% a year. Very low: under 0.1% a year (1 in 1,000). Each band is the chance of flooding in any one year.

Homes and businesses in an area at risk of flooding from rivers or the sea, as the Environment Agency counts them, added up over the postcodes. It is for the land, not each building, and leaves out surface water, groundwater and sewers. Each postcode page has its own figures and its flood warning areas.

Source: Environment Agency, Risk of Flooding from Rivers and Sea (postcodes in areas at risk), published 6 July 2026, Open Government Licence v3.0. How we use it

Which schools are in Framlingham?

The open schools at the postcodes in Framlingham. A school for ages 4 to 18 is listed under both. Distances are straight lines from the middle of its postcodes. Distance is not a catchment: each council sets its own admission rules.

Primary

Secondary

Find and compare schools in England, on GOV.UK

Source: Department for Education, Get Information about Schools, read 17 October 2026, Open Government Licence v3.0. Each school opens its own record there. How we use it

How far is the station from Framlingham?

The nearest railway station to the centre point of the postcodes in Framlingham is Wickham Market Rail Station, 8.8 km away in a straight line.

  • Wickham Market Rail Station Railway station 8.8 kmDrive
  • Saxmundham Rail Station Railway station 10.2 kmDrive
  • Melton (Suffolk) Rail Station Railway station 13.1 kmDrive

Straight-line distances from the centre point, not routes. Walk: under 1.2 km. Cycle: 1.2 to 5 km. Drive: further.

Straight-line distances from the middle of the postcodes, not routes. Each postcode page lists its own nearest stations and bus stops. The Department for Transport's register does not say how often services run.

Source: Department for Transport, NaPTAN, read 17 October 2026, Open Government Licence v3.0. How we use it

Which GP surgeries are in Framlingham?

The GP practices at the postcodes in Framlingham. Each practice sets the area it takes patients from, so check with it before registering.

Find a GP on the NHS website

Source: NHS England, Organisation Data Service (GP practices), read 17 October 2026, Open Government Licence v3.0. How we use it

Is Framlingham safe? Crime recorded around it

Police.uk records 131 crimes and reports of anti-social behaviour within a mile of the middle of the postcodes in Framlingham over the 12 months from September 2025 to August 2026. August 2026 is the latest month it has published. These are counts, not a rate: we hold no count of the people who live, work or pass through, so we do not say whether a place is safe.

Each month, September 2025 to August 2026

  1. 17 September 2025
  2. 11 October 2025
  3. 5 November 2025
  4. 8 December 2025
  5. 3 January 2026
  6. 12 February 2026
  7. 22 March 2026
  8. 13 April 2026
  9. 7 May 2026
  10. 9 June 2026
  11. 11 July 2026
  12. 13 August 2026

By kind, over the 12 months

Violence and sexual offences60 reports
Criminal damage and arson16 reports
Other theft13 reports
Anti-social behaviour12 reports
Other crime9 reports
Public order8 reports
Vehicle crime5 reports
Burglary3 reports

Also: shoplifting 2, possession of weapons 2, bicycle theft 1.

Police.uk says its locations "always represent the approximate location of a crime". Each crime is moved to the nearest of a fixed list of map points, each over a street centre, a public place or a commercial premises, chosen so that every point covers at least eight addresses or none. A mile is a wide circle: in a town it takes in the centre and its shops, where much crime is recorded.

Crime around one postcode

Source: Police.uk (data.police.uk), data to August 2026, from its download of 30 September 2026, Open Government Licence v3.0. How we use it

Who runs Framlingham?

District, borough or city council
East Suffolk
County council
Suffolk
Parliamentary constituency
Central Suffolk and North Ipswich
Police force area
Suffolk
Region
East of England
Country
England
MP
Patrick Spencer (Conservative)

All 145 postcodes here share these. Wards differ: check a postcode for yours. What council am I in?

