Flats/Maisonettes 4 sales on record

87 ELDERBERRY GARDENS

WITHAM, BRAINTREE, ESSEX, CM8 2PY

£175,000

Location

Map view View on Google Maps View on OpenStreetMap Street View CM8 2PY

Nearby

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

Type	Name	Distance
Bus stop	Mulberry Gardens	0.1 miles
Train station	Witham	0.5 miles
Shop	Ramsden Mills	0.6 miles
Hospital	Chelmsford and Essex (C&E) Centre	9.4 miles
University	Writtle School of Design	10.7 miles

Property details

Tenure

Leasehold

Property type

Flat

Last sold

£175,000 Jan 2026

Local average

£197,569 (35 sales)

Street crime

116 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	23/01/2026	£175,000	Flat	+12.9%	£167,716 to March 2026	View transaction
Sold	05/02/2016	£155,000	Flat	+24%	£183,490 to March 2026	View transaction
Sold	20/05/2013	£124,995	Flat	+168.8%	£189,032 to March 2026	View transaction
Sold	10/12/1999	£46,500	Flat	—	£161,002 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
HAMMOND COURT 15 JOPSON MEWS, WITHAM, BRAINTREE, ESSEX, CM8 2GW	£88,000	14/04/2023	Flat
57 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PY	£182,500	22/11/2022	Flat
105 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PY	£150,000	10/11/2022	Flat
45 MULBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PX	£180,000	10/11/2022	Flat
93 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PY	£100,000	05/09/2022	Flat
37 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PT	£160,000	05/08/2022	Flat
39 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PT	£160,000	05/08/2022	Flat
HAMMOND COURT 3 JOPSON MEWS, WITHAM, BRAINTREE, ESSEX, CM8 2GW	£220,000	05/08/2022	Flat
41 FOREST ROAD, WITHAM, BRAINTREE, ESSEX, CM8 2PS	£175,000	29/07/2022	Flat
59 MULBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PX	£211,500	23/02/2022	Flat
95 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PY	£165,000	10/11/2021	Flat
HAMMOND COURT 7 JOPSON MEWS, WITHAM, BRAINTREE, ESSEX, CM8 2GW	£75,250	20/10/2021	Flat
39 FOREST ROAD, WITHAM, BRAINTREE, ESSEX, CM8 2PS	£156,500	15/10/2021	Flat
9 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PT	£169,000	13/08/2021	Flat
43 MULBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PX	£143,000	19/07/2021	Flat
135 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PY	£162,000	30/06/2021	Flat
26 BABBS COURT, WITHAM, BRAINTREE, ESSEX, CM8 2GG	£81,200	25/06/2021	Flat

Area average: £151,703 (17 sales)

For sale comparables

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

Capital growth trend

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

5y growth 13.2%

10y growth 8.7%

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

1y (index) -4.2%

5y (index) -0.2%

10y (index) 16.3%

Rental Range

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

Low £1,107/mo

Realistic £1,230/mo

Optimistic £1,353/mo

Based on Local Authority from postcode lookup → Braintree.

LHA (30th percentile) 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 Flat, Elderberry Gardens, CM8	£950/mo	1	0.06 miles	OpenRent
1 Bed Flat, Crittall Road, CM8	£950/mo	1	0.41 miles	OpenRent
1 Bed Flat, Crittall Road, CM8	£950/mo	1	0.41 miles	OpenRent

Average rent: £950/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 7.3% gross yield avg £155,750 sale, £950/mo rent

Rent ratio 0.54%

Max investor price (0.8%) £118,750

Target investor price (1%) £95,000

Gross yield 6.5%

Cost-to-rent ratio 15.4×

Monthly cashflow £141/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.3%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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	49
Anti-social behaviour	20
Public order	9
Criminal damage and arson	8
Other theft	8
Shoplifting	8
Vehicle crime	6
Burglary	4
Other crime	3
Drugs	1
Total incidents	116

Within 1 mile during Apr 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
Templars Academy	Primary	0.6 miles	Good — 16 May 2019
Elm Hall Primary School	Primary	0.6 miles	Good — 24 Mar 2024
New Rickstones Academy	Secondary	0.7 miles	Good — 20 Jun 2018
Southview School	Other	0.7 miles	Outstanding — 16 Oct 2022
Chatten Free School	Other	0.8 miles	Outstanding — 12 May 2024

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
30/08/2010	04/08/2010	5	—

# 87 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PY

## Property details

- Slug: `71f4db2` (address key hash: `71f4db23aa86e06a2d971cdc55ccf431619f3aa8`)
- Postcode: CM8 2PY
- Transactions on record: 4

