# 66 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GY

## Property details

- Slug: `6a54306` (address key hash: `6a5430648fea34cc0fe8c62208b898ffcd79ac23`)
- Postcode: CM8 1GY
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Floor area: 59 m²
- EPC rating: D
- Year built: England and Wales: 1996-2002
- Last sold: £205,000 Mar 2026
- Price per m²: £3,475/m²
- Local average: £197,366 (38 sales)
- Street crime: 131 incidents within 1 mile (May 2026)

## Latest sale

- Price: £205,000
- Date: 2026-03-02
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 05/08/2029
- **Current heating cost:** £751/year

### Recommendations
- L2 (1,800)
- Y (725)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0868-7092-6238-6791-4904)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-02 | £205,000 | Flat | — | £202,320 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-2086-8922-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 |
|---------|-------|------|------|
| 66 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GY | £205,000 | 02/03/2026 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GW | £220,000 | 14/11/2025 | Flat |
| 35 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GW | £165,000 | 06/10/2025 | Flat |
| 54 WICKHAM ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1XE | £100,000 | 29/08/2025 | Flat |
| 71 WICKHAM ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1XE | £175,000 | 10/03/2025 | Flat |
| MILL GREEN LODGE 37 RYLAND DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 1ZG | £310,000 | 31/01/2025 | Flat |
| MILL GREEN LODGE 22 RYLAND DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 1ZG | £423,950 | 19/12/2024 | Flat |
| MILL GREEN LODGE 8 RYLAND DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 1ZG | £454,950 | 12/12/2024 | Flat |
| MILL GREEN LODGE 52 RYLAND DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 1ZG | £440,000 | 29/11/2024 | Flat |
| 11 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GW | £215,000 | 26/07/2024 | Flat |
| 2 RICHARDS CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GG | £205,000 | 18/12/2023 | Flat |
| MILL GREEN LODGE 44 RYLAND DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 1ZG | £279,950 | 15/12/2023 | Flat |
| 8 RICHARDS CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GG | £195,000 | 30/11/2023 | Flat |
| 34 SHORTRIDGE COURT, WITHAM, BRAINTREE, ESSEX, CM8 1ET | £167,000 | 20/11/2023 | Flat |
| 29 SHORTRIDGE COURT, WITHAM, BRAINTREE, ESSEX, CM8 1ET | £190,000 | 02/11/2023 | Flat |
| MILL GREEN LODGE 28 RYLAND DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 1ZG | £297,950 | 29/09/2023 | Flat |
| 17 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GW | £225,000 | 22/09/2023 | Flat |
| 2A SPINKS LANE, WITHAM, BRAINTREE, ESSEX, CM8 1EP | £182,000 | 22/09/2023 | Flat |
| HOME BRIDGE COURT 24 HATFIELD ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1GJ | £345,000 | 22/09/2023 | Flat |
| MILL GREEN LODGE 17 RYLAND DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 1ZG | £319,450 | 30/06/2023 | Flat |
| MILL GREEN LODGE 48 RYLAND DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 1ZG | £286,950 | 30/06/2023 | Flat |

**Area average:** £259,860 (20 sales)

## Capital growth trend

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

- **5y growth:** 14.1%
- **10y growth:** 8.7%

## House Price Index (HM Land Registry)

*Official index for Braintree; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -5.4%
- **5y growth (index):** -2.5%
- **10y growth (index):** 13%

## Rental Range

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

- **Low:** £1,109/mo
- **Realistic:** £1,232/mo
- **Optimistic:** £1,355/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Terraced House, Epping Way, CM8 | £895/mo | 1 | 0.07 miles | OpenRent |
| 2 Bed Terraced House, Epping Way, CM8 | £1,300/mo | 2 | 0.09 miles | OpenRent |
| 1 Bed Maisonette, Wickham Road, CM8 | £850/mo | 1 | 0.18 miles | OpenRent |
| 4 Bed Semi-Detached House, Stevens Road, CM8 | £2,300/mo | 4 | 0.21 miles | OpenRent |
| 3 Bed Terraced House, Christina Road, CM8 | £1,450/mo | 3 | 0.3 miles | OpenRent |
| 1 Bed Flat, Penhaligon Court, CM8 | £1,150/mo | 1 | 0.45 miles | OpenRent |
| 3 Bed Flat, Mortimer Way, CM8 | £1,400/mo | 3 | 0.45 miles | OpenRent |
| 1 Bed Flat, Newland Street, CM8 | £1,000/mo | 1 | 0.49 miles | OpenRent |
| 3 Bed Terraced House, Ness Walk, CM8 | £1,500/mo | 3 | 0.52 miles | OpenRent |
| 3 Bed Terraced House, Humber Road, CM8 | £1,500/mo | 3 | 0.53 miles | OpenRent |
| 2 Bed Flat, Freebournes Court, CM8 | £1,175/mo | 2 | 0.62 miles | OpenRent |
| 1 Bed Flat, Croxall Court, CM8 | £1,050/mo | 1 | 0.62 miles | OpenRent |
| 3 Bed Terraced House, Cam Way, CM8 | £1,500/mo | 3 | 0.62 miles | OpenRent |
| 2 Bed Flat, Freebournes Court, CM8 | £1,175/mo | 2 | 0.63 miles | OpenRent |
| 3 Bed Semi-Detached House, Orwell Walk, CM8 | £1,800/mo | 3 | 0.65 miles | OpenRent |
| 1 Bed Flat, Croxall Court, CM8 | £1,050/mo | 1 | 0.65 miles | OpenRent |
| 2 Bed Terraced House, Carraways, CM8 | £1,300/mo | 2 | 0.68 miles | OpenRent |
| 3 Bed End Terrace, Douglas Grove, CM8 | £1,400/mo | 3 | 0.7 miles | OpenRent |

**Average rent: £1,322/mo (18 listings)**

## 1% Rule

- **Rent ratio:** 0.63% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 7.6%
- **Cost-to-rent:** 13.1×
- **Monthly cashflow:** £338/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.8%

*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 | 59 |
| Anti-social behaviour | 19 |
| Criminal damage and arson | 12 |
| Other theft | 10 |
| Public order | 8 |
| Shoplifting | 8 |
| Other crime | 5 |
| Drugs | 3 |
| Vehicle crime | 3 |
| Burglary | 2 |
| Possession of weapons | 1 |
| Robbery | 1 |
| **Total incidents** | **131** |

*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 |
|------|------|----------|--------|
| Maltings Academy | Secondary | 0.1 miles | Requires improvement — 7 Dec 2023 |
| Howbridge Infant School | Primary | 0.3 miles | Good — 15 Jun 2023 |
| Holy Family Catholic Primary School | Primary | 0.4 miles | Good — 15 Nov 2022 |
| Howbridge Church of England Junior School | Primary | 0.4 miles | Good — 15 Jan 2024 |
| Chipping Hill Primary School | Primary | 0.6 miles | — (Inspected (no overall grade)) |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #16372010
- **Address:** 66 Halcyon Close, WITHAM, CM8 1GY
- **Certificate Issued:** 07/07/2024
- **Work Completed:** 25/06/2024
- **Items:** 1 door(s)