Detached

THE COTTAGE

WICKHAM STREET, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 8PB

£278,000

Location

Map view View on Google Maps View on OpenStreetMap Street View CB8 8PB

Nearby

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

Type	Name	Distance
Bus stop	Plumbers Arms	0.0 miles
Shop	Chapel Studios	2.2 miles
Train station	Newmarket	8.8 miles

Property details

Tenure

Freehold

Property type

Detached

Last sold

£278,000 Jan 2026

Local average

£613,238 (54 sales)

Street crime

2 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	16/01/2026	£278,000	Detached	—	£283,572 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
HOLLYHOCKS, WICKHAM STREET, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 8PB	£460,000	08/07/2022	Detached
BROOKLYN HOUSE WICKHAM STREET, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 8XJ	£305,000	15/10/2021	Detached
SADLERS COTTAGE, WICKHAM STREET, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 8PB	£555,000	27/09/2021	Detached
WATERHALL COTTAGE WICKHAM STREET, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 8PJ	£470,000	28/06/2021	Detached

Area average: £447,500 (4 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

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

5y growth 59%

10y growth 41.5%

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

1y (index) 5.2%

5y (index) 10.4%

10y (index) 32.5%

Rental Range

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

Low £1,058/mo

Realistic £1,176/mo

Optimistic £1,294/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Wickhambrook, CB8	£725/mo	1	1 miles	OpenRent
2 Bed Bungalow, Nunnery Green, CB8	£975/mo	2	1.26 miles	OpenRent

Average rent: £850/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.31%

Max investor price (0.8%) £106,250

Target investor price (1%) £85,000

Gross yield 3.7%

Cost-to-rent ratio 27.3×

Monthly cashflow £-355/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)

Street-level crime

Category	Count
Other crime	1
Other theft	1
Total incidents	2

Within 1 mile during Apr 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
Wickhambrook Primary Academy	Primary	1.0 miles	— (Inspected (no overall grade))
Hundon Community Primary School	Primary	3.6 miles	Good — 1 Jun 2020
Barnardiston Hall Preparatory School	Other	3.7 miles	— (No rating)

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# THE COTTAGE, WICKHAM STREET, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 8PB

## Property details

- Slug: `0a73d43` (address key hash: `0a73d436f4bdb79843b7c271ec7d6ea8b15186be`)
- Postcode: CB8 8PB
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Last sold: £278,000 Jan 2026
- Local average: £613,238 (54 sales)
- Street crime: 2 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £278,000
- Date: 2026-01-16
- Type: D
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-16 | £278,000 | Detached | — | £283,572 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-5e47-591c-e063-4704a8c00c31) |

*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 |
|---------|-------|------|------|
| THE COTTAGE, WICKHAM STREET, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 8PB | £278,000 | 16/01/2026 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HOLLYHOCKS, WICKHAM STREET, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 8PB | £460,000 | 08/07/2022 | Detached |
| BROOKLYN HOUSE WICKHAM STREET, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 8XJ | £305,000 | 15/10/2021 | Detached |
| SADLERS COTTAGE, WICKHAM STREET, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 8PB | £555,000 | 27/09/2021 | Detached |
| WATERHALL COTTAGE WICKHAM STREET, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 8PJ | £470,000 | 28/06/2021 | Detached |

**Area average:** £447,500 (4 sales)

## Capital growth trend

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

- **5y growth:** 59%
- **10y growth:** 41.5%

## House Price Index (HM Land Registry)

*Official index for West Suffolk; Detached series; as of March 2026.*

- **1y growth (index):** 5.2%
- **5y growth (index):** 10.4%
- **10y growth (index):** 32.5%

## Rental Range

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

- **Low:** £1,058/mo
- **Realistic:** £1,176/mo
- **Optimistic:** £1,294/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Wickhambrook, CB8 | £725/mo | 1 | 1 miles | OpenRent |
| 2 Bed Bungalow, Nunnery Green, CB8 | £975/mo | 2 | 1.26 miles | OpenRent |

**Average rent: £850/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*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 £850/mo).*

- **Gross yield:** 3.7%
- **Cost-to-rent:** 27.3×
- **Monthly cashflow:** £-355/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 |
|----------|-------|
| Other crime | 1 |
| Other theft | 1 |
| **Total incidents** | **2** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Wickhambrook Primary Academy | Primary | 1.0 miles | — (Inspected (no overall grade)) |
| Hundon Community Primary School | Primary | 3.6 miles | Good — 1 Jun 2020 |
| Barnardiston Hall Preparatory School | Other | 3.7 miles | — (No rating) |