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Up to High likelihood
Properties in IP14 2EW sit in the Environment Agency's High flood-likelihood band (worst property). The band is the worst found in the postcode — it describes the land around properties (defence-adjusted, rivers & sea), not any single address, and not today's conditions.
| Likelihood band | Annual chance | Properties | Of which homes |
|---|---|---|---|
| High | greater than 3.3% | 2 | 1 |
| Medium | 1% – 3.3% | 0 | 0 |
| Low | 0.1% – 1% | 0 | 0 |
| Very low | below 0.1% | 0 | 0 |
Over a 25-year mortgage, a property in a high-likelihood area has at least a 57% chance of flooding at least once.
IP14 2EW gets about 606 mm of rain a year on average (wettest month October, 61 mm; driest April, 37 mm). That is 48% drier than the UK as a whole, which averages 1,163 mm a year.
A thirty-year average for the surrounding area, not a measurement at this address and not a flood risk on its own: a dry area floods when a storm sits over it, and a wet one may drain away perfectly well. Source: Met Office HadUK-Grid 1991–2020 (5 km grid), 2.2 km away. Average rainfall: HadUK-Grid v1.3.2, Met Office. Contains public sector information licensed under the Open Government Licence v3.0.
The river map has no watercourse within 1 km of the centre of IP14 2EW.
That means this spot is not on the river map, not that there is no water here: Ordnance Survey’s river map (OS Open Rivers) leaves out small streams, ditches and culverts. Contains OS data © Crown copyright and database rights 2026.
Because properties in the high likelihood band; 3 recorded flood outlines mapped nearby; 132 official warnings since 2006.
The map above shows the real EA rivers & sea likelihood cells around IP14 2EW. The small panels are illustrative previews of the report's per-layer map views — the full report draws each layer for real, plus recorded extents, defences and a building picker on an interactive map.
Warnings cover flood areas, not individual addresses.
| Date | Mapped flood extent | Approx. distance |
|---|---|---|
| Dec 2013 | 2013 Flood Outline | ~27.9 km |
| Jan 2009 | 2009 Flood Outline | ~41.2 km |
| Jan 1968 | 1968 September Flood Outline | ~20.0 km |
These are extents the Environment Agency has mapped, not a list of every flood. Records, not floods: no outline on the record is not evidence a place has not flooded. The full report tests whether any extent covered the exact spot.
Babet (2023, 9 warnings nearby) ▶ replay it here · 2013-14 UK winter floods (2013, 6 warnings nearby) ▶ replay it here · Henk (2024, 5 warnings nearby) ▶ replay it here · 2007 UK floods (2007, 2 warnings nearby) ▶ replay it here
| Gauge | River | Distance | Typical high | Highest on record |
|---|---|---|---|---|
| STOWMARKET GS | — | 2.6 km | — | — |
| Stowmarket | River Gipping | 2.6 km | 0.97 m | 1.75 m |
| Creeting | Stonham Watercourse | 4.7 km | 0.81 m | 1.53 m |
| Rattlesden | Rattlesden River | 7.2 km | 0.30 m | 1.65 m |
Live levels, predictions and rain-response behaviour are on each gauge's page and in the property report.
| Overflow | Discharges into | Distance | Spills | Hours |
|---|---|---|---|---|
| Tannery Road | Combs Beck To Rattlesden River | 0.3 km | 8 (2024) | 62 |
| Combs Ford Tps | River Rattlesdon | 2.2 km | 3 (2024) | 1 |
| Stowmarket-bridge Street Ov | River Gipping | 2.7 km | 28 (2024) | 87 |
| Stowmarket Stw | Tributary Of River Gipping Nt | 2.9 km | 10 (2024) | 64 |
Official annual EDM figures — a water-quality signal for local watercourses, not a property flood-risk factor.
4 mapped flood-defence assets within 500 m — nearest ~376 m (natural high ground, engineered high ground). Defences reduce risk, never remove it.
The interactive flood-risk map with a building picker (your exact house, not the postcode), the 2050s climate view, surface-water and planning flood zones at your building, exact recorded-flood distances, year-by-year warning charts, watercourses including culverted streams, an insurance outlook with the Flood Re rules, and a printable document with every dataset receipt — start with the free preview, unlock for £19.
At-risk postcodes near IP14 2EW — all in the IP14 district.
© Environment Agency copyright and/or database right 2025. All rights reserved. Some features of this map are based on digital spatial data from the Centre for Ecology & Hydrology, © NERC (CEH). © Crown Copyright and Database Rights 2025 OS AC0000807064. This product is produced in part from PAF® and Multiple Residence Data, the copyright in which is owned by Royal Mail Group Limited and/or Royal Mail Group plc. All rights reserved. Licence number AC0000807064. Recorded Flood Outlines and warning history © Environment Agency copyright and/or database right 2025. Storm-overflow figures: EA Event Duration Monitoring (England); live overflow status © the water companies, incl. Dŵr Cymru Welsh Water and Scottish Water. Flood defences © Environment Agency (OGL v3). This page summarises public area-level data — it is not a flood-risk survey and not a substitute for the official GOV.UK service. All data sources & licences. More postcodes: the IP14 district.