# 16 WOODLANDS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6JQ

## Property details

- Slug: `2c459ef` (address key hash: `2c459efaa79018b428b87df90aac614dbc71148a`)
- Postcode: PE29 6JQ
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 161 m²
- EPC rating: C
- Year built: England and Wales: 2007-2011
- Last sold: £445,000 Mar 2026
- Price per m²: £2,764/m²
- Local average: £519,588 (34 sales)
- Street crime: 87 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £445,000
- Date: 2026-03-09
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 03/11/2035
- **Current heating cost:** £826/year
- **Est. upgrade cost to C:** £9,000

### Recommendations
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9098-0200-1905-3483-2910)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-09 | £445,000 | Detached | — | £444,554 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-e17c-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 16 WOODLANDS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6JQ | £445,000 | 09/03/2026 | Detached |

## Historic listings

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

- Matched listing: [170445050](http://87.117.209.195:8080/listings/1341eb2)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £445,000 |
| listed | 2025-12-19 | £450,000 |
| sold | 2005-01-01 | £395,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 33 THE GLADES, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6JS | £450,000 | 11/12/2025 | Detached |
| 53 CROMWELL DRIVE, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6LA | £330,000 | 28/11/2025 | Detached |
| 6 HALLEY CLOSE, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6JE | £422,500 | 14/11/2025 | Detached |
| 5 BRECON WAY, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6XZ | £500,000 | 10/11/2025 | Detached |
| 12 POND CLOSE, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6JL | £400,000 | 05/10/2023 | Detached |
| 10 FLAMSTEED DRIVE, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6JG | £375,000 | 09/08/2023 | Detached |
| 23 BRECON WAY, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6XZ | £535,000 | 29/03/2023 | Detached |
| 3 BLOOMFIELD DRIVE, HINCHINGBROOKE, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6LD | £375,000 | 28/03/2023 | Detached |
| 16 FLAMSTEED DRIVE, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6JG | £445,000 | 14/11/2022 | Detached |
| 1 BLOOMFIELD DRIVE, HINCHINGBROOKE, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6LD | £440,000 | 29/09/2022 | Detached |
| 22 BRECON WAY, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6XZ | £440,000 | 30/08/2022 | Detached |
| 7 HALLEY CLOSE, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6JE | £495,000 | 24/06/2022 | Detached |
| 33 PARKWAY, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6JA | £535,000 | 23/06/2022 | Detached |
| 9 WOODLANDS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6JQ | £210,000 | 22/12/2021 | Detached |
| 11 FLAMSTEED DRIVE, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6JF | £400,000 | 26/11/2021 | Detached |
| 2 BRECON WAY, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6XZ | £305,000 | 30/09/2021 | Detached |
| 20 FLAMSTEED DRIVE, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6JG | £417,000 | 30/09/2021 | Detached |
| 27 FLAMSTEED DRIVE, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6JF | £365,000 | 17/09/2021 | Detached |
| 8 BRECON WAY, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6XZ | £450,000 | 20/08/2021 | Detached |
| 25 WOODLANDS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 6JU | £293,000 | 13/08/2021 | Detached |

**Area average:** £409,125 (20 sales)

## Capital growth trend

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

- **5y growth:** 28.9%
- **10y growth:** 48.1%

## House Price Index (HM Land Registry)

*Official index for Huntingdonshire; Detached series; as of May 2026.*

- **1y growth (index):** 3.7%
- **5y growth (index):** 13.6%
- **10y growth (index):** 35.3%

## Rental Range

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

- **Low:** £944/mo
- **Realistic:** £1,049/mo
- **Optimistic:** £1,154/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (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 |
|------|------|------|------|------|
| 4 Bed Detached House, Flamsteed Drive, PE29 | £1,900/mo | 4 | 0.19 miles | OpenRent |
| 4 Bed Detached House, Boretree Way, PE29 | £1,995/mo | 4 | 0.62 miles | OpenRent |

**Average rent: £1,948/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £243,500
- **Target investor price (1%):** £194,800

*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 £1,948/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 19×
- **Monthly cashflow:** £-24/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.2%

*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:** 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 |
|----------|-------|
| Anti-social behaviour | 27 |
| Violence and sexual offences | 27 |
| Criminal damage and arson | 7 |
| Drugs | 6 |
| Other theft | 4 |
| Burglary | 3 |
| Public order | 3 |
| Shoplifting | 3 |
| Bicycle theft | 2 |
| Possession of weapons | 2 |
| Vehicle crime | 2 |
| Theft from the person | 1 |
| **Total incidents** | **87** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Cromwell Academy | Primary | 0.2 miles | Good — 21 Sep 2021 |
| Hinchingbrooke School | Secondary | 0.5 miles | Good — 8 Jun 2016 |
| Stukeley Meadows Primary School | Primary | 0.8 miles | Good — 23 Feb 2016 |
| St Peter's School | Secondary | 1.2 miles | Good — 28 Mar 2017 |
| Brampton Village Primary School | Primary | 1.2 miles | Good — 23 Apr 2012 |