Average Rent, House Prices and Buy-to-Let Yield in West Suffolk (July 2026)
The average private rent in West Suffolk is £1,179 a month (ONS, July 2026) and the average house price £296,879 (HM Land Registry, June 2026): a gross yield of 4.8%, ranked 108 of 316 local authorities.
Rent in West Suffolk
The average private rent across all property types is £1,179 a month (+3.9% on a year earlier). The regional median in the East of England is £1,249.
| Property | Per month | Per year |
|---|---|---|
| 1 bedroom | £815 | £9,780 a year |
| 2 bedrooms | £1,057 | £12,684 a year |
| 3 bedrooms | £1,314 | £15,768 a year |
| 4+ bedrooms | £1,849 | £22,188 a year |
The bedroom ladder in West Suffolk: one to two bedrooms adds 29.7% to the rent, two to three adds 24.3% and three to four-plus adds 40.7% (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 West Suffolk
The average price paid is £296,879 (+1.6% on a year earlier).
| Type | Average price |
|---|---|
| Detached | £452,809 |
| Semi-detached | £281,843 |
| Terraced | £231,019 |
| Flat | £146,457 |
Rents are outrunning prices in West Suffolk. Rents moved +3.9% over the year against +1.6% for prices — a gap of 2.3 points that lifts the gross yield a buyer sees today. West Suffolk ranks 157th of 316 local authorities for rent growth and 213th of 316 for price growth; the England-and-Wales medians are +3.8% and +2.8%.
Gross yield by property type in West Suffolk
| Type | Rent / month | Average price | Gross yield | E&W median |
|---|---|---|---|---|
| Flat | £1,057 | £146,457 | 8.7% | 7.5% |
| Terraced house | £1,314 | £231,019 | 6.8% | 5.7% |
| Semi-detached | £1,314 | £281,843 | 5.6% | 4.6% |
| Detached | £1,849 | £452,809 | 4.9% | 4.1% |
On these pairings the strongest gross yield in West Suffolk is on flats at 8.7%, 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 4.8% (rent × 12 ÷ price) — rank 108 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 £35,370 a year for the average rent.
- EPC before 2030: 47% of EPCs lodged in West Suffolk over the last year were below band C — the level a rented home needs by 1 October 2030 — with 34% at D (EPC ratings in West Suffolk).
- Council tax: Band D in West Suffolk is £2,351 for 2026/27, and the council charges a 100% second-home premium (council tax in West Suffolk).
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 £1,179 supports a loan of about £177,404, which is 59.8% 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 West Suffolk
- Yield calculator with £296,879 and £1,179 already filled in
- Mortgage stress test at 75% LTV on the average price
- Rent affordability: the income a tenant needs to reference at £1,179 a month
- Rental income tax on £14,148 a year of rent
Nearest neighbours by yield, in the East of England
| Area | Rent | Price | Yield | Rent 12m |
|---|---|---|---|---|
| Tendring | £1,051 | £261,717 | 4.8% | +4.6% |
| Colchester | £1,196 | £298,003 | 4.8% | +2.3% |
| Southend-on-Sea | £1,296 | £325,586 | 4.8% | +4.7% |
| 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% |
All 316 areas ranked · council tax in West Suffolk · EPC ratings in West Suffolk.
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
£1,179 a month across all property types (ONS Price Index of Private Rents, July 2026), up 3.9% on a year earlier.
£296,879 (HM Land Registry UK House Price Index, June 2026).
About 4.8% gross on the averages — £1,179 rent against a £296,879 price — ranking 108 of 316 local authorities. Net yield depends on your mortgage and costs.
Flats on our pairing: 8.7% gross (£1,057 rent on a £146,457 price), against an England-and-Wales median of 7.5% for that type.
Rents +3.9% against prices +1.6% over the year — rents ahead, so yield is rising for a buyer today.
Referencing at 30 times the monthly rent points to roughly £35,370 a year of household income for the average home; the affordability calculator shows 24× and 36× too.