Sold STC Retirement Property

45

HAVENFIELD, ARBURY ROAD, CAMBRIDGE, CAMBRIDGESHIRE CB4 2JY

1 beds 1 baths 41 m² Listed 7 Apr 2025 (-469d)

£80,000

Guide Price

Reduced on 7 Apr 2025

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# 1 bedroom retirement property for sale (CB4 2JY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 45, HAVENFIELD, ARBURY ROAD, CAMBRIDGE, CAMBRIDGESHIRE CB4 2JY |
| Price | £80,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £76,000 Sep 2025 |

## Description

A well presented one bedroom apartment for over 60's set within this complex located within easy reach of Cambridge City Centre.

Immaculate throughout, this sizeable property offers accommodation to include an entrance hall, living room, kitchen, sizeable main bedroom with built-in wardrobes and a bathroom.

Includes useful storage cupboard.

Benefitting from a long lease, just renewed (120 years).

**Communal Entrance** - Block paved pathway leading to communal secure entrance.

**Entrance** - Doors leading to living room, bedroom and bathroom.  Access to the lockable storage cupboard is external, adjacent to front door.

**Kitchen** - 2.36m x 2.04m (7'8" x 6'8") - Modern kitchen with range of matching eye and base level cupboards with work top over.  Stainless steel sink and drainer.  Tiled splashbacks throughout working areas.  Space and connection of electric cooker.  Space and plumbing for washing machine.  Wall mounted heater.  Wood effect flooring.  Opening to living room.

**Living Room** - 3.04m x 4.76m (9'11" x 15'7") - Spacious, well presented living room with window overlooking rear aspect.  Storage heater.  Wood effect flooring.  Opening to kitchen.  Door to entrance hall.

**Bedroom** - 2.78m x 4.00m (9'1" x 13'1") - Generous double bedroom with built-in wardrobes.  Window overlooking rear aspect.  Door to entrance hall.

**Bathroom** - 3.94m x 4.09m (12'11" x 13'5") - Modern bathroom with suite comprising low level W.C., pedestal hand basin and panelled bath with mixer tap and wall mounted electric shower over.  Tiled throughout wet areas.  Vinyl tile effect flooring.

**Outside** - Communal parking area.

**Property Information** - Maintenance fee - tbc

EPC  - C

Tenure - Leasehold (120 years) Ground rent £136 every six months and Service charge £3,100 per annum

Council Tax Band - B (Cambridge)

Property Type - Top Floor Apartment

Property Construction – Standard

Number & Types of Room – Please refer to the floorplan

Square Meters - 42 SQM

Parking – Communal Parking

Electric Supply - Mains

Water Supply – Mains

Sewerage - Mains

Heating sources - Electric Storage Heaters

Broadband Connected - tbc

Broadband Type – Ultrafast available, 1000Mbps download, 100Mbps upload

Mobile Signal/Coverage – Ofcom advise likely on all networks

Rights of Way, Easements, Covenants – None that the vendor is aware of

## Property Photos

- ![IMG_8989 FNT.jpg](/listings/photos/160350143/534015) - IMG_8989 FNT.jpg
- ![IMG_8982 BED.jpg](/listings/photos/160350143/534017) - IMG_8982 BED.jpg
- ![IMG_8985 BATH.jpg](/listings/photos/160350143/534020) - IMG_8985 BATH.jpg
- ![IMG_8987 STORAGE.jpg](/listings/photos/160350143/534023) - IMG_8987 STORAGE.jpg
- ![IMG_8975 KIT.jpg](/listings/photos/160350143/534024) - IMG_8975 KIT.jpg
- ![IMG_8977 LVG.jpg](/listings/photos/160350143/534025) - IMG_8977 LVG.jpg
- ![IMG_8979 BED.jpg](/listings/photos/160350143/534028) - IMG_8979 BED.jpg
- ![IMG_8988 BACK.jpg](/listings/photos/160350143/534033) - IMG_8988 BACK.jpg

## Floorplans

- ![45havenbury-High(3).jpg](/listings/photos/160350143/534039) - 45havenbury-High(3).jpg

