Sold STC Terraced

36 EPPING WAY

WITHAM, ESSEX CM8 1NQ

2 beds 1 baths 581 sq ft Listed 15 Aug 2025 (-304d)

£260,000

Guide Price

Save

# 2 bedroom terraced house for sale (CM8 1NQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 36 EPPING WAY, WITHAM, ESSEX CM8 1NQ |
| Price | £260,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 54 m² |
| Last sold | £260,000 Dec 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 19/08/2035
- **Current heating cost:** £558/year
- **Est. upgrade cost to C:** £22,030

### Recommendations
- W2 (£5,000 - £10,000)
- C (£20 - £40)
- N (£4,000 - £7,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2018-1416-3687-6372-7111)

## Description

Guide Price £260,000 - £280,000

Ideal First Home!

Looking for a property you can make your own? Whether you are a first time buyer or investor, this two bedroom home in Epping Way could be perfect for you.

Enjoy a separate kitchen, equipped for you to cook up a storm, along with a spacious lounge/diner that is ideal for entertaining guests or unwinding in the evenings with your favourite TV shows.

Imagine relaxing in the rear garden on a summer's day, sipping a drink and letting time slip by. If gardening is your passion, this space offers the perfect opportunity to create your own outdoor haven.

Situated in a sought after location near Malting’s Academy, the home is within walking distance to local amenities and the town centre. If you commute, you’ll appreciate easy access to the A12 and Witham Mainline Train Station. Plus, the property benefits from an allocated parking space adding extra convenience.

Don’t miss out – call us to book your viewing today!

## Property Photos

- ![Photo](/listings/photos/165793058/246223)
- ![Photo](/listings/photos/165793058/246224)
- ![Photo](/listings/photos/165793058/246225)
- ![Photo](/listings/photos/165793058/246226)
- ![Photo](/listings/photos/165793058/246227)
- ![Photo](/listings/photos/165793058/246228)

## Floorplans

- ![Floorplan 1](/listings/photos/165793058/246229) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/165793058/246230) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 36 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ | £260,000 | 19/12/2025 | Semi-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 |
|---------|-------|------|------|
| [Same street] 12 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ | £318,000 | 07/01/2026 | Terraced |
| 19 GUITHAVON ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1HD | £370,000 | 02/12/2025 | Terraced |
| 5 TURSTAN ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1PB | £300,000 | 28/11/2025 | Terraced |
| 14 CUPPERS CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1EY | £385,000 | 07/11/2025 | Terraced |
| 67 BRIDGE STREET, WITHAM, BRAINTREE, ESSEX, CM8 1BU | £255,000 | 29/08/2025 | Terraced |
| 58 PINKHAM DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 1DU | £287,000 | 13/10/2023 | Terraced |
| 17 HORSNELL ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1FE | £394,995 | 30/06/2023 | Terraced |
| 19 HORSNELL ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1FE | £404,995 | 29/06/2023 | Terraced |
| 5 HORSNELL ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1FE | £436,995 | 31/03/2023 | Terraced |
| 10 HORSNELL ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1FE | £399,995 | 29/03/2023 | Terraced |
| 12 HORSNELL ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1FE | £449,995 | 21/12/2022 | Terraced |
| 14 HORSNELL ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1FE | £439,995 | 21/12/2022 | Terraced |
| 8 BLUNTS HALL ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1ER | £321,000 | 16/12/2022 | Terraced |
| 20 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GY | £380,000 | 28/11/2022 | Terraced |
| 4 BOYDIN CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1PD | £280,000 | 18/11/2022 | Terraced |
| [Same street] 106 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ | £286,500 | 17/10/2022 | Terraced |
| 64 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GY | £380,000 | 30/09/2022 | Terraced |
| 62 PINKHAM DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 1DU | £306,000 | 26/08/2022 | Terraced |
| 48 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GY | £420,000 | 26/08/2022 | Terraced |
| 39 BRIDGE STREET, WITHAM, BRAINTREE, ESSEX, CM8 1BU | £260,000 | 19/08/2022 | Terraced |
| 46 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GY | £400,000 | 29/07/2022 | Terraced |
| 3 STEVENS ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1NB | £350,000 | 29/07/2022 | Terraced |
| [Same street] 22 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ | £297,500 | 08/06/2022 | Terraced |
| [Same street] 128 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ | £265,000 | 04/05/2022 | Terraced |
| [Same street] 48 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ | £340,000 | 18/02/2022 | Semi-detached |
| [Same street] 136 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ | £215,000 | 14/01/2022 | Terraced |
| [Same street] 126 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ | £185,000 | 21/12/2021 | Terraced |
| [Same street] 72 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ | £270,000 | 05/11/2021 | Terraced |
| [Same street] 50 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ | £250,000 | 29/09/2021 | Terraced |
| [Same street] 74 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ | £276,000 | 16/09/2021 | Semi-detached |

