# 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 |
| 48 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GY | £420,000 | 26/08/2022 | Terraced |
| 62 PINKHAM DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 1DU | £306,000 | 26/08/2022 | Terraced |
| 39 BRIDGE STREET, WITHAM, BRAINTREE, ESSEX, CM8 1BU | £260,000 | 19/08/2022 | Terraced |
| 3 STEVENS ROAD, WITHAM, BRAINTREE, ESSEX, CM8 1NB | £350,000 | 29/07/2022 | Terraced |
| 46 HALCYON CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 1GY | £400,000 | 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:** 10.4%
- **10y growth:** 41.3%

## 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)