## EPC Graphs

- ![EE Rating](/listings/photos/160350143/534045) - EE Rating

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| HAVENFIELD 45 ARBURY ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB4 2JY | £76,000 | 05/09/2025 | Flat |
| HAVENFIELD 45 ARBURY ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB4 2JY | £82,000 | 23/10/2015 | 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 |
|---------|-------|------|------|
| [Same street] HAVENFIELD 54 ARBURY ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB4 2JY | £125,000 | 08/08/2022 | Flat |
| [Same street] HAVENFIELD 19A ARBURY ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB4 2JY | £140,000 | 05/07/2022 | Flat |
| [Same street] HAVENFIELD 32 ARBURY ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB4 2JY | £95,000 | 29/04/2022 | Flat |
| [Same street] HAVENFIELD 52 ARBURY ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB4 2JY | £120,000 | 29/03/2022 | Flat |
| 11 LEYS AVENUE, CAMBRIDGE, CAMBRIDGESHIRE, CB4 2AN | £32,000 | 05/01/2022 | Other |
| [Same street] HAVENFIELD 44 ARBURY ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB4 2JY | £95,000 | 16/09/2021 | Flat |

**Street average:** £115,000 (5 sales)
**Area average:** £32,000 (1 sale)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £282,500 (2 Other, CB4, 2024–2026)
- **Deviation:** -71.7%

## Rental Range

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

- **Low:** £1,625/mo
- **Realistic:** £1,805/mo
- **Optimistic:** £1,986/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £898/mo

## 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 Detached House, Chesterton Road, CB4 | £1,750/mo | 1 | 0.47 miles | OpenRent |
| 1 Bed Flat, Chesterton, CB4 | £1,408/mo | 1 | 0.51 miles | OpenRent |

**Average rent: £1,579/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.97% (strong)
- **Max investor price (0.8%):** £197,375
- **Target investor price (1%):** £157,900

*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 £1,579/mo).*

- **Gross yield:** 23.7%
- **Cost-to-rent:** 4.2×
- **Monthly cashflow:** £1,081/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 55.9%

*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).*

## House Price Index (HM Land Registry)

*Official index for Cambridge; All dwelling types series; as of April 2026.*

- **1y growth (index):** -4.2%
- **5y growth (index):** 4.7%
- **10y growth (index):** 2.5%

## 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)

IMG_8989 FNT.jpg IMG_8982 BED.jpg IMG_8985 BATH.jpg IMG_8987 STORAGE.jpg IMG_8975 KIT.jpg IMG_8977 LVG.jpg IMG_8979 BED.jpg IMG_8988 BACK.jpg

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Property details

Tenure

LEASEHOLD (120 years remaining on lease)

Floor area

41 m²

Last sold

£76,000 Sep 2025

Local average

£282,500 (-71.7%)

Deprivation

Decile 9 (29,577 of 33,755)

Street crime

449 incidents within 1 mile (May 2026)

Key features

Top Floor Apartment
Spacious Living Room
Generous Double Bedroom
Secure Communal Entrance
Communal Parking
Easy Access to Cambridge City
120 Year Lease
Over 60's
NO ONWARD CHAIN
Viewing Essential

Additional details

Parking: Yes

Description

A well presented one bedroom apartment for over 60's set within this complex located within easy reach of Cambridge City Centre.

Immaculate throughout, this sizeable property offers accommodation to include an entrance hall, living room, kitchen, sizeable main bedroom with built-in wardrobes and a bathroom.

Includes useful storage cupboard.

Benefitting from a long lease, just renewed (120 years).

Communal Entrance - Block paved pathway leading to communal secure entrance.

Entrance - Doors leading to living room, bedroom and bathroom. Access to the lockable storage cupboard is external, adjacent to front door.

Kitchen - 2.36m x 2.04m (7'8" x 6'8") - Modern kitchen with range of matching eye and base level cupboards with work top over. Stainless steel sink and drainer. Tiled splashbacks throughout working areas. Space and connection of electric cooker. Space and plumbing for washing machine. Wall mounted heater. Wood effect flooring. Opening to living room.

Living Room - 3.04m x 4.76m (9'11" x 15'7") - Spacious, well presented living room with window overlooking rear aspect. Storage heater. Wood effect flooring. Opening to kitchen. Door to entrance hall.

Bedroom - 2.78m x 4.00m (9'1" x 13'1") - Generous double bedroom with built-in wardrobes. Window overlooking rear aspect. Door to entrance hall.

Bathroom - 3.94m x 4.09m (12'11" x 13'5") - Modern bathroom with suite comprising low level W.C., pedestal hand basin and panelled bath with mixer tap and wall mounted electric shower over. Tiled throughout wet areas. Vinyl tile effect flooring.

