Terraced

39 CROFT ROAD

NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ

£193,500

Location

Map view View on Google Maps View on OpenStreetMap Street View CB8 0AQ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Croft Road	0.0 miles
Shop	Unknown	0.2 miles
Train station	Newmarket	1.3 miles
University	Cambridge University Boathouse	10.9 miles
Hospital	Urgent Care Cambridge	11.2 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Floor area

57 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£193,500 May 2026

Price per m²

£3,395/m²

Local average

£253,724 (38 sales)

Street crime

136 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 26/08/2025

Expiry date: 25/08/2035

Current heating cost: £1,072/year

Potential heating cost: £658/year

Est. upgrade cost to C: £25,750

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	01/05/2026	£193,500	Terraced	—	£192,517 to June 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£193,500
sold	01/01/2011	£118,000
listed	13/11/2010	£122,000
sold	01/01/2005	£119,995
sold	01/01/1997	£25,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
148 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AF	£205,000	28/11/2025	Terraced
243 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AY	£160,500	21/08/2025	Terraced
243 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AY	£160,500	21/08/2025	Terraced
1 LAUREATE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AW	£257,500	23/02/2024	Terraced
15 FIELDEN WAY, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0BS	£265,000	01/11/2023	Terraced
9 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ	£166,000	12/10/2023	Terraced
36 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ	£281,000	06/10/2023	Terraced
38 FIELD TERRACE ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AD	£240,000	28/06/2023	Terraced
5 CARSON WALK, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0DR	£257,500	27/06/2023	Terraced
6 GRIFFIN GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AF	£267,500	09/06/2023	Terraced
5 FIELDEN WAY, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0BS	£260,000	05/06/2023	Terraced
121 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0EL	£190,000	31/05/2023	Terraced
11 GORDON RICHARDS CLOSE, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0BH	£245,000	26/05/2023	Terraced
63 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ	£210,000	09/03/2023	Terraced
1 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ	£212,500	28/02/2023	Terraced
275 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AY	£170,000	21/12/2022	Terraced
47 FIELD TERRACE ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AD	£255,000	19/12/2022	Terraced
219 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AY	£209,000	09/12/2022	Terraced
192 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AH	£234,000	09/12/2022	Terraced
23 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ	£192,000	06/12/2022	Terraced

Area average: £221,900 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 2-bedroom count for this property).

Address	Price	Beds	Type	Distance
Tutte Gardens, Newmarket	£430,000	5	Town house	0.61 mi
Tutte Gardens, Newmarket, CB8	£425,000	5	End of terrace	0.62 mi

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 6.8%

10y growth 5.7%

House Price Index (HM Land Registry — official index, not sold-price averages): West Suffolk. Series: Terraced. As of June 2026.

1y (index) 2.4%

5y (index) 11.1%

10y (index) 35%

Rental Range

Estimated market rent for West Suffolk. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,061/mo

Realistic £1,179/mo

Optimistic £1,297/mo

Based on Local Authority from postcode lookup → West Suffolk.

LHA (30th percentile) floor for Cambridge: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Maisonette, Tom Jennings Close, CB8	£1,000/mo	2	0.22 miles	OpenRent
2 Bed Flat, Derby Way, CB8	£1,150/mo	2	0.4 miles	OpenRent
2 Bed Semi-Detached House, Newmarket, CB8	£1,300/mo	2	0.45 miles	OpenRent
2 Bed Flat, Mill Mews, CB8	£1,050/mo	2	0.68 miles	OpenRent
2 Bed Terraced House, Pinza Close, CB8	£1,399/mo	2	0.77 miles	OpenRent

Average rent: £1,180/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.59%

Max investor price (0.8%) £143,750

Target investor price (1%) £115,000

Gross yield 7.1%

Cost-to-rent ratio 14×

Monthly cashflow £248/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 5.3%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~154 m² (0.04 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	54
Criminal damage and arson	15
Shoplifting	14
Anti-social behaviour	10
Vehicle crime	10
Public order	8
Other theft	6
Burglary	4
Other crime	4
Drugs	3
Possession of weapons	3
Bicycle theft	2
Robbery	2
Theft from the person	1
Total incidents	136

Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Laureate Community Academy	Primary	0.3 miles	Good — 9 Jun 2011
Newmarket Academy	Secondary	0.3 miles	Good — 25 Sep 2023
Paddocks Primary School	Primary	0.4 miles	Good — 24 Jun 2024
St Louis Catholic Academy	Primary	0.7 miles	Good — 16 Feb 2011
Houldsworth Valley Primary Academy	Primary	0.7 miles	Good — 27 Nov 2019

FENSA

No FENSA certificates found for this address.