**Street average:** £270,300 (10 sales)
**Area average:** £361,049 (20 sales)

## Price vs local average

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

- **Local average:** £325,417 (30 Terraced, CM8, 2024–2026)
- **Deviation:** -20.1%

## Rental Range

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

- **Low:** £1,107/mo
- **Realistic:** £1,230/mo
- **Optimistic:** £1,353/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £773/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 Terraced House, Epping Way, CM8 | £1,300/mo | 2 | 0.12 miles | OpenRent |
| 2 Bed Flat, Shortridge Court, CM8 | £1,100/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Flat, Freebournes Court, CM8 | £1,175/mo | 2 | 0.6 miles | OpenRent |

**Average rent: £1,192/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £146,875
- **Target investor price (1%):** £117,500

*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 £1,175/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.4×
- **Monthly cashflow:** £9/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.1%

*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).*

## Price per Square Metre

- **£/m²:** £4,815/m²

## Capital growth trend

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

- **5y growth:** 9.2%
- **10y growth:** 36.9%

## House Price Index (HM Land Registry)

*Official index for Braintree; Terraced series; as of March 2026.*

- **1y growth (index):** 0.4%
- **5y growth (index):** 12.1%
- **10y growth (index):** 34%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6

/ 6

Property details

Tenure

FREEHOLD

Floor area

54 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£260,000 Dec 2025

Price per m²

£4,815/m²

Local average

£325,417 (-20.1%)

Deprivation

Decile 5 (16,166 of 33,755)

Street crime

132 incidents within 1 mile (Apr 2026)

Key features

End Of Chain
Mid Terrace House
Two Bedrooms
Lounge / Diner
Allocated Parking Space
Walking Distance To Town Centre

Additional details

Parking: Yes
Garden: Yes

Description

Guide Price £260,000 - £280,000

Ideal First Home!

Looking for a property you can make your own? Whether you are a first time buyer or investor, this two bedroom home in Epping Way could be perfect for you.

Enjoy a separate kitchen, equipped for you to cook up a storm, along with a spacious lounge/diner that is ideal for entertaining guests or unwinding in the evenings with your favourite TV shows.

Imagine relaxing in the rear garden on a summer's day, sipping a drink and letting time slip by. If gardening is your passion, this space offers the perfect opportunity to create your own outdoor haven.

Situated in a sought after location near Malting’s Academy, the home is within walking distance to local amenities and the town centre. If you commute, you’ll appreciate easy access to the A12 and Witham Mainline Train Station. Plus, the property benefits from an allocated parking space adding extra convenience.

Don’t miss out – call us to book your viewing today!

Listed by

Witham

Spicerhaart

Reference: 165793058

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 20/08/2025

Expiry date: 19/08/2035

Current heating cost: £558/year

Potential heating cost: £547/year

Est. upgrade cost to C: £22,030

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£5,000 - £10,000)
Increase hot water cylinder insulation (£20 - £40)
Solar water heating (£4,000 - £7,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	19/12/2025 (5 months ago)	£260,000	—

