Buy-to-let in West Suffolk
Yields, prices, demand and local risks for West Suffolk, covering Brandon, Bury St Edmunds, Haverhill and 1 more ranked towns.
West Suffolk in figures
- Gross rental yield
- 5.4% to 6.8%
- By kind of home, across West Suffolk
- Entry price, across its towns
- £195,000 to £265,000
- The cheapest postcode district's median sale
- Price move, 12 months
- +2.4%
- UK House Price Index, across West Suffolk
- Price move, 10 years
- +32.1%
- UK House Price Index, across West Suffolk
- Population
- 189,407
- West Suffolk, +6.3% growth
- Flats across West Suffolk let for £950/mo against a median sale of £168,000 there: 6.8% gross before costs, on ONS rents and sold prices for the whole authority.
- ONS puts the median rent across the whole local authority at £1,183/mo, which is the figure to check an asking rent against.
- Prices across West Suffolk rose 2.4% over the last year on the mix-adjusted UK HPI, which is measured for the whole local authority.
- Prices +32% over ten years (West Suffolk)
- £11,150 stamp duty with the 5% surcharge on a £195,000 buy-to-let
- 642 homes added across West Suffolk
- Band D £2,351 (West Suffolk)
- 1.1% long-term empty across West Suffolk
- +19% five-year forecast for East of England as a whole (Savills), not this area
These figures are from Clarity's monthly ranking dataset, one method across every place so they compare. The West Suffolk report measures the area in more depth over its own twelve months, so its figures are the ones to quote.
What sits behind the figures
Prices across West Suffolk moved +32.1% over ten years on the UK House Price Index.
Employee jobs across West Suffolk moved +16.7% from 2015 to 2024 (ONS Business Register and Employment Survey).
65% of the energy performance certificates lodged across Brandon's postcode districts are below band C (6,735 certificates). Clarity measures areas rather than individual homes, so this is the share of the local stock likely to need energy-efficiency work before it meets a band C standard, not a survey of any one property.
A buy-to-let at £195,000 pays £11,150 in Stamp Duty Land Tax, including the 5% surcharge on additional homes.
The five-year forecast quoted above (Savills, East of England) is a regional figure for East of England as a whole, not a forecast for West Suffolk, and Clarity does not rank on it.
Towns in West Suffolk
| Town | Entry price | Gross yield | Tenant demand |
|---|---|---|---|
| Brandon | £195,000 | 6.8%flats | 6.7/10 |
| Bury St Edmunds | £240,000 | 5.9%terraced houses | 7.1/10 |
| Haverhill | £249,000 | 5.9%terraced houses | 7.2/10 |
| Newmarket | £265,000 | 5.4%semi-detached houses | 7.5/10 |
Each yield is West Suffolk's, for the kind of home that town's prices point to, and the year's price move is measured across West Suffolk as a whole, so towns pointing to the same kind of home share a yield.
The West Suffolk report
The full report measures West Suffolk from its own sales: sold prices and rents for each type of home, the year's price move, crime per resident and worker, flood risk, planning designations, housing delivery and regeneration funding, with a worked buy-to-let deal on your own budget. This edition was built in October 2026.
Read the cover of the West Suffolk report, free, with its headline figures, before you decide.
You own this report
The latest Clarity PDF report for West Suffolk, monthly rebuilds included.
Read a full Liverpool report, free to see everything a report contains.
Compare it with everywhere else
The investment map ranks West Suffolk against every other place we cover, on your own budget and strategy. Questions about the figures or about us are answered here.
Sources and further reading
- HM Land Registry: UK House Price Index
- HM Land Registry: Price Paid Data (England and Wales)
- Registers of Scotland: property market statistics (Scotland)
- ONS: Price Index of Private Rents
- ONS: Population estimates
- ONS: Business Register and Employment Survey
- MHCLG: Energy Performance of Buildings Data (England and Wales)
- HMRC: Stamp Duty Land Tax