Terraced 2 sales on record

35 TUTTE GARDENS

NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ

£435,000

Location

Map view View on Google Maps View on OpenStreetMap Street View CB8 7GQ

Nearby

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

Type	Name	Distance
Bus stop	Brickfield Stud	0.1 miles
Shop	Screwfix	0.3 miles
Train station	Newmarket	1.8 miles
University	Cambridge University Boathouse	10.4 miles
Hospital	Urgent Care Cambridge	10.8 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

130 m²

EPC rating

Last sold

£435,000 Apr 2026

Price per m²

£3,346/m²

Local average

£252,743 (35 sales)

Street crime

51 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 04/10/2022

Expiry date: 03/10/2032

Current heating cost: £309/year

Potential heating cost: £309/year

Est. upgrade cost to C: £4,500

Recommendations

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	17/04/2026	£435,000	Terraced	0%	£435,000 to April 2026	View transaction
Sold	20/10/2022	£434,950	Terraced	—	£420,795 to April 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	10/09/2025	£440,000
sold	01/01/2022	£434,950

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
41 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ	£410,000	16/12/2022	Terraced
43 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ	£439,950	02/12/2022	Terraced
37 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ	£439,950	30/11/2022	Terraced
31 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ	£407,395	21/10/2022	Terraced
33 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ	£408,950	21/10/2022	Terraced
27 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ	£420,000	19/10/2022	Terraced
29 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ	£410,000	23/09/2022	Terraced
23 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ	£407,395	30/06/2022	Terraced
25 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ	£414,950	30/06/2022	Terraced
21 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ	£414,950	30/06/2022	Terraced

Area average: £417,354 (10 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type and bedroom count.

Address	Price	Beds	Type	Distance
Tutte Gardens, Newmarket, CB8	£440,000	5	End of terrace	0.05 mi
Tutte Gardens, Newmarket	£440,000	5	Town house	0.05 mi

Capital growth trend

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

5y growth -4.3%

10y growth 14.4%

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

1y (index) 4.5%

5y (index) 12%

10y (index) 36.1%

Rental Range

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

Low £1,060/mo

Realistic £1,178/mo

Optimistic £1,296/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 5-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
4 Bed Semi-Detached House, Webb Avenue, CB8	£1,625/mo	4	0.09 miles	OpenRent
3 Bed Semi-Detached House, Annes Close, CB8	£1,300/mo	3	0.73 miles	OpenRent
3 Bed Semi-Detached House, Tern Place, CB8	£1,400/mo	3	1 miles	OpenRent

Average rent: £1,442/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.32%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 3.9%

Cost-to-rent ratio 25.9×

Monthly cashflow £-478/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.5%

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
Violence and sexual offences	24
Shoplifting	11
Anti-social behaviour	5
Criminal damage and arson	5
Drugs	2
Burglary	1
Other crime	1
Possession of weapons	1
Vehicle crime	1
Total incidents	51

Within 1 mile during May 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
Paddocks Primary School	Primary	0.7 miles	Good — 24 Jun 2024
Exning Primary School	Primary	0.7 miles	Outstanding — 11 Feb 2020
Newmarket Academy	Secondary	0.9 miles	Good — 25 Sep 2023
Cambian Dunbroch School	Other	0.9 miles	Requires improvement — 20 Oct 2023

FENSA

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

# 35 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ

## Property details

- Slug: `117b264` (address key hash: `117b264e15d775af103ea20ea6e32a0812a9d163`)
- Postcode: CB8 7GQ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 5
- Bathrooms: 3
- Floor area: 130 m²
- EPC rating: B
- Last sold: £435,000 Apr 2026
- Price per m²: £3,346/m²
- Local average: £252,743 (35 sales)
- Street crime: 51 incidents within 1 mile (May 2026)

## Latest sale

- Price: £435,000
- Date: 2026-04-17
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 03/10/2032
- **Current heating cost:** £309/year
- **Est. upgrade cost to C:** £4,500

### Recommendations
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0141-3920-9300-8692-8204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-17 | £435,000 | Terraced | 0% | £435,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-5ff0-b8d0-e063-4704a8c08d98) |
| Sold | 2022-10-20 | £434,950 | Terraced | — | £420,795 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/1061746e-68e3-3c34-e063-4804a8c0f9e7) |

*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 |
|---------|-------|------|------|
| 35 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ | £435,000 | 17/04/2026 | Terraced |
| 35 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ | £434,950 | 20/10/2022 | Terraced |

## Historic listings

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

- Matched listing: [166824848](http://87.117.209.195:8080/listings/5f4899b)

| Event | Date | Price |
|-------|------|-------|
| listed | 2025-09-10 | £440,000 |
| sold | 2022-01-01 | £434,950 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 41 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ | £410,000 | 16/12/2022 | Terraced |
| 43 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ | £439,950 | 02/12/2022 | Terraced |
| 37 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ | £439,950 | 30/11/2022 | Terraced |
| 31 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ | £407,395 | 21/10/2022 | Terraced |
| 33 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ | £408,950 | 21/10/2022 | Terraced |
| 27 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ | £420,000 | 19/10/2022 | Terraced |
| 29 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ | £410,000 | 23/09/2022 | Terraced |
| 23 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ | £407,395 | 30/06/2022 | Terraced |
| 25 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ | £414,950 | 30/06/2022 | Terraced |
| 21 TUTTE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 7GQ | £414,950 | 30/06/2022 | Terraced |

**Area average:** £417,354 (10 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Tutte Gardens, Newmarket, CB8](http://87.117.209.195:8080/listings/7d07398) | £440,000 | 5 | End of terrace | 0.05 mi |
| [Tutte Gardens, Newmarket](http://87.117.209.195:8080/listings/bab2bc3) | £440,000 | 5 | Town house | 0.05 mi |

## Capital growth trend

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

- **5y growth:** -4.3%
- **10y growth:** 14.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.5%
- **5y growth (index):** 12%
- **10y growth (index):** 36.1%

## Rental Range

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

- **Low:** £1,060/mo
- **Realistic:** £1,178/mo
- **Optimistic:** £1,296/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 5-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Webb Avenue, CB8 | £1,625/mo | 4 | 0.09 miles | OpenRent |
| 3 Bed Semi-Detached House, Annes Close, CB8 | £1,300/mo | 3 | 0.73 miles | OpenRent |
| 3 Bed Semi-Detached House, Tern Place, CB8 | £1,400/mo | 3 | 1 miles | OpenRent |

**Average rent: £1,442/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 3.9%
- **Cost-to-rent:** 25.9×
- **Monthly cashflow:** £-478/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.5%

*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 | 24 |
| Shoplifting | 11 |
| Anti-social behaviour | 5 |
| Criminal damage and arson | 5 |
| Drugs | 2 |
| Burglary | 1 |
| Other crime | 1 |
| Possession of weapons | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **51** |

*Within 1 mile during May 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 |
| Paddocks Primary School | Primary | 0.7 miles | Good — 24 Jun 2024 |
| Exning Primary School | Primary | 0.7 miles | Outstanding — 11 Feb 2020 |
| Newmarket Academy | Secondary | 0.9 miles | Good — 25 Sep 2023 |
| Cambian Dunbroch School | Other | 0.9 miles | Requires improvement — 20 Oct 2023 |