Local market reports › CB area › CB8
Ashley market report CB8, Newmarket
The standing CB8 (Ashley) property market report, rebuilt from the full public record every month. The raw material for this page is 18,971 HM Land Registry entries for CB8 (Newmarket), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in CB8 (Newmarket) came in at £293,000, out of 167 registered, down 10% on five years earlier, and the mean stands at £338,200, and by floor area homes here have averaged about £3,580 per square metre over the last five years. The record behind it is 18,971 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
The postcode district CB8 covering Newmarket, Ashley, Brinkley sits in Newmarket. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where CB8 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 CB8 homes really sell for
Take the 167 registered 2026 sales in CB8 and the middle price, the median, is £293,000. The mean lands at £338,200, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
Price per square metre in CB8
The last five years of sales put CB8 at roughly £3,580 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
For scale: the England and Wales median is £285,000, so CB8 trades 3% above the country as a whole.
A typical CB8 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £293,000 | £293,000 | 167 |
| 2025 | £350,000 | £358,370 | 560 |
| 2024 | £336,000 | £357,237 | 483 |
| 2023 | £330,000 | £362,589 | 418 |
| 2022 | £315,000 | £369,373 | 601 |
| 2021 | £325,000 | £411,492 | 678 |
| 2020 | £280,000 | £363,306 | 458 |
| 2019 | £283,800 | £371,994 | 484 |
| 2018 | £278,500 | £371,246 | 504 |
| 2017 | £265,000 | £361,433 | 591 |
| 2016 | £267,000 | £373,536 | 626 |
| 2015 | £239,000 | £337,707 | 538 |
| 2014 | £205,000 | £290,828 | 663 |
| 2013 | £192,800 | £277,420 | 564 |
| 2012 | £190,000 | £279,656 | 451 |
| 2011 | £175,000 | £264,183 | 484 |
| 2010 | £190,000 | £297,969 | 467 |
| 2009 | £162,000 | £260,416 | 479 |
| 2008 | £200,000 | £327,842 | 377 |
| 2007 | £195,000 | £330,774 | 734 |
| 2006 | £169,000 | £293,362 | 849 |
| 2005 | £170,000 | £302,531 | 664 |
| 2004 | £158,000 | £286,959 | 779 |
| 2003 | £140,200 | £258,282 | 750 |
| 2002 | £127,800 | £240,455 | 788 |
| 2001 | £98,500 | £189,361 | 769 |
| 2000 | £85,000 | £166,813 | 748 |
| 1999 | £73,200 | £145,884 | 774 |
| 1998 | £65,000 | £131,207 | 686 |
| 1997 | £60,000 | £123,048 | 698 |
| 1996 | £55,500 | £117,047 | 611 |
| 1995 | £57,000 | £123,909 | 528 |
In cash terms the typical CB8 home went from £57,000 in 1995 to £293,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 136%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 29% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the CB8 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 2002 (+29.7% on the year before); the weakest, 2009 (−19.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −16.3% | −18.2% |
| 5 years (since 2021) | −2.1% | −6.6% |
| 10 years (since 2016) | +0.9% | −2.4% |
| 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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 34% of the typed total. A detached home currently trades at £475,000 against £182,500 for a flat, 2.6 times the price.
Median by property type, CB8
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £475,000 | 43 | 6,530 |
| Semi-detached | £302,500 | 48 | 4,410 |
| Terraced | £242,500 | 56 | 5,986 |
| Flats | £182,500 | 20 | 2,045 |
How many homes change hands in CB8
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
CB8 recorded 403 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 760 sales a year before the financial crisis and 446 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
CB8 falls under West Suffolk, where the ONS puts the average private rent at £1,177 a month (May 2026 figures). Size sets most of the rent: one-beds average £813 a month here against £1,848 for four or more bedrooms.
Average monthly rent by size, West Suffolk
ONS Price Index of Private Rents, May 2026.
Set against the £293,000 median sold price, £1,177 a month is £14,124 a year, a gross yield of 4.8%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What kind of market CB8 is
Among the 16 measurable districts of its area, CB8 ranks 15 by median price: towards the affordable end.
Asked and answered: CB8 (Ashley)
Is CB8 (Ashley) a good place to buy a house?
How much did a house sell for in CB8 (Ashley)?
Are property prices falling in CB8 (Ashley)?
Are CB8 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 10% over five years in cash but down 29% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
CB8's current homes for sale
Everything above is what homes in CB8 sold for. Turning to what is actually available: 214 homes on the market right now, from 9 agents publishing to HomesIndex, at a typical asking price 35% above the CB8 median sold price.
26% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Waterloo Close, Newmarket, CB8, Newmarket
- High Street, Cheveley, Newmarket, Suffolk, CB8
- The Street, Kirtling, Newmarket, Suffolk, CB8
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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.
Bedroom by bedroom: CB prices by size
Real sold prices by size across the CB area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
CB8 ranks 16 of 16 in the CB area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
CB area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside CB8, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CB8 0 | £265,000 | 63 |
| CB8 7 | £295,000 | 31 |
| CB8 8 | £335,000 | 47 |
| CB8 9 | £432,500 | 26 |
How CB8 compares nearby
Same city, different markets. The neighbouring districts of the CB area, dearest first:
| District | Median | 5-year |
|---|---|---|
| CB3 | £645,000 | +10% |
| CB2 | £490,000 | -1% |
| CB10 | £485,000 | +9% |
| CB1 | £475,000 | +2% |
| CB21 | £455,000 | +1% |
| CB11 | £450,000 | +3% |
| CB22 | £430,000 | -6% |
| CB4 | £413,200 | +1% |
| CB5 | £405,000 | -1% |
| CB25 | £405,000 | +11% |
| CB24 | £396,800 | +3% |
| CB23 | £385,000 | +8% |
| CB6 | £330,000 | +6% |
| CB7 | £295,000 | -3% |
| CB8 (this report) | £293,000 | -10% |
| CB9 | £265,000 | -3% |
Selling a home in CB8? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in CB8, use the average prices map for a rough value: zoom from CB8's shading down to the sold homes on your own street. The figures above are every recorded CB8 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working CB8: the featured spot on this report is free for founding agents, one per district. Claim CB8.
Dig further
Behind the answers sits the same Land Registry record as this page, with CB8 already set as the subject. Free, one click sign in.
See every individual CB8 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.