# 2 bedroom end of terrace house for sale (CM8 2NY) ## Property Details | Key | Value | |-----|-------| | Address | 80 LABURNUM WAY, WITHAM, ESSEX CM8 2NY | | Price | £315,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | B | | Last sold | £323,500 Jun 2025 | ## Description Situated in a sought-after location, this charming end of terrace house offers a perfect blend of convenience and comfort. Boasting two well-appointed bedrooms, this property is ideal for small families or professionals looking for a cosy home. The house has been meticulously maintained, ensuring a warm and inviting atmosphere throughout. The property features a lovely garden, perfect for enjoying outdoor activities or simply relaxing in the fresh air. In addition, there is off-street parking and a garage, providing ample space for vehicles and storage. With its affordable price and desirable location, this property presents a fantastic opportunity for those seeking a well-maintained home in a peaceful neighbourhood. Don't miss out on the chance to make this delightful house your own. Contact us today to arrange a viewing. ## Property Photos - ![Picture No. 17](/listings/photos/158185601/617201) - Picture No. 17 - ![Picture No. 04](/listings/photos/158185601/617202) - Picture No. 04 - ![Picture No. 05](/listings/photos/158185601/617205) - Picture No. 05 - ![Picture No. 02](/listings/photos/158185601/617207) - Picture No. 02 - ![Picture No. 23](/listings/photos/158185601/617208) - Picture No. 23 - ![Picture No. 09](/listings/photos/158185601/617210) - Picture No. 09 - ![Picture No. 11](/listings/photos/158185601/617211) - Picture No. 11 - ![Picture No. 12](/listings/photos/158185601/617213) - Picture No. 12 - ![Picture No. 18](/listings/photos/158185601/617214) - Picture No. 18 - ![Picture No. 03](/listings/photos/158185601/617216) - Picture No. 03 - ![Picture No. 08](/listings/photos/158185601/617222) - Picture No. 08 - ![Picture No. 01](/listings/photos/158185601/617224) - Picture No. 01 - ![Picture No. 14](/listings/photos/158185601/617225) - Picture No. 14 - ![Picture No. 22](/listings/photos/158185601/617226) - Picture No. 22 - ![Picture No. 15](/listings/photos/158185601/617228) - Picture No. 15 - ![Picture No. 16](/listings/photos/158185601/617229) - Picture No. 16 - ![Picture No. 19](/listings/photos/158185601/617230) - Picture No. 19 - ![Picture No. 10](/listings/photos/158185601/617231) - Picture No. 10 - ![Picture No. 13](/listings/photos/158185601/617232) - Picture No. 13 ## Floorplans - ![Floorplan](/listings/photos/158185601/617234) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/158185601/617236) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 80 LABURNUM WAY, WITHAM, BRAINTREE, ESSEX, CM8 2NY | £323,500 | 05/06/2025 | 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 | |---------|-------|------|------| | 3A HAWTHORNE RISE, WITHAM, BRAINTREE, ESSEX, CM8 2LQ | £405,000 | 27/11/2025 | Terraced | | 7 ALDER WALK, WITHAM, BRAINTREE, ESSEX, CM8 2PP | £257,000 | 01/12/2023 | Terraced | | 11 CHESTNUT WALK, WITHAM, BRAINTREE, ESSEX, CM8 2PR | £305,000 | 02/11/2023 | Terraced | | 30 ELDERBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PT | £275,000 | 25/08/2023 | Terraced | | 9 JUNIPER CRESCENT, WITHAM, BRAINTREE, ESSEX, CM8 2NX | £323,000 | 20/07/2023 | Terraced | | 13 LIME CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 2PA | £340,000 | 14/07/2023 | Terraced | | [Same street] 76 LABURNUM WAY, WITHAM, BRAINTREE, ESSEX, CM8 2NY | £1,650 | 07/06/2023 | Other | | 29 WALNUT DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 2ST | £240,000 | 25/11/2022 | Terraced | | 2 POPLAR CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 2PB | £335,000 | 22/11/2022 | Terraced | | 10 LARCH GROVE, WITHAM, BRAINTREE, ESSEX, CM8 2LW | £377,000 | 11/11/2022 | Terraced | | 19 DOROTHY SAYERS DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 2LZ | £300,000 | 01/11/2022 | Terraced | | 34 YEW CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 2PW | £320,000 | 21/10/2022 | Terraced | | [Same street] 51 LABURNUM WAY, WITHAM, BRAINTREE, ESSEX, CM8 2NY | £402,000 | 20/10/2022 | Semi-detached | | 43 ROWAN WAY, WITHAM, BRAINTREE, ESSEX, CM8 2LJ | £325,000 | 17/10/2022 | Terraced | | 26 MULBERRY GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PX | £240,000 | 22/09/2022 | Terraced | | 36 DOROTHY SAYERS DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 2LX | £300,000 | 14/09/2022 | Terraced | | 8 MAGNOLIA CLOSE, WITHAM, BRAINTREE, ESSEX, CM8 2PD | £310,000 | 25/08/2022 | Terraced | | 38 JUNIPER CRESCENT, WITHAM, BRAINTREE, ESSEX, CM8 2NX | £415,000 | 26/07/2022 | Terraced | | 44 DOROTHY SAYERS DRIVE, WITHAM, BRAINTREE, ESSEX, CM8 2LX | £327,500 | 09/06/2022 | Terraced | | 2 LARCH GROVE, WITHAM, BRAINTREE, ESSEX, CM8 2LW | £340,000 | 27/05/2022 | Terraced | | 1 ACACIA GARDENS, WITHAM, BRAINTREE, ESSEX, CM8 2PU | £350,000 | 13/05/2022 | Terraced | | 18 LABURNUM WAY, WITHAM, BRAINTREE, ESSEX, CM8 2LG | £210,000 | 18/03/2022 | Terraced | **Street average:** £201,825 (2 sales) **Area average:** £314,725 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £325,417 (30 Terraced, CM8, 2024–2026) - **Deviation:** -3.2% ## 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, Dorothy Sayers Drive, CM8 | £1,200/mo | 2 | 0.16 miles | OpenRent | | 2 Bed Flat, Braintree Road, CM8 | £1,150/mo | 2 | 0.5 miles | OpenRent | | 2 Bed Flat, Bellfield Close, CM8 | £1,150/mo | 2 | 0.52 miles | OpenRent | | 2 Bed Flat, Hamilton Court, CM8 | £1,150/mo | 2 | 0.63 miles | OpenRent | | 2 Bed Flat, Templemead, CM8 | £1,300/mo | 2 | 0.63 miles | OpenRent | **Average rent: £1,190/mo (5 listings)** ## 1% Rule - **Rent ratio:** 0.37% (weak for cashflow) - **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:** 4.4% - **Cost-to-rent:** 22.8× - **Monthly cashflow:** £-231/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -3% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 10% - **10y growth:** 43.3% ## 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)