Terraced

55 HEASMAN CLOSE

NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0GR

£260,000

Location

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

Nearby

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

Type	Name	Distance
Bus stop	Hospital	0.1 miles
Shop	Unknown	0.1 miles
Train station	Newmarket	1.1 miles
University	Cambridge University Boathouse	11.1 miles
Hospital	Urgent Care Cambridge	11.3 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

60 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£260,000 Jul 2026

Price per m²

£4,333/m²

Local average

£253,449 (39 sales)

Street crime

113 incidents within 1 mile (Aug 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 22/07/2022

Expiry date: 21/07/2032

Current heating cost: £274/year

Potential heating cost: £274/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	20/07/2026	£260,000	Terraced	—	£260,000 to July 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
listed	05/02/2026	£270,000
sold	01/01/2026	£260,000
sold	01/01/2023	£265,000
sold	01/01/2018	£235,000
sold	01/01/2014	£165,000
sold	01/01/2009	£145,000
sold	01/01/2006	£154,500
sold	01/01/2004	£132,500
sold	01/01/2000	£86,000
sold	01/01/1998	£67,865

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
39 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ	£193,500	01/05/2026	Terraced
148 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AF	£205,000	28/11/2025	Terraced
82 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AB	£184,000	28/11/2025	Terraced
38 ST PHILIPS ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0EN	£275,000	06/10/2025	Terraced
64 ST PHILIPS ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0EN	£153,500	29/09/2025	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
80 BILL RICKABY DRIVE, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0HQ	£248,500	13/06/2025	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
24 ST PHILIPS ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0EN	£235,000	24/08/2023	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
92 ST PHILIPS ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0EN	£180,000	23/06/2023	Terraced
28 ST FABIANS CLOSE, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0EJ	£370,000	23/06/2023	Terraced
6 GRIFFIN GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AF	£267,500	09/06/2023	Terraced
121 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0EL	£190,000	31/05/2023	Terraced
WHITE LODGE 3 HEASMAN CLOSE, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0SS	£290,000	20/04/2023	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

Area average: £224,000 (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, CB8	£425,000	5	End of terrace	0.84 mi

Capital growth trend

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

5y growth -9.6%

10y growth 11.2%

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

1y (index) 0.7%

5y (index) 9.9%

10y (index) 30.2%

Rental Range

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

Low £1,069/mo

Realistic £1,188/mo

Optimistic £1,307/mo

Based on Local Authority from postcode lookup → West Suffolk.

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

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed End Terrace, Crown Walk, CB8	£2,917/mo	1	0.64 miles	OpenRent
Studio Flat, High Street, CB8	£700/mo	1	0.66 miles	OpenRent

Average rent: £1,809/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.7%

Max investor price (0.8%) £226,125

Target investor price (1%) £180,900

Gross yield 8.3%

Cost-to-rent ratio 12×

Monthly cashflow £579/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 9.2%

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

Job (default Low)

Registered land (INSPIRE)

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

Plot: ~4,822 m² (1.19 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	43
Shoplifting	14
Other theft	12
Anti-social behaviour	11
Public order	11
Criminal damage and arson	8
Vehicle crime	8
Possession of weapons	4
Drugs	1
Theft from the person	1
Total incidents	113

Within 1 mile during Aug 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
Newmarket Academy	Secondary	0.2 miles	Good — 25 Sep 2023
St Louis Catholic Academy	Primary	0.4 miles	Good — 16 Feb 2011
Paddocks Primary School	Primary	0.5 miles	Good — 24 Jun 2024
Laureate Community Academy	Primary	0.5 miles	Good — 9 Jun 2011
Fairstead House	Other	0.5 miles	— (No rating)

FENSA

FENSA certificate details will appear here after the next background check. If nothing changes after a few minutes, try refreshing the page.