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 12 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ	£318,000	07/01/2026	Terraced
19 GUITHAVON ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1HD	£370,000	02/12/2025	Terraced
5 TURSTAN ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1PB	£300,000	28/11/2025	Terraced
14 CUPPERS CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1EY	£385,000	07/11/2025	Terraced
67 BRIDGE STREET, WITHAM, BRAINTREE, ESSEX, CM8 1BU	£255,000	29/08/2025	Terraced
58 PINKHAM DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 1DU	£287,000	13/10/2023	Terraced
17 HORSNELL ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1FE	£394,995	30/06/2023	Terraced
19 HORSNELL ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1FE	£404,995	29/06/2023	Terraced
5 HORSNELL ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1FE	£436,995	31/03/2023	Terraced
10 HORSNELL ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1FE	£399,995	29/03/2023	Terraced
12 HORSNELL ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1FE	£449,995	21/12/2022	Terraced
14 HORSNELL ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1FE	£439,995	21/12/2022	Terraced
8 BLUNTS HALL ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1ER	£321,000	16/12/2022	Terraced
20 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GY	£380,000	28/11/2022	Terraced
4 BOYDIN CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1PD	£280,000	18/11/2022	Terraced
Same street 106 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ	£286,500	17/10/2022	Terraced
64 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GY	£380,000	30/09/2022	Terraced
62 PINKHAM DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 1DU	£306,000	26/08/2022	Terraced
48 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GY	£420,000	26/08/2022	Terraced
39 BRIDGE STREET, WITHAM, BRAINTREE, ESSEX, CM8 1BU	£260,000	19/08/2022	Terraced
46 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GY	£400,000	29/07/2022	Terraced
3 STEVENS ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1NB	£350,000	29/07/2022	Terraced
Same street 22 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ	£297,500	08/06/2022	Terraced
Same street 128 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ	£265,000	04/05/2022	Terraced
Same street 48 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ	£340,000	18/02/2022	Semi-detached
Same street 136 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ	£215,000	14/01/2022	Terraced
Same street 126 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ	£185,000	21/12/2021	Terraced
Same street 72 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ	£270,000	05/11/2021	Terraced
Same street 50 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ	£250,000	29/09/2021	Terraced
Same street 74 EPPING WAY, WITHAM, BRAINTREE, ESSEX, CM8 1NQ	£276,000	16/09/2021	Semi-detached

Street average: £270,300 (10 sales)

Area average: £361,049 (20 sales)

Capital growth trend

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

5y growth 9.2%

10y growth 36.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Braintree. Series: Terraced. As of March 2026.

1y (index) 0.4%

5y (index) 12.1%

10y (index) 34%

Rental Range

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

Low £1,107/mo

Realistic £1,230/mo

Optimistic £1,353/mo

Based on Local Authority from postcode lookup → Braintree.

LHA (30th percentile) floor for Bury St Edmunds: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CM8 1NQ

Nearby

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

Type	Name	Distance
Shop	Yumcious Cakes	0.1 miles
Bus stop	Spinks Lane	0.1 miles
Bus stop	Bridge Hospital	0.2 miles
Shop	Lidl	0.2 miles
Train station	Witham	0.8 miles
Train station	Hatfield Peverel	1.9 miles
Hospital	St Peter's Hospital	4.9 miles
Hospital	Chelmer Clinic	6.3 miles
University	Anglia Ruskin University, Chelmsford Campus	7.7 miles
University	Writtle School of Design	9.6 miles

Street-level crime

Category	Count
Violence and sexual offences	58
Anti-social behaviour	25
Public order	11
Other theft	8
Burglary	7
Criminal damage and arson	7
Shoplifting	7
Drugs	2
Other crime	2
Vehicle crime	2
Bicycle theft	1
Possession of weapons	1
Robbery	1
Total incidents	132

Within 1 mile during Apr 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
Maltings Academy	Secondary	0.1 miles	Requires improvement — 7 Dec 2023
Howbridge Infant School	Primary	0.4 miles	Good — 15 Jun 2023
Holy Family Catholic Primary School	Primary	0.4 miles	Good — 15 Nov 2022
Howbridge Church of England Junior School	Primary	0.4 miles	Good — 15 Jan 2024
Chipping Hill Primary School	Primary	0.6 miles	— (Inspected (no overall grade))

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 Terraced House, Epping Way, CM8	£1,300/mo	2	0.12 miles	OpenRent
2 Bed Flat, Shortridge Court, CM8	£1,100/mo	2	0.17 miles	OpenRent
2 Bed Flat, Freebournes Court, CM8	£1,175/mo	2	0.6 miles	OpenRent

Average rent: £1,192/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 5.8% gross yield avg £269,364 sale, £1,300/mo rent

Rent ratio 0.45%

Max investor price (0.8%) £146,875

Target investor price (1%) £117,500

Gross yield 5.4%

Cost-to-rent ratio 18.4×

Monthly cashflow £9/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.1%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).

Download brochure