Postcode · Bury St Edmunds

IP28 8YN area guide

Who lives in IP28 8YN, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: Beck Row, Eriswell & Barton Mills
Council: West Suffolk
Region: East of England
Neighbourhood population: 2,365 (2024)

IP28 8YNBury St Edmunds

At a glance

What IP28 8YN is like

IP28 8YN is a postcode in the Beck Row, Eriswell & Barton Mills area of West Suffolk. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 2,365 people. 32.1% of households own their home, 52.2% rent privately and 13.3% are in social housing. The largest age group is 20–24, and 71.7% of adults are in work. On deprivation, it sits near the middle of the scale for England. Higher-harm crime is less than half the England and Wales average. Homes in IP28 8 sold for a median of £276,915 over the year to August 2026.

Scores

How IP28 8YN compares

Headline figures for IP28 8YN, set against England as a whole.

AffluenceMore

6.0/ 10

Around the middle. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

2/ 10

Lower than most: 9.4 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£276,915

Median over 180 sales in IP28 8, −0.1% on the year before.

TransportMore

1.7/ 10

Poor: 0 stations within a mile, 10 bus stops within 800m.

SchoolsMore

100%

Rated good or better across 2 inspected schools within 2.0 miles.

Household incomeMore

£58,230

Average annual income before tax, higher than 63% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where IP28 8YN differs most from the national average.

01
A big private rental marketPositive
52.2% of households rent privately, against 20.5% across England. Tenant demand is established here.
02
A young populationPositive
44.7% of residents are aged 20 to 34 (the peak renting age), against 19.6% across England.
03
Low crimePositive
9.4 higher-harm crimes per 1,000 people a year, against 31.1 across England and Wales.

Questions

IP28 8YN FAQs

Is IP28 8YN a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 6.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 9.4 per 1,000 people a year, band 2 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 1.7 out of 10 (poor).

How much does a house cost in IP28 8YN?

The median sale price over the last year was £276,915.

Homes in IP28 8 sold for a median of £276,915 across 180 sales in the year to August 2026, −0.1% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is IP28 8YN safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 9.4 offences per 1,000 people a year around IP28 8YN, less than half the 31.1 average across England and Wales, band 2 of 10.

Who lives in IP28 8YN?

Age, home ownership and housing from the census.

The largest age group is 20–24, at 21.1% of residents. 32.1% of households own their home. The most common property type is detached (49.4%).

Which council covers IP28 8YN?

The local authority for IP28 8YN is West Suffolk.

IP28 8YN comes under West Suffolk in the East of England. Council tax, planning applications and bin collections are handled there.

How well connected is IP28 8YN?

Connectivity scores 1.7 out of 10.

There are 10 bus stops within 800m and 0 stations and tram stops within a mile, scoring 1.7 out of 10 (poor).

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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