# 2 bedroom end of terrace house for sale (CB8 0AQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 39 CROFT ROAD, NEWMARKET, SUFFOLK CB8 0AQ |
| Price | £122,000 |
| Bedrooms | 2 |
| Last sold | £193,500 May 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 25/08/2035
- **Current heating cost:** £1,072/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0287-1209-9605-2600-1004)

## Description

We are pleased to offer a recently improved modern end-of-terrace property set within an established residential area, close to local shops and schooling.

The accommodation in brief comprises of entrance hall, sitting room, refitted kitchen/dining room, two bedrooms and a first floor bathroom. Benefiting from a generous size enclosed rear garden and gas fired central heating.

An ideal first time purchase or investment opportunity!

Offered for sale with no onward chain, viewing is recommended.

## Property Photos

- ![Front view](/listings/photos/17394888/2121311) - Front view
- ![Lounge](/listings/photos/17394888/2121312) - Lounge
- ![Kitchen](/listings/photos/17394888/2121313) - Kitchen
- ![Garden](/listings/photos/17394888/2121314) - Garden
- ![Rear view](/listings/photos/17394888/2121315) - Rear view

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 39 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ | £193,500 | 01/05/2026 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 148 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AF | £205,000 | 28/11/2025 | Terraced |
| 243 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AY | £160,500 | 21/08/2025 | Terraced |
| 243 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AY | £160,500 | 21/08/2025 | Terraced |
| 1 LAUREATE GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AW | £257,500 | 23/02/2024 | Terraced |
| 15 FIELDEN WAY, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0BS | £265,000 | 01/11/2023 | Terraced |
| 9 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ | £166,000 | 12/10/2023 | Terraced |
| 36 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ | £281,000 | 06/10/2023 | Terraced |
| 38 FIELD TERRACE ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AD | £240,000 | 28/06/2023 | Terraced |
| 5 CARSON WALK, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0DR | £257,500 | 27/06/2023 | Terraced |
| 6 GRIFFIN GARDENS, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AF | £267,500 | 09/06/2023 | Terraced |
| 5 FIELDEN WAY, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0BS | £260,000 | 05/06/2023 | Terraced |
| 121 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0EL | £190,000 | 31/05/2023 | Terraced |
| 11 GORDON RICHARDS CLOSE, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0BH | £245,000 | 26/05/2023 | Terraced |
| 63 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ | £210,000 | 09/03/2023 | Terraced |
| 1 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ | £212,500 | 28/02/2023 | Terraced |
| 275 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AY | £170,000 | 21/12/2022 | Terraced |
| 47 FIELD TERRACE ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AD | £255,000 | 19/12/2022 | Terraced |
| 219 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AY | £209,000 | 09/12/2022 | Terraced |
| 192 EXNING ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AH | £234,000 | 09/12/2022 | Terraced |
| 23 CROFT ROAD, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 0AQ | £192,000 | 06/12/2022 | Terraced |

**Area average:** £221,900 (20 sales)

## Price vs local average

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

- **Local average:** £253,724 (38 Terraced, CB8, 2024–2026)
- **Deviation:** -51.9%

## Rental Range

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

- **Low:** £1,061/mo
- **Realistic:** £1,179/mo
- **Optimistic:** £1,297/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| 2 Bed Maisonette, Tom Jennings Close, CB8 | £1,000/mo | 2 | 0.23 miles | OpenRent |
| 2 Bed Flat, Derby Way, CB8 | £1,150/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Semi-Detached House, Newmarket, CB8 | £1,300/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Flat, Mill Mews, CB8 | £1,050/mo | 2 | 0.68 miles | OpenRent |
| 2 Bed Terraced House, Pinza Close, CB8 | £1,399/mo | 2 | 0.77 miles | OpenRent |

**Average rent: £1,180/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.94% (okay)
- **Max investor price (0.8%):** £143,750
- **Target investor price (1%):** £115,000

*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 £1,150/mo).*

- **Gross yield:** 11.3%
- **Cost-to-rent:** 8.8×
- **Monthly cashflow:** £530/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 18%

*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).*

## Price per Square Metre

- **£/m²:** £2,140/m²

## Capital growth trend

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

- **5y growth:** 6.8%
- **10y growth:** 5.7%

## House Price Index (HM Land Registry)

*Official index for West Suffolk; Terraced series; as of June 2026.*

- **1y growth (index):** 2.4%
- **5y growth (index):** 11.1%
- **10y growth (index):** 35%

## 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)