# 116A WHITEHILL ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB5 8LY

## Property details

- Slug: `7a7ae5f` (address key hash: `7a7ae5fb8061b9c08a1aedd58a727a0d6afb94f0`)
- Postcode: CB5 8LY
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Floor area: 45 m²
- EPC rating: C
- Year built: England and Wales: 1950-1966
- Last sold: £234,000 Apr 2026
- Price per m²: £5,200/m²
- Local average: £288,909 (11 sales)
- Street crime: 340 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £234,000
- Date: 2026-04-02
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 03/11/2035
- **Current heating cost:** £413/year
- **Est. upgrade cost to C:** £2,850

### Recommendations
- I (£2,200 - £3,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0335-6329-6509-0334-6206)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-02 | £234,000 | Flat | +72.1% | £236,583 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-c55c-b8d0-e063-4704a8c08d98) |
| Sold | 2011-10-27 | £136,000 | Flat | — | £197,426 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5e169a5d-2e59-47a5-8b8b-9786ba54ea4d) |

*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 |
|---------|-------|------|------|
| 116A WHITEHILL ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB5 8LY | £234,000 | 02/04/2026 | Flat |
| 116A WHITEHILL ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB5 8LY | £136,000 | 27/10/2011 | Flat |

## Historic listings

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

- Matched listing: [169122641](http://87.117.209.195:8080/listings/486daf0)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £234,000 |
| listed | 2025-11-07 | £238,000 |
| sold | 2011-01-01 | £136,000 |
| sold | 2005-01-01 | £118,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HOLYOAKE COURT 2 WHITEHILL ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB5 8NB | £209,000 | 31/03/2025 | Flat |
| 13A RAYSON WAY, CAMBRIDGE, CAMBRIDGESHIRE, CB5 8NP | £275,000 | 04/11/2022 | Flat |
| HOLYOAKE COURT 4 WHITEHILL ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB5 8NB | £322,000 | 03/10/2022 | Flat |
| 15 RAWLYN ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB5 8NL | £260,000 | 22/03/2022 | Flat |

**Area average:** £266,500 (4 sales)

## Capital growth trend

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

- **5y growth:** -25.3%
- **10y growth:** -48.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.9%
- **5y growth (index):** -2.9%
- **10y growth (index):** -3.4%

## Rental Range

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

- **Low:** £1,625/mo
- **Realistic:** £1,806/mo
- **Optimistic:** £1,987/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 |
|------|------|------|------|------|
| 1 Bed End Terrace, Thetford Terrace, CB5 | £1,800/mo | 1 | 0.58 miles | OpenRent |
| 1 Bed Flat, Headford Close, CB5 | £1,200/mo | 1 | 0.64 miles | OpenRent |

**Average rent: £1,500/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.64% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 7.7%
- **Cost-to-rent:** 13×
- **Monthly cashflow:** £403/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.1%

*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 | 106 |
| Anti-social behaviour | 53 |
| Shoplifting | 39 |
| Other theft | 25 |
| Criminal damage and arson | 20 |
| Bicycle theft | 19 |
| Public order | 18 |
| Other crime | 14 |
| Vehicle crime | 12 |
| Burglary | 10 |
| Drugs | 9 |
| Robbery | 8 |
| Possession of weapons | 4 |
| Theft from the person | 3 |
| **Total incidents** | **340** |

*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 |
|------|------|----------|--------|
| The Fields Nursery School | Nursery | 0.1 miles | Good — 10 Jun 2024 |
| The Galfrid School | Primary | 0.2 miles | Good — 3 Dec 2023 |
| St Philip's CofE Aided Primary School | Primary | 0.5 miles | Good — 16 Jan 2022 |
| Brunswick Nursery School | Nursery | 0.8 miles | Outstanding — 19 Oct 2012 |
| Cambridge Maths School | Other | 1.0 miles | — (No rating) |