# 16 BRAITHWAITE ROAD, LONG MELFORD, SUDBURY, BABERGH, SUFFOLK, CO10 9FS

## Property details

- Slug: `96cfbc9` (address key hash: `96cfbc9f0308ca49ac70e2dde465135ad67f857f`)
- Postcode: CO10 9FS
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 66 m²
- EPC rating: B
- Last sold: £395,000 Mar 2026
- Price per m²: £5,985/m²
- Local average: £495,696 (97 sales)
- Street crime: 9 incidents within 1 mile (May 2026)

## Latest sale

- Price: £395,000
- Date: 2026-03-25
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 27/03/2029
- **Current heating cost:** £206/year
- **Est. upgrade cost to C:** £11,500

### Recommendations
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8251-7637-6720-3338-4922)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-25 | £395,000 | Detached | +29.5% | £390,646 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-5fc3-b8d0-e063-4704a8c08d98) |
| Sold | 2019-04-12 | £304,995 | Detached | — | £347,610 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/8a78b2af-fcfe-5cb0-e053-6b04a8c0f504) |

*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 BRAITHWAITE ROAD, LONG MELFORD, SUDBURY, BABERGH, SUFFOLK, CO10 9FS | £395,000 | 25/03/2026 | Detached |
| 16 BRAITHWAITE ROAD, LONG MELFORD, SUDBURY, BABERGH, SUFFOLK, CO10 9FS | £304,995 | 12/04/2019 | Detached |

## Historic listings

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

- Matched listing: [167952725](http://87.117.209.195:8080/listings/adff48c)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £395,000 |
| listed | 2025-10-08 | £395,000 |
| sold | 2019-01-01 | £304,995 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 17 SAMPSON DRIVE, LONG MELFORD, SUDBURY, BABERGH, SUFFOLK, CO10 9TF | £385,000 | 18/08/2025 | Detached |
| OLD COTTAGE BULL LANE, LONG MELFORD, SUDBURY, BABERGH, SUFFOLK, CO10 0BG | £785,000 | 17/12/2021 | Detached |

**Area average:** £585,000 (2 sales)

## Capital growth trend

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

- **5y growth:** 5%
- **10y growth:** 34.7%

## House Price Index (HM Land Registry)

*Official index for Babergh; Detached series; as of April 2026.*

- **1y growth (index):** 1.9%
- **5y growth (index):** 11.3%
- **10y growth (index):** 30.9%

## Rental Range

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

- **Low:** £875/mo
- **Realistic:** £972/mo
- **Optimistic:** £1,069/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Long Melford, CO10 | £1,100/mo | 2 | 0.48 miles | OpenRent |
| 2 Bed Terraced House, Station Road, CO10 | £995/mo | 2 | 1.15 miles | OpenRent |

**Average rent: £1,048/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £131,000
- **Target investor price (1%):** £104,800

*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 £1,048/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.4×
- **Monthly cashflow:** £-637/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.7%

*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 | 8 |
| Possession of weapons | 1 |
| **Total incidents** | **9** |

*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 |
|------|------|----------|--------|
| Long Melford Church of England Primary School | Primary | 0.5 miles | Good — 6 Sep 2019 |
| Acton Church of England Voluntary Controlled Primary School | Primary | 1.6 miles | Good — 14 Dec 2017 |
| Woodhall Primary School | Primary | 2.0 miles | Good — 8 Jan 2020 |
| Hillside Special School | Other | 2.1 miles | Outstanding — 12 Feb 2014 |
| Ormiston Sudbury Academy | Secondary | 2.2 miles | Requires improvement — 18 Oct 2023 |