Average Rent, House Prices and Buy-to-Let Yield in Fenland (July 2026)
The average private rent in Fenland is £840 a month (ONS, July 2026) and the average house price £223,168 (HM Land Registry, June 2026): a gross yield of 4.5%, ranked 149 of 316 local authorities.
Rent in Fenland
The average private rent across all property types is £840 a month (+3.7% on a year earlier). The regional median in the East of England is £1,249.
| Property | Per month | Per year |
|---|---|---|
| 1 bedroom | £625 | £7,500 a year |
| 2 bedrooms | £804 | £9,648 a year |
| 3 bedrooms | £976 | £11,712 a year |
| 4+ bedrooms | £1,385 | £16,620 a year |
The bedroom ladder in Fenland: one to two bedrooms adds 28.6% to the rent, two to three adds 21.4% and three to four-plus adds 41.9% (England-and-Wales medians 27.3%, 20.9% and 40.9%). The biggest step here is three to four or more bedrooms — the size where an extra room earns most, and the first place to look when comparing a conversion against its cost.
House prices in Fenland
The average price paid is £223,168 (+1.9% on a year earlier).
| Type | Average price |
|---|---|
| Detached | £307,943 |
| Semi-detached | £203,721 |
| Terraced | £159,476 |
| Flat | £90,795 |
Rents are outrunning prices in Fenland. Rents moved +3.7% over the year against +1.9% for prices — a gap of 1.8 points that lifts the gross yield a buyer sees today. Fenland ranks 169th of 316 local authorities for rent growth and 198th of 316 for price growth; the England-and-Wales medians are +3.8% and +2.8%.
Gross yield by property type in Fenland
| Type | Rent / month | Average price | Gross yield | E&W median |
|---|---|---|---|---|
| Flat | £804 | £90,795 | 10.6% | 7.5% |
| Terraced house | £976 | £159,476 | 7.3% | 5.7% |
| Semi-detached | £976 | £203,721 | 5.7% | 4.6% |
| Detached | £1,385 | £307,943 | 5.4% | 4.1% |
On these pairings the strongest gross yield in Fenland is on flats at 10.6%, against an England-and-Wales median of 7.5% for that type; the weakest is detached. Gross figures ignore service charges, which usually make flats the thinnest net yield of the four.
What that means for a landlord
- Gross yield 4.5% (rent × 12 ÷ price) — rank 149 of 316 local authorities; the regional median is 4.2%. Net yield is lower once mortgage interest, insurance, maintenance and voids come off.
- Tenant affordability: referencing at 30× means a household income of about £25,200 a year for the average rent.
- EPC before 2030: 49% of EPCs lodged in Fenland over the last year were below band C — the level a rented home needs by 1 October 2030 — with 37% at D (EPC ratings in Fenland).
- Council tax: Band D in Fenland is £2,538 for 2026/27, and the council charges a 100% second-home premium (council tax in Fenland).
Lender maths on the averages. At a 5.5% stress rate and 145% rent cover — the common buy-to-let convention — the average rent of £840 supports a loan of about £126,395, which is 56.6% of the average price. That falls short of 75% loan-to-value, so a buyer of an average home here needs a larger deposit or a stronger rent to pass the stress test. Both numbers are conventions rather than rules — change them in the stress test.
Run the numbers for Fenland
- Yield calculator with £223,168 and £840 already filled in
- Mortgage stress test at 75% LTV on the average price
- Rent affordability: the income a tenant needs to reference at £840 a month
- Rental income tax on £10,080 a year of rent
Nearest neighbours by yield, in the East of England
| Area | Rent | Price | Yield | Rent 12m |
|---|---|---|---|---|
| Basildon | £1,421 | £360,294 | 4.7% | +5.8% |
| Cambridge | £1,806 | £471,098 | 4.6% | +1.9% |
| Chelmsford | £1,442 | £383,103 | 4.5% | +3.3% |
| Braintree | £1,217 | £330,637 | 4.4% | +2.8% |
| King's Lynn and West Norfolk | £940 | £263,298 | 4.3% | +4.2% |
| Bedford | £1,170 | £329,830 | 4.3% | +3.4% |
All 316 areas ranked · council tax in Fenland · EPC ratings in Fenland.
Rents: ONS, Price Index of Private Rents (average monthly private rent by local authority, July 2026). Prices: HM Land Registry UK House Price Index (average price, June 2026). Gross yield = rent × 12 ÷ price, our calculation. Contains public sector information licensed under the Open Government Licence v3.0; contains HM Land Registry data © Crown copyright and database right 2026. Rankings and medians are ours, across 316 local authorities.
Asked about this area
£840 a month across all property types (ONS Price Index of Private Rents, July 2026), up 3.7% on a year earlier.
£223,168 (HM Land Registry UK House Price Index, June 2026).
About 4.5% gross on the averages — £840 rent against a £223,168 price — ranking 149 of 316 local authorities. Net yield depends on your mortgage and costs.
Flats on our pairing: 10.6% gross (£804 rent on a £90,795 price), against an England-and-Wales median of 7.5% for that type.
Rents +3.7% against prices +1.9% over the year — rents ahead, so yield is rising for a buyer today.
Referencing at 30 times the monthly rent points to roughly £25,200 a year of household income for the average home; the affordability calculator shows 24× and 36× too.