Cambridge · 5-bed
Church End, Shalford, Braintree
© OpenStreetMap · click to open in maps
Asking price
£1,050,000
£316/sqft
Verdict
Overpriced by £433,297 vs 5+ bed homes nearby
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
£3,250/mo
3.7% gross yield
Open-market tenant on a 12-month AST.
HMO (rooms)
Best fit£3,400/mo
3.9% gross yield
4–6 individual tenants, shared living. Highest yield, most management.
LHA / Section 8
£1,446/mo
1.6% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£1,229/mo
1.4% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
5-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
3.7% gross — won't cover costs at current rates.
HMO (rooms)
3.9% HMO yield is too low for the management overhead.
Buy + rent later
Rent would cover most mortgage costs but you'd top up if it sat empty for a few months.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£46,250
Home mover
£46,250
2nd home / BTL
£98,750
Mortgage @ 75% LTV
- Loan
- £787,500
- Deposit
- £262,500
- Per month
- £4,836
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £361,250
Should you pay this?
Asking price is roughly £433,297 above what 5+ bed homes typically go for here.
You're paying £1,050,000. Comparable 5+ bed homes in this area suggest a market price of around £616,703.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£3,250/month3.71% gross yield
Based on 792 live rentals in Cambridge · 5-bed homes here average £2,836/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is tight as a fallback — worth running the numbers carefully.
Property features
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Loading nearby sold…
Crime risk
Flood risk
Schools & Ofsted
No schools indexed yet for this postcode sector. The official sources below cover every UK postcode.
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data — only the local authority can confirm a specific year's catchment boundary.
Contains public sector information licensed under the Open Government Licence v3.0.
Area pulse
- 31,087 new listings here in the last month — good comparable supply.
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