Flats/Maisonettes

35 COUPALS CLOSE

HAVERHILL, WEST SUFFOLK, SUFFOLK, CB9 7UT

£137,000

Location

Map view View on Google Maps View on OpenStreetMap Street View CB9 7UT

Nearby

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

Type	Name	Distance
Shop	Budgens	0.0 miles
Bus stop	Hamlet Road	0.2 miles
Train station	Castle Hedingham	7.8 miles
Hospital	Saffron Walden Community Hospital (no A&E)	9.0 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Floor area

46 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£137,000 Mar 2026

Price per m²

£2,978/m²

Local average

£152,490 (5 sales)

Street crime

98 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 07/08/2025

Expiry date: 06/08/2035

Current heating cost: £951/year

Potential heating cost: £564/year

Est. upgrade cost to C: £10,350

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (suspended floor) (£5,000 - £10,000)
High heat retention storage heaters (£1,200 - £2,400)
Heat recovery system for mixer showers (£600 - £1,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	25/03/2026	£137,000	Flat	—	£135,390 to June 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	05/01/2026	£139,995
sold	01/01/2026	£137,000
sold	01/01/2001	£48,000

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
4 COUPALS CLOSE, HAVERHILL, WEST SUFFOLK, SUFFOLK, CB9 7UT	£147,500	27/11/2025	Flat
WORCESTER HOUSE 3 ASHLEA ROAD, HAVERHILL, WEST SUFFOLK, SUFFOLK, CB9 8QB	£85,000	12/05/2023	Flat
25 PIPERS CLOSE, HAVERHILL, WEST SUFFOLK, SUFFOLK, CB9 0LW	£157,000	15/07/2022	Flat
11A PIPERS CLOSE, HAVERHILL, WEST SUFFOLK, SUFFOLK, CB9 0LW	£135,000	13/05/2022	Flat
OXFORD HOUSE 3 ASHLEA ROAD, HAVERHILL, WEST SUFFOLK, SUFFOLK, CB9 8QD	£149,500	30/09/2021	Flat

Area average: £134,800 (5 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth -7.1%

10y growth -19.5%

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

1y (index) -0.5%

5y (index) 0%

10y (index) 14.2%

Rental Range

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

Low £1,061/mo

Realistic £1,179/mo

Optimistic £1,297/mo

Based on Local Authority from postcode lookup → West Suffolk.

LHA (30th percentile) 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 Flat, Green Road, CB9	£1,025/mo	2	0.57 miles	OpenRent
2 Bed Flat, St Esprit House, CB9	£985/mo	2	0.61 miles	OpenRent

Average rent: £1,005/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.73%

Max investor price (0.8%) £125,625

Target investor price (1%) £100,500

Gross yield 8.8%

Cost-to-rent ratio 11.4×

Monthly cashflow £340/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 10.3%

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)

Registered land (INSPIRE)

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

Building plot (shared): ~7,060 m² (1.74 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	47
Shoplifting	14
Other theft	7
Public order	6
Anti-social behaviour	4
Burglary	4
Criminal damage and arson	4
Other crime	4
Drugs	2
Possession of weapons	2
Robbery	2
Theft from the person	1
Vehicle crime	1
Total incidents	98

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Churchill Special Free School	Other	0.3 miles	Outstanding — 11 Sep 2015
Coupals Primary Academy	Primary	0.3 miles	Good — 1 Nov 2017
Westfield Primary Academy	Primary	0.7 miles	Good — 13 Jul 2022
Samuel Ward Academy	Secondary	1.0 miles	Good — 7 Dec 2022
Place Farm Primary Academy	Primary	1.0 miles	Good — 27 Nov 2022

FENSA

No FENSA certificates found for this address.

