# 40 MAHADDIE WAY, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2WE

## Property details

- Slug: `e3717a4` (address key hash: `e3717a4db1bcba4b2a57d87891a6bc636afee780`)
- Postcode: PE28 2WE
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Floor area: 146 m²
- EPC rating: B
- Last sold: £460,000 Apr 2026
- Price per m²: £3,151/m²
- Local average: £500,440 (100 sales)
- Street crime: 14 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £460,000
- Date: 2026-04-21
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 05/09/2028
- **Current heating cost:** £322/year
- **Est. upgrade cost to C:** £6,500

### Recommendations
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8408-7131-6410-2086-4902)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-21 | £460,000 | Detached | +11.9% | £465,111 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-c679-b8d0-e063-4704a8c08d98) |
| Sold | 2018-09-28 | £410,995 | Detached | — | £480,054 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/7e86b6fa-85d5-458c-e053-6b04a8c0c84c) |

*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 |
|---------|-------|------|------|
| 40 MAHADDIE WAY, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2WE | £460,000 | 21/04/2026 | Detached |
| 40 MAHADDIE WAY, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2WE | £410,995 | 28/09/2018 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 MAHADDIE WAY, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2WE | £465,000 | 06/05/2026 | Detached |
| 40 STATION ROAD, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2TD | £385,000 | 19/12/2025 | Detached |
| 1 MILL END CLOSE, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2FP | £670,000 | 05/12/2025 | Detached |
| 25 ELDRIDA DRIVE, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2WR | £570,000 | 14/02/2025 | Detached |
| 80 HUMBERDALE WAY, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2TP | £325,000 | 08/11/2024 | Detached |
| 11 SAXON WAY, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2WJ | £413,000 | 21/11/2023 | Detached |
| 70 STATION ROAD, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2TH | £581,000 | 31/10/2023 | Detached |
| 6 WILTHORNE, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2TT | £350,000 | 30/08/2023 | Detached |
| 1 ORCHARD CLOSE, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2SQ | £248,000 | 06/04/2023 | Detached |
| 1 LAWRENCE DRIVE, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2WB | £425,000 | 15/12/2022 | Detached |
| 102 HIGH STREET, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2TB | £442,000 | 28/11/2022 | Detached |
| 2B STATION ROAD, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2TD | £375,000 | 21/10/2022 | Detached |
| 76 HUMBERDALE WAY, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2TP | £330,000 | 15/09/2022 | Detached |
| 17 PASTURE CLOSE, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2RB | £380,000 | 22/07/2022 | Detached |
| 59 SAXON WAY, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2WJ | £425,000 | 15/06/2022 | Detached |
| 8 HEATH ROAD, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2TQ | £400,000 | 09/06/2022 | Detached |
| 20 MAHADDIE WAY, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2WE | £435,000 | 18/03/2022 | Detached |
| 84 HUMBERDALE WAY, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2TP | £280,000 | 25/02/2022 | Detached |
| 26 PASTURE CLOSE, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2RB | £325,000 | 28/01/2022 | Detached |
| 15 MAHADDIE WAY, WARBOYS, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE28 2WE | £543,000 | 25/01/2022 | Detached |

**Area average:** £418,350 (20 sales)

## Capital growth trend

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

- **5y growth:** -2.1%
- **10y growth:** 35.1%

## House Price Index (HM Land Registry)

*Official index for Huntingdonshire; Detached series; as of July 2026.*

- **1y growth (index):** 2.7%
- **5y growth (index):** 14.7%
- **10y growth (index):** 33.5%

## Rental Range

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

- **Low:** £951/mo
- **Realistic:** £1,057/mo
- **Optimistic:** £1,163/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (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, High Street, PE28 | £755/mo | 1 | 0.33 miles | OpenRent |
| 1 Bed Flat, High Street, PE28 | £775/mo | 1 | 0.33 miles | OpenRent |

**Average rent: £765/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.17% (weak for cashflow)
- **Max investor price (0.8%):** £95,625
- **Target investor price (1%):** £76,500

*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 £765/mo).*

- **Gross yield:** 2%
- **Cost-to-rent:** 50.1×
- **Monthly cashflow:** £-1,148/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:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 6 |
| Violence and sexual offences | 4 |
| Drugs | 3 |
| Criminal damage and arson | 1 |
| **Total incidents** | **14** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| Warboys Primary Academy | Primary | 0.4 miles | Requires improvement — 20 Jun 2024 |
| Bury CofE Primary School | Primary | 2.6 miles | Good — 4 Jun 2013 |
| Abbey College, Ramsey | Secondary | 2.9 miles | Good — 16 Nov 2023 |
| Upwood Primary Academy | Primary | 3.2 miles | Good — 14 Dec 2022 |
| Ramsey Spinning Infant School | Primary | 3.2 miles | Good — 4 Dec 2013 |