Postcode · Newmarket

CB8 8EN area guide

Who lives in CB8 8EN, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: South Newmarket & Racecourse
Council: West Suffolk
Region: East of England
Neighbourhood population: 1,937 (2024)

CB8 8ENNewmarket

At a glance

What CB8 8EN is like

CB8 8EN is a postcode in the South Newmarket & Racecourse area of West Suffolk. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 1,937 people. 44.7% of households own their home, 47.9% rent privately and 6.2% are in social housing. The largest age group is 25–29, and 67.6% of adults are in work. On deprivation, it sits near the middle of the scale for England. Higher-harm crime is above the England and Wales average. Homes in CB8 8 sold for a median of £330,000 over the year to August 2026.

Scores

How CB8 8EN compares

Headline figures for CB8 8EN, set against England as a whole.

AffluenceMore

7.0/ 10

Around the middle. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

7/ 10

Around the middle: 35.4 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£330,000

Median over 115 sales in CB8 8, −6.4% on the year before.

TransportMore

7.0/ 10

Very good: 3 stations within a mile, 31 bus stops within 800m.

SchoolsMore

100%

Rated good or better across 6 inspected schools within 1 mile.

Household incomeMore

£49,682

Average annual income before tax, higher than 41% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where CB8 8EN differs most from the national average.

01
A big private rental marketPositive
47.9% of households rent privately, against 20.5% across England. Tenant demand is established here.
02
A young populationPositive
28.5% of residents are aged 20 to 34 (the peak renting age), against 19.6% across England.
03
Prices fallingLook closer
The median sale price in CB8 8 is down 6.4% on the year before.
04
Well connectedPositive
3 stations within a mile and 31 bus stops within a ten-minute walk.
05
Well-rated schoolsPositive
100% of the inspected schools nearby are rated good or better.

Questions

CB8 8EN FAQs

Is CB8 8EN a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 7.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 35.4 per 1,000 people a year, band 7 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 7.0 out of 10 (very good).

How much does a house cost in CB8 8EN?

The median sale price over the last year was £330,000.

Homes in CB8 8 sold for a median of £330,000 across 115 sales in the year to August 2026, −6.4% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is CB8 8EN safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 35.4 offences per 1,000 people a year around CB8 8EN, above the 31.1 average across England and Wales, band 7 of 10.

Who lives in CB8 8EN?

Age, home ownership and housing from the census.

The largest age group is 25–29, at 14.3% of residents. 44.7% of households own their home. The most common property type is purpose-built flat (37.5%).

Which council covers CB8 8EN?

The local authority for CB8 8EN is West Suffolk.

CB8 8EN comes under West Suffolk in the East of England. Council tax, planning applications and bin collections are handled there.

How well connected is CB8 8EN?

Connectivity scores 7.0 out of 10.

There are 31 bus stops within 800m and 3 stations and tram stops within a mile, scoring 7.0 out of 10 (very good). The nearest station is Entrance2, 0.3 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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