# 35 COUPALS CLOSE, HAVERHILL, WEST SUFFOLK, SUFFOLK, CB9 7UT

## Property details

- Slug: `5616129` (address key hash: `5616129a12a815e6fbd91e519c29e97567e2c061`)
- Postcode: CB9 7UT
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 46 m²
- EPC rating: D
- Year built: England and Wales: 1983-1990
- Last sold: £137,000 Mar 2026
- Price per m²: £2,978/m²
- Local average: £152,490 (5 sales)
- Street crime: 98 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £137,000
- Date: 2026-03-25
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 06/08/2035
- **Current heating cost:** £951/year
- **Est. upgrade cost to C:** £10,350

### Recommendations
- W1 (£5,000 - £10,000)
- L2 (£1,200 - £2,400)
- Y (£600 - £1,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0335-3428-0500-0643-3202)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-25 | £137,000 | Flat | — | £135,390 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-c32a-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 |
|---------|-------|------|------|
| 35 COUPALS CLOSE, HAVERHILL, WEST SUFFOLK, SUFFOLK, CB9 7UT | £137,000 | 25/03/2026 | Flat |

## Historic listings

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

- Matched listing: [170819387](http://87.117.209.195:8080/listings/ba4517d)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-01-05 | £139,995 |
| sold | 2026-01-01 | £137,000 |
| sold | 2001-01-01 | £48,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 4 COUPALS CLOSE, HAVERHILL, WEST SUFFOLK, SUFFOLK, CB9 7UT | £147,500 | 27/11/2025 | Flat |
| WORCESTER HOUSE 3 ASHLEA ROAD, HAVERHILL, WEST SUFFOLK, SUFFOLK, CB9 8QB | £85,000 | 12/05/2023 | Flat |
| 25 PIPERS CLOSE, HAVERHILL, WEST SUFFOLK, SUFFOLK, CB9 0LW | £157,000 | 15/07/2022 | Flat |
| 11A PIPERS CLOSE, HAVERHILL, WEST SUFFOLK, SUFFOLK, CB9 0LW | £135,000 | 13/05/2022 | Flat |
| OXFORD HOUSE 3 ASHLEA ROAD, HAVERHILL, WEST SUFFOLK, SUFFOLK, CB9 8QD | £149,500 | 30/09/2021 | Flat |

**Area average:** £134,800 (5 sales)

## Capital growth trend

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

- **5y growth:** -7.1%
- **10y growth:** -19.5%

## House Price Index (HM Land Registry)

*Official index for West Suffolk; Flats and maisonettes series; as of June 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 0%
- **10y growth (index):** 14.2%

## 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 Flat, Green Road, CB9 | £1,025/mo | 2 | 0.57 miles | OpenRent |
| 2 Bed Flat, St Esprit House, CB9 | £985/mo | 2 | 0.61 miles | OpenRent |

**Average rent: £1,005/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.73% (weak for cashflow)
- **Max investor price (0.8%):** £125,625
- **Target investor price (1%):** £100,500

*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 £1,005/mo).*

- **Gross yield:** 8.8%
- **Cost-to-rent:** 11.4×
- **Monthly cashflow:** £340/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.3%

*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 | 47 |
| Shoplifting | 14 |
| Other theft | 7 |
| Public order | 6 |
| Anti-social behaviour | 4 |
| Burglary | 4 |
| Criminal damage and arson | 4 |
| Other crime | 4 |
| Drugs | 2 |
| Possession of weapons | 2 |
| Robbery | 2 |
| Theft from the person | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **98** |

*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 |
|------|------|----------|--------|
| Churchill Special Free School | Other | 0.3 miles | Outstanding — 11 Sep 2015 |
| Coupals Primary Academy | Primary | 0.3 miles | Good — 1 Nov 2017 |
| Westfield Primary Academy | Primary | 0.7 miles | Good — 13 Jul 2022 |
| Samuel Ward Academy | Secondary | 1.0 miles | Good — 7 Dec 2022 |
| Place Farm Primary Academy | Primary | 1.0 miles | Good — 27 Nov 2022 |