# 55 HEASMAN CLOSE, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0GR

## Property details

- Slug: `0d342a8` (address key hash: `0d342a8a0356c4c68f6ea0e71965dfac69028a9f`)
- Postcode: CB8 0GR
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 60 m²
- EPC rating: C
- Year built: England and Wales: 1996-2002
- Last sold: £260,000 Jul 2026
- Price per m²: £4,333/m²
- Local average: £253,449 (39 sales)
- Street crime: 113 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £260,000
- Date: 2026-07-20
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 21/07/2032
- **Current heating cost:** £274/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0390-2932-9130-2622-8821)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-07-20 | £260,000 | Terraced | — | £260,000 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5834e4e9-37d3-29c7-e063-4804a8c015bc) |

*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 |
|---------|-------|------|------|
| 55 HEASMAN CLOSE, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0GR | £260,000 | 20/07/2026 | Terraced |

## Historic listings

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

- Matched listing: [171884642](http://87.117.209.195:8080/listings/5469e57)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-02-05 | £270,000 |
| sold | 2026-01-01 | £260,000 |
| sold | 2023-01-01 | £265,000 |
| sold | 2018-01-01 | £235,000 |
| sold | 2014-01-01 | £165,000 |
| sold | 2009-01-01 | £145,000 |
| sold | 2006-01-01 | £154,500 |
| sold | 2004-01-01 | £132,500 |
| sold | 2000-01-01 | £86,000 |
| sold | 1998-01-01 | £67,865 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 39 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ | £193,500 | 01/05/2026 | Terraced |
| 148 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AF | £205,000 | 28/11/2025 | Terraced |
| 82 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AB | £184,000 | 28/11/2025 | Terraced |
| 38 ST PHILIPS ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0EN | £275,000 | 06/10/2025 | Terraced |
| 64 ST PHILIPS ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0EN | £153,500 | 29/09/2025 | 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 |
| 80 BILL RICKABY DRIVE, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0HQ | £248,500 | 13/06/2025 | 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 |
| 24 ST PHILIPS ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0EN | £235,000 | 24/08/2023 | 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 |
| 92 ST PHILIPS ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0EN | £180,000 | 23/06/2023 | Terraced |
| 28 ST FABIANS CLOSE, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0EJ | £370,000 | 23/06/2023 | Terraced |
| 6 GRIFFIN GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AF | £267,500 | 09/06/2023 | Terraced |
| 121 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0EL | £190,000 | 31/05/2023 | Terraced |
| WHITE LODGE 3 HEASMAN CLOSE, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0SS | £290,000 | 20/04/2023 | 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 |

**Area average:** £224,000 (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, CB8](http://87.117.209.195:8080/listings/7d07398) | £425,000 | 5 | End of terrace | 0.84 mi |

## Capital growth trend

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

- **5y growth:** -9.6%
- **10y growth:** 11.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.7%
- **5y growth (index):** 9.9%
- **10y growth (index):** 30.2%

## Rental Range

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

- **Low:** £1,069/mo
- **Realistic:** £1,188/mo
- **Optimistic:** £1,307/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed End Terrace, Crown Walk, CB8 | £2,917/mo | 1 | 0.64 miles | OpenRent |
| Studio Flat, High Street, CB8 | £700/mo | 1 | 0.66 miles | OpenRent |

**Average rent: £1,809/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.7% (weak for cashflow)
- **Max investor price (0.8%):** £226,125
- **Target investor price (1%):** £180,900

*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 £1,809/mo).*

- **Gross yield:** 8.3%
- **Cost-to-rent:** 12×
- **Monthly cashflow:** £579/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.2%

*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:** Job (default Low)

[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 | 43 |
| Shoplifting | 14 |
| Other theft | 12 |
| Anti-social behaviour | 11 |
| Public order | 11 |
| Criminal damage and arson | 8 |
| Vehicle crime | 8 |
| Possession of weapons | 4 |
| Drugs | 1 |
| Theft from the person | 1 |
| **Total incidents** | **113** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| Newmarket Academy | Secondary | 0.2 miles | Good — 25 Sep 2023 |
| St Louis Catholic Academy | Primary | 0.4 miles | Good — 16 Feb 2011 |
| Paddocks Primary School | Primary | 0.5 miles | Good — 24 Jun 2024 |
| Laureate Community Academy | Primary | 0.5 miles | Good — 9 Jun 2011 |
| Fairstead House | Other | 0.5 miles | — (No rating) |