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5 bed house for sale Norwich Road, Kennett, CB8

Guide price

£2,895,000

Added on 16/09/2026

Type: House
Bedrooms: 5
Bathrooms: 4
Size: £618 per sq ft
Tenure: Freehold

Council tax Band F £3,397 a year EPC D 55

Key features

Exceptional equestrian facility set in just over 11 acres
Separate three bedroom cottage and additional estate office
Floodlit outdoor arena
Great links in to Newmarket
Beautifully refurbished primary residence
Indoor swimming complex

About this property

Exceptional equestrian estate with outstanding residential accommodation and first-class equestrian facilities

Waterhall Farm is an exquisite equestrian facility set within just over 11 acres of immaculate grounds. Set on the outskirts of Kennet as well as being on the doorstep of Newmarket the home of British horseracing, you are ideally placed for both village and town life.

Floorplan

Energy performance

D 55

Current

Potential

92+

81-91

69-80

55-68

55 D

66 D

39-54

21-38

1-20

This home is rated band D, scoring 55 out of 100. The average British home is band D. Its certificate says it could reach band D (66) if the improvements it recommends were carried out.

Read from the certificate published with this listing, so it may not be the latest one. Check the government EPC register for the full certificate and its recommendations.

Council tax

Band F £3,397 a year

Per year

Band A

£1,568
Band B

£1,829
Band C

£2,090
Band D

£2,351
Band E

£2,874
Band F

This home: £3,397
Band G

£3,919
Band H

£4,703

This home is in band F, which costs £3,397 a year in West Suffolk for 2026/27.

Figures from MHCLG (Open Government Licence v3): the average bill for each band across West Suffolk, including the typical parish precept, so a parish's own bill can differ a little. Discounts lower the bill, such as 25% off for an adult living alone. Check a home's band on GOV.UK.

Price guide

This home

£618 / sq ft

Area average (sold)

£335 / sq ft

Price per area, sold homes nearby

£248 / sq ft

£618 / sq ft

£415 / sq ft

Lowest

This home

Highest

£618 per sq ft, above 9 in 10 recent sales in CB8 (£248–£415, 10th–90th percentile, 887 sales over 24 months).

Lowest and highest are the 10th and 90th percentiles of 887 homes sold in CB8 over the last 24 months. This home's figure uses its asking price. All sold £/sq ft in CB8 →

Location

Norwich Road, Kennett, CB8

Open map Street View

Mortgage and stamp duty

Property price £2,895,000

£1.4m £4.4m

Deposit10% £290,000

£0 £2.9m

Interest rate 4.5%

0.5% 15%

Repayment period 25 years

5 years 40 years

A £2,605,000 mortgage. Most lenders would want a household income of about £579,000 to support it.

A guide only, for a capital repayment mortgage. The rate you are offered and what you can borrow depend on your circumstances and a full application with a lender or broker. Your home may be repossessed if you do not keep up repayments on your mortgage.

Properties sold nearby

HM Land Registry sales in CB8. Floor areas from Energy Performance Certificates where matched.

Address	Type	Sold	Size	Size	£/sq ft	Price
69, Cheveley Road CB8 8AD Terraced	Terraced	Aug 2026	635 sq ft £252/sq ft	635 sq ft	£252	£160,000
119, Parkers Walk CB8 7AP Terraced	Terraced	Aug 2026	657 sq ft £323/sq ft	657 sq ft	£323	£212,000
15, St Albans CB8 7AJ Detached	Detached	Aug 2026	1,313 sq ft £377/sq ft	1,313 sq ft	£377	£495,000
120, Parkers Walk CB8 7AP Terraced	Terraced	Aug 2026	657 sq ft £327/sq ft	657 sq ft	£327	£215,000
41, The Street CB8 9RS Detached	Detached	Aug 2026	1,798 sq ft £334/sq ft	1,798 sq ft	£334	£600,000
23, Elliott Close CB8 7SE Semi-detached	Semi-detached	Aug 2026	560 sq ft £393/sq ft	560 sq ft	£393	£220,000
Surrey Cottage, Rayes Lane CB8 7AB Detached	Detached	Aug 2026	n/a	n/a	n/a	£775,000
11, Chapel Row CB8 9ED Detached	Detached	Aug 2026	1,453 sq ft £396/sq ft	1,453 sq ft	£396	£575,000