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Ashley market report CB8 8, Newmarket
The standing CB8 8 (Ashley) property market report, rebuilt from the full public record every month. Underneath every chart here sit 6,103 registered sales in CB8 8 (Newmarket) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 47 registered 2026 sales put the CB8 8 (Newmarket) median at £335,000, down 2% on five years earlier, with a mean of £350,300, and by floor area homes here have averaged about £3,630 per square metre over the last five years. Everything rests on 6,103 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
CB8 8 is a postcode sector: one group of streets inside CB8 (Newmarket). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where CB8 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What buyers actually paid in CB8 8
Across 47 registered 2026 sales, the typical (median) CB8 8 home went for £335,000. The mean is £350,300, nearly identical to it, meaning sales cluster closely around the typical figure.
What a square metre costs in CB8 8
Measured by floor area, the last five years of CB8 8 sales average about £3,630 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
England and Wales as a whole trade at a £285,000 median, leaving CB8 8 18% above the national figure.
The price of a typical CB8 8 home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £335,000 | £335,000 | 47 |
| 2025 | £330,000 | £337,891 | 153 |
| 2024 | £339,000 | £360,427 | 147 |
| 2023 | £310,000 | £340,614 | 121 |
| 2022 | £312,500 | £366,442 | 185 |
| 2021 | £342,500 | £433,649 | 214 |
| 2020 | £321,200 | £416,764 | 124 |
| 2019 | £286,100 | £375,009 | 136 |
| 2018 | £325,000 | £433,231 | 151 |
| 2017 | £275,000 | £375,072 | 175 |
| 2016 | £300,000 | £419,703 | 194 |
| 2015 | £270,000 | £381,510 | 202 |
| 2014 | £240,000 | £340,482 | 211 |
| 2013 | £225,000 | £323,753 | 178 |
| 2012 | £220,000 | £323,813 | 152 |
| 2011 | £210,000 | £317,019 | 177 |
| 2010 | £242,000 | £379,518 | 153 |
| 2009 | £210,000 | £337,577 | 155 |
| 2008 | £241,000 | £395,050 | 140 |
| 2007 | £215,000 | £364,700 | 239 |
| 2006 | £193,000 | £335,023 | 269 |
| 2005 | £177,000 | £314,989 | 213 |
| 2004 | £158,500 | £287,867 | 298 |
| 2003 | £151,000 | £278,179 | 245 |
| 2002 | £127,500 | £239,890 | 255 |
| 2001 | £102,800 | £197,628 | 254 |
| 2000 | £103,000 | £202,138 | 217 |
| 1999 | £75,000 | £149,471 | 237 |
| 1998 | £74,000 | £149,374 | 233 |
| 1997 | £67,000 | £137,403 | 251 |
| 1996 | £66,000 | £139,191 | 201 |
| 1995 | £64,000 | £139,126 | 176 |
In cash terms the typical CB8 8 home went from £64,000 in 1995 to £335,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 141%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 23% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the CB8 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2000 (+37.3% on the year before); the weakest, 2011 (−13.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +1.5% | −0.9% |
| 5 years (since 2021) | −0.4% | −5.0% |
| 10 years (since 2016) | +1.1% | −2.2% |
| 20 years (since 2006) | +2.8% | 0.0% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Transaction volumes
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 47 sales completed in CB8 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 249 sales a year before the financial crisis and 131 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
Rents around CB8 8
The local authority for CB8 8 is West Suffolk, and its ONS average private rent currently stands at £1,177 a month (May 2026 figures). The spread runs from £813 a month for a typical one-bed to £1,848 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, West Suffolk
ONS Price Index of Private Rents, May 2026.
Against the £335,000 median purchase price, a rent of £1,177 a month (£14,124 a year) works out at a 4.2% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
The shape of the CB8 8 market
Only 47 sales completed here in the last twelve months of data, which makes CB8 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the CB8 district median, CB8 8 sits 14% higher, marking it as a dearer pocket of the district.
What people ask about CB8 8 (Ashley)
Is CB8 8 (Ashley) a good place to buy a house?
How much did a house sell for in CB8 8 (Ashley)?
Are property prices falling in CB8 8 (Ashley)?
Where do CB8 8 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is roughly flat over five years in cash but down 23% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
CB8's current homes for sale
The live side of the market holds 214 homes at the moment, listed by 9 agents publishing to HomesIndex.
These cover the whole CB8 district, not just CB8 8: live asking prices are collected per district.
26% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Waterloo Close, Newmarket, CB8, Newmarket
- High Street, Cheveley, Newmarket, Suffolk, CB8
- The Street, Kirtling, Newmarket, Suffolk, CB8
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every CB8 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in CB
The Land Registry record, split by size: what each kind of home actually sold for across the CB area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £360,500 | £494,995 (+37%) | £689,000 (+39%) | £979,975 (+42%) |
| Semi-detached | £260,000 | £325,000 (+25%) | £408,000 (+26%) | £562,500 (+38%) | £760,000 (+35%) |
| Terraced | £250,000 | £315,000 (+26%) | £379,972 (+21%) | £575,000 (+51%) | £925,000 (+61%) |
| Flat | £237,975 | £350,000 (+47%) | £495,000 (+41%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the CB area is the point: the same five years treated these districts very differently.
Five-year change in the median, CB area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in CB8
Sector boundaries hide real price steps. The rest of CB8, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CB8 0 | £265,000 | 63 |
| CB8 7 | £295,000 | 31 |
| CB8 9 | £432,500 | 26 |
Zoom out to the full CB8 district report for the type split, monthly volumes and how CB8 compares with its neighbours.
Selling in CB8 8? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at CB8 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working CB8 8: the featured spot on this report is free for founding agents, one per district. Claim CB8 8.
Take it further
Behind the answers sits the same Land Registry record as this page, with CB8 8 already set as the subject. Free, one click sign in.
See every individual CB8 8 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.