# 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 |