Does IP9 flood?

Yes — parts of the IP9 district carry real flood risk: 13 of its 25 at-risk postcodes reach the Environment Agency's High likelihood band. The IP9 postcode district covers Orwell, Ganges, Stour, Capel St Mary, close to Harwich, Woodbridge, and surrounding villages in parts of Essex and Suffolk.

25 postcodes in the IP9 district appear in the Environment Agency's rivers-and-sea flood-risk dataset — worst bands: 13 high, 3 medium, 8 low, 1 very low. A postcode not listed here has no properties in any recorded risk band (which is good news, but never proof it cannot flood).

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Which IP9 postcodes are at risk?

Rivers and flooding history near IP9

The rivers that matter here, each monitored live on FloodRadar:

Langham on the River Stour — 17.1 km away, highest on record 2.03m
Clopton on the River Lark — 17.3 km away, highest on record 2.63m
Hadleigh on the River Brett — 17.9 km away, highest on record 1.95m

277 official flood warnings and alerts have been raised within ~10 km of the district's centre since 2006 (39 at warning level or above), most recently 15 August 2026. Warnings cover flood areas, not individual addresses.

Recorded flood extents near the district (Environment Agency record):

2013 Flood Outline (2013) — about 37.7 km from the centre
1968 September Flood Outline (1968) — about 32.4 km from the centre
1953 Coast Flood Outline Suffolk (1953) — about 22 km from the centre
1953 Coast Flood Outline Essex (1953) — about 38.6 km from the centre

Records, not floods: no outline on the record is not evidence a place has not flooded.

🏠 Buying or renting in IP9? The full property flood-risk report covers any postcode here — the official likelihood band, every recorded flood nearby with distances, warning history year by year, how the local rivers behave, and an insurance outlook, print-ready for £19. See what's in the report →

Flood risk in nearby postcode districts

IP10 IP8 IP11 IP7 IP12 IP6 IP13 IP14

Band = the worst likelihood band of any property in that postcode (EA Risk of Flooding from Rivers & Sea, defence-adjusted, area-level). Check any postcode in detail — or get the full £19 property report — at the property flood-risk report. © 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.