Outside - Communal parking area.

Property Information - Maintenance fee - tbc
EPC - C
Tenure - Leasehold (120 years) Ground rent £136 every six months and Service charge £3,100 per annum
Council Tax Band - B (Cambridge)
Property Type - Top Floor Apartment
Property Construction – Standard
Number & Types of Room – Please refer to the floorplan
Square Meters - 42 SQM
Parking – Communal Parking
Electric Supply - Mains
Water Supply – Mains
Sewerage - Mains
Heating sources - Electric Storage Heaters
Broadband Connected - tbc
Broadband Type – Ultrafast available, 1000Mbps download, 100Mbps upload
Mobile Signal/Coverage – Ofcom advise likely on all networks
Rights of Way, Easements, Covenants – None that the vendor is aware of

Listed by

Newmarket

Morris Armitage

Reference: 160350143

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

45havenbury-High(3).jpg

EPC Graphs

EE Rating

Price history

-7% since 2015

Event	Date	Price	% change
Sold	05/09/2025 (10 months ago)	£76,000	-7.3%
Sold	23/10/2015 (10 years ago)	£82,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
Same street HAVENFIELD 54 ARBURY ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB4 2JY	£125,000	08/08/2022	Flat
Same street HAVENFIELD 19A ARBURY ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB4 2JY	£140,000	05/07/2022	Flat
Same street HAVENFIELD 32 ARBURY ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB4 2JY	£95,000	29/04/2022	Flat
Same street HAVENFIELD 52 ARBURY ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB4 2JY	£120,000	29/03/2022	Flat
11 LEYS AVENUE, CAMBRIDGE, CAMBRIDGESHIRE, CB4 2AN	£32,000	05/01/2022	Other
Same street HAVENFIELD 44 ARBURY ROAD, CAMBRIDGE, CAMBRIDGESHIRE, CB4 2JY	£95,000	16/09/2021	Flat

Street average: £115,000 (5 sales)

Area average: £32,000 (1 sale)

Capital growth trend

House Price Index (HM Land Registry — official index, not sold-price averages): Cambridge. Series: All dwelling types. As of April 2026.

1y (index) -4.2%

5y (index) 4.7%

10y (index) 2.5%

Rental Range

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

Low £1,625/mo

Realistic £1,805/mo

Optimistic £1,986/mo

Based on Local Authority from postcode lookup → Cambridge.

LHA (30th percentile) floor for Cambridge: £898/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CB4 2JY

Address

45 Arbury Road

Nearby

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

Type	Name	Distance
Shop	Al Noor Grocers	0.1 miles
Shop	Cherry's Corner	0.1 miles
Bus stop	Union Lane	0.2 miles
Hospital	Urgent Care Cambridge	0.3 miles
Train station	Cambridge North	1.1 miles
University	BPP	1.3 miles
Hospital	Cambridge Lea Hospital (Spire)	1.8 miles
Train station	Cambridge	1.9 miles
University	Sub-department of Animal Behaviour (University of Cambridge)	3.7 miles

Street-level crime

Category	Count
Violence and sexual offences	141
Anti-social behaviour	77
Shoplifting	51
Criminal damage and arson	29
Vehicle crime	23
Other theft	21
Public order	21
Bicycle theft	20
Other crime	20
Drugs	16
Burglary	11
Robbery	8
Possession of weapons	7
Theft from the person	4
Total incidents	449

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Olive AP Academy - Cambridge	Other	0.3 miles	Good — 30 Sep 2022
North Cambridge Academy	Secondary	0.3 miles	Good — 10 Mar 2015
Milton Road Primary School	Primary	0.3 miles	Good — 17 Jun 2019
Cambridge Arts and Sciences (CATS and CSVPA)	Other	0.3 miles	— (No rating)
Colleges Nursery School	Nursery	0.4 miles	Outstanding — 15 Jan 2019

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 Detached House, Chesterton Road, CB4	£1,750/mo	1	0.47 miles	OpenRent
1 Bed Flat, Chesterton, CB4	£1,408/mo	1	0.51 miles	OpenRent

Average rent: £1,579/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.97%

Max investor price (0.8%) £197,375

Target investor price (1%) £157,900

Gross yield 23.7%

Cost-to-rent ratio 4.2×

Monthly cashflow £1,081/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 55.9%

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).