Source: Office for National Statistics (ONS) Postcode Directory, August 2026, loaded 20 October 2026. The MP: UK Parliament. See all our data sources

Moving to Framlingham

Who to tell and what to sort out in your first week.

Who to tell when moving house: the full list Moving house checklist

Framlingham postcodes

145 postcodes in use in Framlingham, by district:

IP13 postcode district,145 postcodes

That district is in the IP postcode area.

Check a Framlingham postcode

Enter a full postcode to see its ward, its flood risk, house prices in its sector and its nearest schools.

Do not know the postcode? What is my postcode?

Places near Framlingham

With the typical price of a home in each, to set beside Framlingham's £300,000. Distances are straight lines between the middles of each place's postcodes.

Wickham Market7.8 km, £275,000Saxmundham10.0 km, £315,000Debenham11.0 km, £370,500Rendlesham11.5 km, £305,000Melton12.7 km, £333,750Grundisburgh14.0 km, £387,917Woodbridge14.2 km, £357,500Leiston16.3 km, £258,500 All places A to Z

Questions about Framlingham

What is it like to live in Framlingham?
Homes sold for a typical £300,000 in the 12 months to August 2026, down 10.9% on the 12 months before. At 88 of the 144 postcodes Ofcom reports on, every home and business can get gigabit broadband. The Environment Agency counts 81 homes and businesses at high or medium risk of flooding from rivers or the sea, at 30 of its 145 postcodes. It has 1 primary school, 1 secondary school and 1 all-through school at its postcodes. One GP practice is at its postcodes. The nearest railway station is Wickham Market, 8.8 km from the middle of its postcodes in a straight line. We don't rate places; here are the figures so you can judge. Source: HM Land Registry, Ofcom, the Environment Agency, the Department for Education, NHS England and the Department for Transport, as each section of this page says.
What is the postcode for Framlingham?
Framlingham is covered by postcode district IP13, across 145 postcodes in use. Source: ONS Postcode Directory.
Which council is Framlingham in?
Framlingham is in the East Suffolk council area, and Suffolk is its county council. Source: ONS Postcode Directory.
Who is the MP for Framlingham?
Framlingham is in the Central Suffolk and North Ipswich parliamentary constituency. Its MP is Patrick Spencer (Conservative), as UK Parliament listed them on 14 October 2026. Constituency: ONS Postcode Directory.
How much are houses in Framlingham?
Homes in Framlingham sold for a typical £300,000 in the 12 months to August 2026, across 70 sales, down 10.9% on the 12 months before. Source: HM Land Registry Price Paid Data, files dated 28 September 2026.
What schools are in Framlingham?
In Framlingham, primary schools at its postcodes include Framlingham Sir Robert Hitcham's Church of England Voluntary Aided Primary School and Framlingham College; secondary schools at its postcodes include Framlingham College and Thomas Mills High School & Sixth Form. Source: Department for Education, Get Information about Schools, read 17 October 2026.
Does Framlingham have a railway station?
The nearest railway station to the centre point of the postcodes in Framlingham is Wickham Market, 8.8 km away in a straight line. Source: Department for Transport, NaPTAN, read 17 October 2026.
What broadband can you get in Framlingham?
Ofcom reports on 144 of the 145 postcodes in Framlingham. At 88 of them every home and business can get gigabit broadband. Source: Ofcom, Connected Nations, Spring 2026.
Is Framlingham at risk of flooding?
30 of the 145 postcodes in Framlingham have a home or business in an area at risk of flooding from rivers or the sea, the Environment Agency says. At those, it puts 81 homes and businesses in an area at high or medium risk. This is long-term risk for the land, and leaves out surface water. Source: Environment Agency.
Are new homes being built in Framlingham?
7 of the 145 postcodes now in use in Framlingham came into use in January 2020 or later, ONS says. In the 12 months to August 2025, 0 of the 50 homes sold in Framlingham were newly built (0%), HM Land Registry's records show; across the IP13 district, 16%. Source: ONS Postcode Directory and HM Land Registry Price Paid Data.

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