Neighbourhood · West Suffolk
South Newmarket & Racecourse: house prices and how the area is changing
Official figures for the South Newmarket & Racecourse neighbourhood of West Suffolk, England (ONS area West Suffolk 015). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes CB8. Figures that read a point use the neighbourhood's centre, near CB8 0JS.
A middle-income neighbourhood, showing clear signs of gentrification
South Newmarket & Racecourse is a middle-income neighbourhood; it shows clear signs of gentrification against West Suffolk (4 of 20 signals rising, none falling). Houses here typically resell for £281,250 and flats for £165,000 (median resale prices, 2023-2025). Recorded crime is higher than across West Suffolk (1.3 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Newmarket, is about a 10-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.
Typical house price
£281,250
Median resale price of houses in the neighbourhood, 2023-2025; +16% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£165,000
Median resale price of flats in the neighbourhood, 2023-2025; +3% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Middle income
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Clear signs
Weighted balance +0.19; 4 of 20 signals up, 0 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 4 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 6 small areas range from decile 4 to 9.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£49,700
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
1.3 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
In line with the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where South Newmarket & Racecourse sits in West Suffolk
- Typical house price: 9th lowest of 21 neighbourhoods in West Suffolk
- Typical flat price: 4th lowest of the 8 neighbourhoods in West Suffolk with enough flat sales for one
- Average household income: 3rd lowest of 21 neighbourhoods in West Suffolk
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in South Newmarket & Racecourse
Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
4 of 20 counted signals point towards rising affluence against West Suffolk, 0 the other way and 16 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Recent price momentum
- Single-person households under 65
- Air quality
- Benefit claims (DWP)
Stations and schools nearby
Nearest station
- Newmarket Railway station, about a 10-minute walk from the neighbourhood's centre (790 m in a straight line). About 2.2 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to Cambridge (about 22 min) and Ipswich (about 54 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Houldsworth Valley Primary Academy 350 m from the neighbourhood's centre. Ofsted: Good (Nov 2019). Ungraded visit Jan 2025: Improved significantly.
- Nearest state secondary school Newmarket Academy 730 m from the neighbourhood's centre. Ofsted: Good (Jul 2023).
Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about South Newmarket & Racecourse
What is the typical house price in South Newmarket & Racecourse?
£281,250. Median resale price of houses in the neighbourhood, 2023-2025; +16% against 2017-2019.
How does South Newmarket & Racecourse compare with the rest of West Suffolk?
Typical house price: 9th lowest of 21 neighbourhoods in West Suffolk. Typical flat price: 4th lowest of the 8 neighbourhoods in West Suffolk with enough flat sales for one. Average household income: 3rd lowest of 21 neighbourhoods in West Suffolk.
Is South Newmarket & Racecourse an affluent area?
Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is South Newmarket & Racecourse gentrifying?
Clear signs. Weighted balance +0.19; 4 of 20 signals up, 0 down, against the borough.
What is the nearest station to South Newmarket & Racecourse?
Newmarket. Railway station, about a 10-minute walk from the neighbourhood's centre (790 m in a straight line). About 2.2 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to Cambridge (about 22 min) and Ipswich (about 54 min).
Which state schools are nearest to South Newmarket & Racecourse?
Nearest state primary school. Houldsworth Valley Primary Academy. 350 m from the neighbourhood's centre. Ofsted: Good (Nov 2019). Ungraded visit Jan 2025: Improved significantly. Nearest state secondary school. Newmarket Academy. 730 m from the neighbourhood's centre. Ofsted: Good (Jul 2023).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in South Newmarket & Racecourse?
A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.
Prepare a full report for a home here See a sample reportNearby neighbourhoods in West Suffolk
- North Newmarket, Studlands & Exning
- Red Lodge, Icklingham & Moulton
- Mildenhall
- Beck Row, Eriswell & Barton Mills
- Kedington, Hundon & Withersfield
- Haverhill North
- Barrow, Chedburgh & Sicklesmere
- Haverhill West
- All 21 neighbourhoods in West Suffolk
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.