Sold STC Detached

NORTHFIELD HOUSE

WASH LANE, NEWMARKET, WICKHAMBROOK, SUFFOLK CB8 8XQ

4 beds 2,002 sq ft Listed 11 Mar 2015 (-4149d)

£565,000

Guide Price

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# 4 bedroom detached house for sale (CB8 8XQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | NORTHFIELD HOUSE, WASH LANE, NEWMARKET, WICKHAMBROOK, SUFFOLK CB8 8XQ |
| Price | £565,000 |
| Bedrooms | 4 |
| Floor area | 186 m² |
| Last sold | £565,000 Jul 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** D
- **Expiry date:** 28/02/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £2,690/year
- **Est. upgrade cost to C:** £22,100

### Recommendations
- A3 (£1,500 - £2,700)
- W1 (£800 - £1,200)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- X (£4,500)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0398-5002-7247-3736-9900)

## Description

A superb family home delightfully set with this semi-rural location and enjoying some delightful views to rear overlooking rolling countryside.

Cleverly extended and improved by the current owner, the property offers some generous size rooms throughout. Accommodation includes entrance hall, superb living room measuring 30ft in length, garden room/conservatory, dining room, kitchen/breakfast room, cloakroom, four generous size bedrooms (en-suite to master) and a re-fitted bathroom. Benefiting from oil fired heating and double glazing.

Approached via a sweeping driveway the property also offers plenty of parking and delightful well stocked gardens.

Further detached barn offering huge scope for possible conversion or separate dwelling subject to usual consent and approval.

## Property Photos

- ![Photo](/listings/photos/48794563/1350249)
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## Floorplans

- ![Floorplan 1](/listings/photos/48794563/1350267) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/48794563/1350268) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| NORTHFIELD HOUSE WASH LANE, WICKHAMBROOK, NEWMARKET, ST EDMUNDSBURY, SUFFOLK, CB8 8XQ | £565,000 | 31/07/2015 | 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 |
|---------|-------|------|------|
| HEYBRIDGE POST OFFICE HILL, WICKHAMBROOK, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 8UH | £660,000 | 17/03/2023 | Detached |
| THE NEW HOUSE CLOAK LANE, WICKHAMBROOK, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 8UJ | £580,000 | 07/10/2022 | Detached |

**Area average:** £620,000 (2 sales)

## Price vs local average

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

- **Local average:** £602,050 (57 Detached, CB8, 2024–2026)
- **Deviation:** -6.2%

## Rental Range

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

- **Low:** £1,059/mo
- **Realistic:** £1,177/mo
- **Optimistic:** £1,295/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,446/mo

## 1% Rule

- **Rent ratio:** 0.21% (weak for cashflow)
- **Max investor price (0.8%):** £147,125
- **Target investor price (1%):** £117,700

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £3,038/m²

## Capital growth trend

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

- **5y growth:** 17.2%
- **10y growth:** 56.8%

## House Price Index (HM Land Registry)

*Official index for West Suffolk; Detached series; as of April 2026.*

- **1y growth (index):** 4.5%
- **5y growth (index):** 12.3%
- **10y growth (index):** 33%

## 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)

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Property details

Floor area

186 m²

EPC rating

Last sold

£565,000 Jul 2015

Price per m²

£3,038/m²

Local average

£602,050 (-6.2%)

Deprivation

Decile 6 (19,967 of 33,755)

Street crime

2 incidents within 1 mile (May 2026)

Key features

Outstanding Family Home
Cleverly Extended and Improved
Generous Size Rooms
Four Bedrooms
Detached Barn
Delightful Gardens

Additional details

Parking: Yes
Garden: Yes

Description

A superb family home delightfully set with this semi-rural location and enjoying some delightful views to rear overlooking rolling countryside.

Cleverly extended and improved by the current owner, the property offers some generous size rooms throughout. Accommodation includes entrance hall, superb living room measuring 30ft in length, garden room/conservatory, dining room, kitchen/breakfast room, cloakroom, four generous size bedrooms (en-suite to master) and a re-fitted bathroom. Benefiting from oil fired heating and double glazing.

Approached via a sweeping driveway the property also offers plenty of parking and delightful well stocked gardens.

Further detached barn offering huge scope for possible conversion or separate dwelling subject to usual consent and approval.

Listed by

Newmarket

Morris Armitage

Reference: 48794563

EPC Rating & Upgrade Cost

This certificate expired on 28/02/2026. A new EPC may be required before the property can be marketed or let.

Current rating: F

Potential rating: D

Inspection date: 01/03/2016

Expiry date: 28/02/2026 (expired)

Current heating cost: £2,690/year

Potential heating cost: £1,603/year

Est. upgrade cost to C: £22,100

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

Recommendations

Room-in-roof insulation (£1,500 - £2,700)
Floor insulation (suspended floor) (£800 - £1,200)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
High performance external doors (£4,500)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

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	31/07/2015 (10 years ago)	£565,000	—

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
HEYBRIDGE POST OFFICE HILL, WICKHAMBROOK, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 8UH	£660,000	17/03/2023	Detached
THE NEW HOUSE CLOAK LANE, WICKHAMBROOK, NEWMARKET, WEST SUFFOLK, SUFFOLK, CB8 8UJ	£580,000	07/10/2022	Detached

Area average: £620,000 (2 sales)

Capital growth trend

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

5y growth 17.2%

10y growth 56.8%

House Price Index (HM Land Registry — official index, not sold-price averages): West Suffolk. Series: Detached. As of April 2026.

1y (index) 4.5%

5y (index) 12.3%

10y (index) 33%

Rental Range

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

Low £1,059/mo

Realistic £1,177/mo

Optimistic £1,295/mo

Based on Local Authority from postcode lookup → West Suffolk.

LHA (30th percentile) floor for Cambridge: £1,446/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CB8 8XQ

Address

Malting End, Wickhambrook, West Suffolk, Suffolk, England, CB8 8XQ, United Kingdom

Nearby

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

Type	Name	Distance
Bus stop	Pound House	0.2 miles
Shop	Chapel Studios	2.7 miles
Shop	Ashley Stores	5.5 miles
Hospital	West Suffolk Hospital	8.1 miles
Train station	Newmarket	8.3 miles
Train station	Dullingham	8.6 miles
Hospital	St Edmunds Hospital	8.9 miles

Street-level crime

Category	Count
Anti-social behaviour	1
Public order	1
Total incidents	2

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
Wickhambrook Primary Academy	Primary	0.5 miles	— (Inspected (no overall grade))
Barnardiston Hall Preparatory School	Other	3.4 miles	— (No rating)
Hundon Community Primary School	Primary	3.6 miles	Good — 1 Jun 2020

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.21%

Max investor price (0.8%) £147,125

Target investor price (1%) £117,700

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).