# 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) |