- Tenure: Leasehold
- Property type: Flat
- Last sold: £175,000 Jan 2026
- Local average: £197,569 (35 sales)
- Street crime: 116 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £175,000
- Date: 2026-01-23
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £175,000 | Flat | +12.9% | £167,716 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-d7bb-591c-e063-4704a8c00c31) |
| Sold | 2016-02-05 | £155,000 | Flat | +24% | £183,490 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/2d1e4b26-3b80-fcd1-e050-a8c0630544ec) |
| Sold | 2013-05-20 | £124,995 | Flat | +168.8% | £189,032 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/2488bcc7-c132-457f-a9c3-e3a8b713d7b1) |
| Sold | 1999-12-10 | £46,500 | Flat | — | £161,002 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/87d5def5-dfaf-4a47-a59a-0bcae7634114) |

*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 |
|---------|-------|------|------|
| 87 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PY | £175,000 | 23/01/2026 | Flat |
| 87 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PY | £155,000 | 05/02/2016 | Flat |
| 87 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PY | £124,995 | 20/05/2013 | Flat |
| 87 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PY | £46,500 | 10/12/1999 | 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 |
|---------|-------|------|------|
| HAMMOND COURT 15 JOPSON MEWS, WITHAM, BRAINTREE, ESSEX, CM8 2GW | £88,000 | 14/04/2023 | Flat |
| 57 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PY | £182,500 | 22/11/2022 | Flat |
| 105 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PY | £150,000 | 10/11/2022 | Flat |
| 45 MULBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PX | £180,000 | 10/11/2022 | Flat |
| 93 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PY | £100,000 | 05/09/2022 | Flat |
| 37 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PT | £160,000 | 05/08/2022 | Flat |
| 39 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PT | £160,000 | 05/08/2022 | Flat |
| HAMMOND COURT 3 JOPSON MEWS, WITHAM, BRAINTREE, ESSEX, CM8 2GW | £220,000 | 05/08/2022 | Flat |
| 41 FOREST ROAD, WITHAM, BRAINTREE, ESSEX, CM8 2PS | £175,000 | 29/07/2022 | Flat |
| 59 MULBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PX | £211,500 | 23/02/2022 | Flat |
| 95 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PY | £165,000 | 10/11/2021 | Flat |
| HAMMOND COURT 7 JOPSON MEWS, WITHAM, BRAINTREE, ESSEX, CM8 2GW | £75,250 | 20/10/2021 | Flat |
| 39 FOREST ROAD, WITHAM, BRAINTREE, ESSEX, CM8 2PS | £156,500 | 15/10/2021 | Flat |
| 9 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PT | £169,000 | 13/08/2021 | Flat |
| 43 MULBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PX | £143,000 | 19/07/2021 | Flat |
| 135 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PY | £162,000 | 30/06/2021 | Flat |
| 26 BABBS COURT, WITHAM, BRAINTREE, ESSEX, CM8 2GG | £81,200 | 25/06/2021 | Flat |

**Area average:** £151,703 (17 sales)

## Capital growth trend

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

- **5y growth:** 13.2%
- **10y growth:** 8.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -4.2%
- **5y growth (index):** -0.2%
- **10y growth (index):** 16.3%

## Rental Range

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

- **Low:** £1,107/mo
- **Realistic:** £1,230/mo
- **Optimistic:** £1,353/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 Flat, Elderberry Gardens, CM8 | £950/mo | 1 | 0.06 miles | OpenRent |
| 1 Bed Flat, Crittall Road, CM8 | £950/mo | 1 | 0.41 miles | OpenRent |
| 1 Bed Flat, Crittall Road, CM8 | £950/mo | 1 | 0.41 miles | OpenRent |

**Average rent: £950/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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

- **This street:** 7.3% gross yield (avg £155,750 sale, £950/mo rent)
*Based on OpenRent comparables (median £950/mo).*

- **Gross yield:** 6.5%
- **Cost-to-rent:** 15.4×
- **Monthly cashflow:** £141/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.3%

*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 | 49 |
| Anti-social behaviour | 20 |
| Public order | 9 |
| Criminal damage and arson | 8 |
| Other theft | 8 |
| Shoplifting | 8 |
| Vehicle crime | 6 |
| Burglary | 4 |
| Other crime | 3 |
| Drugs | 1 |
| **Total incidents** | **116** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Templars Academy | Primary | 0.6 miles | Good — 16 May 2019 |
| Elm Hall Primary School | Primary | 0.6 miles | Good — 24 Mar 2024 |
| New Rickstones Academy | Secondary | 0.7 miles | Good — 20 Jun 2018 |
| Southview School | Other | 0.7 miles | Outstanding — 16 Oct 2022 |
| Chatten Free School | Other | 0.8 miles | Outstanding — 12 May 2024 |

## FENSA Certificates

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

### FENSA Certificate #7579778
- **Address:** 87 Elderberry Gardens, WITHAM, CM8 2PY
- **Certificate Issued:** 30/08/2010
- **Work Completed:** 04/08/2010
- **Items:** 5 window(s)