Property investment stats for Mildenhall (West Suffolk), East of England
A complete guide to property investment in Mildenhall.
Last updated: 18 September 2025
Investment summary
Mildenhall is a fascinating spot for property investors, especially if you're drawn to areas with a strong private rental sector and a youthful population. The area sits in the 90th percentile for residents aged 20-30, which is unusually high and hints at steady demand for rental properties. The price-to-income ratio of 4.8 keeps affordability within reach for buyers, while the rent-to-income ratio of 28.5% suggests rents are not out of step with local earnings. Median asking prices for a three-bedroom house and a two-bedroom flat are £275,000 and £159,999 respectively, and with private renting in the 86th percentile, it's clear many locals prefer to rent rather than buy.
Rental yields are attractive, with an average of 5.3% and the top postcode district offering yields of 5.4%. However, capital growth over the last year has changed by -5.7%, and three-year growth comes in at 2.5%, so this is more of a yield play than a capital appreciation story right now.
Key investment stats for Mildenhall
Median price per sq ft
£259 / sq ft
Average rental yield
5.3%
Capital growth (1y)
-5.7%
Sales in past year
84
* Property stats calculated for last full calendar year (2024).
Live property stats in Mildenhall
Live prices in Mildenhall (West Suffolk), East of England
* Extreme prices clipped for legibility
Properties for sale
Median price
£290,000
25% of properties below...
£236,250
75% of properties below...
£388,712
Most expensive property
£1,675,000
Live listings
134
Median days on market
62
Should you invest in Mildenhall?
Opportunities
- The strong private rental sector (86th percentile) and a high proportion of young adults create steady demand for rental properties.
- Average rental yields of 5.3% and top postcode district yields of 5.4% make buy-to-let appealing for income-focused investors.
- With a median discount of £3,000 (the typical achieved discount), buyers may have room to negotiate on price.
Risks
- Capital growth over the past year has changed by -5.7%, which may concern those seeking short-term appreciation.
- The area has a low proportion of degree-educated residents (9th percentile) and professionals (9th percentile), which may limit potential for rapid gentrification or higher-end demand.
- Liquidity could be a consideration, with 84 annual sales and an average time on market of 62 days.
Outlook
Looking ahead, Mildenhall's high proportion of renters and young adults is likely to support ongoing demand for rental properties. The combination of 5.3% average rental yields and a rent-to-income ratio of 28.5% means the market is still accessible for tenants and attractive for landlords.
While recent capital growth has been modest, the affordability shown by a price-to-income ratio of 4.8 and reasonable median asking prices could help underpin values. Investors focused on income rather than quick capital gains will likely find the area suits their goals. The next 12 months may not deliver fireworks on the capital growth front, but steady rental demand and achievable yields should keep things interesting for the right investor.
Property market trends in Mildenhall
Average yield (%)
* 2025 data for YTD
Median price per sq ft (£/sq ft)
* 2025 data for YTD
Live properties in Mildenhall
Investment properties in Mildenhall (West Suffolk), East of England
£180,000 - Offers Over
3 bedroom semi-detached house for sale
College Heath Road, Mildenhall
£139,995
2 bedroom apartment for sale
Ship Gardens, Mildenhall, Bury St. ...
£185,000 - Guide Price
5 bedroom terraced house for sale
St Johns Close, Bury St Edmunds
£240,000
2 bedroom bungalow for sale
Laburnum Avenue, Mildenhall
£325,000 - Offers Over
4 bedroom semi-detached house for sale
Mill Street, Mildenhall
Achieved vs asking prices
Key takeaway: Balanced market
Buyers have some negotiation leverage, but not much.
Headline stats
• Median discount: £3,000
• 1 in 4 properties sell at > £7,000 below asking
• 1 in 10 properties sell at > £12,000 below asking
In percentage terms:
• Median discount of 1.4%
• 25% of properties discounted by > 2.7%
• 10% of properties discounted by > 4.5%
Best places to invest in Mildenhall
Top postcodes for rental yield and (annualised) capital growth
Nearby and related areas
Data sources
GeoGlider calculates property investment stats by blending official and proprietary datasets. Here's a quick overview of key sources and how we use them:
HM Land Registry: Property transaction and sold-price records for England & Wales used to calculate historical capital growth, price levels and comparables.
Office for National Statistics (ONS): Demographic and economic indicators for the UK, including Census 2021, supporting area profiling and market context.
Ordnance Survey: Authoritative UK geospatial data powering accurate boundaries, roads and terrain for mapping and spatial analysis.
GeoProp: Our proprietary AI pipeline that processes millions of property listings to extract rich features and live market signals.
Department for Levelling Up, Housing & Communities: Energy Performance Certificate (EPC) scores and property floor areas.
HM Revenue & Customs (HMRC): Household income and employment data to understand local affordability and economic conditions.
Data is updated continuously, matched across sources and rigorously validated.