# 39 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ

## Property details

- Slug: `1c21651` (address key hash: `1c216511c350855b79a13100827e3e9974e7f3e3`)
- Postcode: CB8 0AQ
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Floor area: 57 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £193,500 May 2026
- Price per m²: £3,395/m²
- Local average: £253,724 (38 sales)
- Street crime: 136 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £193,500
- Date: 2026-05-01
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 25/08/2035
- **Current heating cost:** £1,072/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0287-1209-9605-2600-1004)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-01 | £193,500 | Terraced | — | £192,517 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-c052-8052-e063-4804a8c06ee4) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 39 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ | £193,500 | 01/05/2026 | Terraced |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [17394888](http://87.117.209.195:8080/listings/7f73281)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £193,500 |
| sold | 2011-01-01 | £118,000 |
| listed | 2010-11-13 | £122,000 |
| sold | 2005-01-01 | £119,995 |
| sold | 1997-01-01 | £25,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 148 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AF | £205,000 | 28/11/2025 | Terraced |
| 243 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AY | £160,500 | 21/08/2025 | Terraced |
| 243 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AY | £160,500 | 21/08/2025 | Terraced |
| 1 LAUREATE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AW | £257,500 | 23/02/2024 | Terraced |
| 15 FIELDEN WAY, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0BS | £265,000 | 01/11/2023 | Terraced |
| 9 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ | £166,000 | 12/10/2023 | Terraced |
| 36 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ | £281,000 | 06/10/2023 | Terraced |
| 38 FIELD TERRACE ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AD | £240,000 | 28/06/2023 | Terraced |
| 5 CARSON WALK, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0DR | £257,500 | 27/06/2023 | Terraced |
| 6 GRIFFIN GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AF | £267,500 | 09/06/2023 | Terraced |
| 5 FIELDEN WAY, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0BS | £260,000 | 05/06/2023 | Terraced |
| 121 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0EL | £190,000 | 31/05/2023 | Terraced |
| 11 GORDON RICHARDS CLOSE, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0BH | £245,000 | 26/05/2023 | Terraced |
| 63 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ | £210,000 | 09/03/2023 | Terraced |
| 1 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ | £212,500 | 28/02/2023 | Terraced |
| 275 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AY | £170,000 | 21/12/2022 | Terraced |
| 47 FIELD TERRACE ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AD | £255,000 | 19/12/2022 | Terraced |
| 219 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AY | £209,000 | 09/12/2022 | Terraced |
| 192 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AH | £234,000 | 09/12/2022 | Terraced |
| 23 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ | £192,000 | 06/12/2022 | Terraced |

**Area average:** £221,900 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 2-bedroom count for this property).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Tutte Gardens, Newmarket](http://87.117.209.195:8080/listings/bab2bc3) | £430,000 | 5 | Town house | 0.61 mi |
| [Tutte Gardens, Newmarket, CB8](http://87.117.209.195:8080/listings/7d07398) | £425,000 | 5 | End of terrace | 0.62 mi |

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 6.8%
- **10y growth:** 5.7%

## House Price Index (HM Land Registry)

*Official index for West Suffolk; Terraced series; as of June 2026.*

- **1y growth (index):** 2.4%
- **5y growth (index):** 11.1%
- **10y growth (index):** 35%

## Rental Range

*ONS Price Index of Private Rents (West Suffolk). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,061/mo
- **Realistic:** £1,179/mo
- **Optimistic:** £1,297/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cambridge (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Maisonette, Tom Jennings Close, CB8 | £1,000/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Derby Way, CB8 | £1,150/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Semi-Detached House, Newmarket, CB8 | £1,300/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Flat, Mill Mews, CB8 | £1,050/mo | 2 | 0.68 miles | OpenRent |
| 2 Bed Terraced House, Pinza Close, CB8 | £1,399/mo | 2 | 0.77 miles | OpenRent |

**Average rent: £1,180/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.59% (weak for cashflow)
- **Max investor price (0.8%):** £143,750
- **Target investor price (1%):** £115,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,150/mo).*

- **Gross yield:** 7.1%
- **Cost-to-rent:** 14×
- **Monthly cashflow:** £248/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.3%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 54 |
| Criminal damage and arson | 15 |
| Shoplifting | 14 |
| Anti-social behaviour | 10 |
| Vehicle crime | 10 |
| Public order | 8 |
| Other theft | 6 |
| Burglary | 4 |
| Other crime | 4 |
| Drugs | 3 |
| Possession of weapons | 3 |
| Bicycle theft | 2 |
| Robbery | 2 |
| Theft from the person | 1 |
| **Total incidents** | **136** |

*Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Laureate Community Academy | Primary | 0.3 miles | Good — 9 Jun 2011 |
| Newmarket Academy | Secondary | 0.3 miles | Good — 25 Sep 2023 |
| Paddocks Primary School | Primary | 0.4 miles | Good — 24 Jun 2024 |
| St Louis Catholic Academy | Primary | 0.7 miles | Good — 16 Feb 2011 |
| Houldsworth Valley Primary Academy | Primary | 0.7 miles | Good — 27 Nov 2019 |