Authored by the expert who managed and guided the team behind the United Kingdom Property Pack
Yes, the analysis of Cambridge's property market is included in our pack
Cambridge housing prices in 2026 remain among the highest in the UK outside London, with typical homes selling near £500,000.
We constantly update this blog post to reflect the latest housing market data in Cambridge.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Cambridge.
Insights
- Cambridge's lower-quartile home price of £375,000 in December 2024 means entry into the market requires nearly half a million dollars, making it one of England's least accessible housing markets for first-time buyers outside the capital.
- Properties in Cambridge typically sell for around 2% to 5% below asking price in January 2026, giving buyers modest negotiating room compared to the 1.5% gap recorded in earlier market snapshots.
- The price per square metre in Cambridge averages around £5,150 as of the first half of 2026, translating to roughly $6,900 per square metre, which puts Cambridge property values above most UK cities outside London's core boroughs.
- Cambridge home prices rose approximately 6% nominally from February 2024 to February 2025, but when adjusted for inflation running around 3%, real price growth was essentially flat or slightly positive.
- A typical 1-bed flat in Cambridge's more affordable King's Hedges neighborhood costs around £270,000 in January 2026, while similar flats in central Cambridge can exceed £400,000, showing a 50% premium for location alone.
- New-build homes in Cambridge command a premium of roughly 3% to 8% over equivalent existing properties, driven by energy efficiency and lower maintenance but tempered by higher service charges on leasehold flats.
- Newnham, one of Cambridge's most sought-after neighborhoods, shows average sold prices around £1.15 million, more than triple the citywide average and reflecting its proximity to colleges and riverside green spaces.
- Stamp Duty Land Tax on a typical £496,000 Cambridge home costs approximately £14,800 for a standard home mover, adding about 3% to the purchase price before accounting for legal fees and surveys.
- Over the past 10 years, Cambridge home prices have risen nominally by 50% to 70%, but high inflation in 2022-2023 reduces real gains to only 10% to 25% when measured in inflation-adjusted terms.
What is the average housing price in Cambridge in 2026?
The median housing price gives a clearer picture than the average because it shows the midpoint where half of homes cost more and half cost less, avoiding distortion from very expensive properties.
We are writing this in January 2026 using the latest data from authoritative sources including the Office for National Statistics and Cambridge City Council, which we manually verified for accuracy.
The median housing price in Cambridge in 2026 is approximately £470,000, which converts to around $629,000 or €549,000. The average housing price in the Cambridge market in 2026 sits at roughly £496,000, translating to about $664,000 or €579,000.
The price range covering 80% of residential properties in the Cambridge market in 2026 runs from approximately £300,000 to £900,000.
A realistic entry range in Cambridge in 2026 is around £230,000 to £320,000 (roughly $308,000 to $429,000 or €269,000 to €374,000), which typically gets you a 1-bed flat of 40 to 50 square metres in more affordable neighborhoods like King's Hedges or Arbury.
A realistic price range for a typical luxury property in the Cambridge market in 2026 runs from £1.5 million to £4.0 million (approximately $2.0 million to $5.4 million or €1.75 million to €4.67 million), which could include a large detached period home of 200 to 350 square metres in Newnham with a garden and parking.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Cambridge.
Are Cambridge property listing prices close to the actual sale price in 2026?
The estimated difference between listing prices and actual sale prices in Cambridge in 2026 is around 2% to 5% below asking, meaning homes typically sell slightly under their advertised price.
This gap exists mainly because buyers have gained modest negotiating power as affordability constraints tighten and mortgage rates remain elevated. The variance is larger when properties need renovation work, have problematic lease terms or service charges, or have been on the market for several months without attracting strong interest.
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What is the price per sq m or per sq ft for properties in Cambridge in 2026?
As of early 2026, the median housing price per square metre in Cambridge is approximately £5,150 (around $6,900 or €6,000), and the median price per square foot is roughly £480 (about $640 or €560). The average housing price per square metre in the Cambridge market follows similar levels, maintaining around £5,150 per square metre or £480 per square foot.
Properties with the highest price per square metre in Cambridge in 2026 are typically central period terraces and well-located smaller flats, while the lowest price per square metre is found in larger, less central family houses, mainly because central locations command scarcity premiums and period character adds value per square metre.
In Cambridge in 2026, you would find the highest price per square metre in neighborhoods like Newnham (ranging from £6,500 to £10,000 per square metre) and central Cambridge near the colleges (£6,000 to £9,000 per square metre). The lowest ranges appear in areas like King's Hedges (£4,000 to £5,400 per square metre) and Arbury (£4,100 to £5,500 per square metre).
How have property prices evolved in Cambridge?
Compared to one year ago, Cambridge property prices in January 2026 have risen by approximately 2% to 5% nominally, though inflation running around 3% means real price growth is essentially flat to slightly positive. This modest increase reflects mortgage rate uncertainty and affordability pressures limiting buyer demand even as Cambridge's strong job market continues to support underlying values.
Looking back two years to January 2024, Cambridge home prices have increased roughly 6% to 8% nominally, but accounting for cumulative inflation over that period reduces real gains to near zero or slightly positive. The slower growth follows the 2022-2023 period when rising interest rates sharply reduced buyer purchasing power, though Cambridge's supply constraints prevent significant price declines seen in some other UK markets.
By the way, we've written a blog article detailing the latest updates on property price variations in Cambridge.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Cambridge.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the UK versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Cambridge in 2026?
The estimated breakdown of properties in the Cambridge market in 2026 is roughly 35% flats and apartments, 30% terraced houses, 20% semi-detached homes, 12% detached houses, and 3% bungalows or other property types, reflecting Cambridge's mix of urban flats near the center and family houses in surrounding neighborhoods.
As of early 2026, the average price range for a 1-bed flat in Cambridge is around £271,000 (about $364,000 or €317,000), while a 2-bed flat averages £353,000 (roughly $473,000 or €412,000). A 2-bed house typically costs around £463,000 (approximately $620,000 or €541,000), a 3-bed house averages £574,000 (about $769,000 or €670,000), and a 4-bed house sits at roughly £855,000 (around $1.15 million or €998,000).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Cambridge?
- How much should you pay for an apartment in Cambridge?
- How much should you pay for a townhouse in Cambridge?
How do property prices compare between existing and new homes in Cambridge in 2026?
The estimated difference between new-build and existing homes in Cambridge in 2026 is a premium of roughly 3% to 8% for new construction over comparable existing properties.
This premium exists because new builds offer energy efficiency and low immediate maintenance costs that appeal to buyers seeking move-in-ready homes, though the advantage can be limited when new-build flats carry high service charges or restrictive leasehold terms that reduce their value relative to period character homes.
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How do property prices vary by neighborhood in Cambridge in 2026?
Newnham is popular among expats and academics for its proximity to colleges, riverside location, and classic Cambridge character with mostly period houses and high-end family homes. As of early 2026, properties in Newnham typically range from £900,000 to £3.0 million (around $1.21 million to $4.02 million or €1.05 million to €3.50 million), with prices driven by extreme location scarcity and the premium for living near the Backs and west Cambridge green spaces.
Petersfield attracts commuters because of its closeness to Cambridge Station and good mix of attractive terraced houses with easy city center access. Property prices in Petersfield as of the first half of 2026 range from approximately £450,000 to £1.2 million (roughly $603,000 to $1.61 million or €526,000 to €1.40 million), reflecting strong demand from professionals working in London who value the direct rail connection.
Trumpington is favored by families and academics for its newer housing developments, good schools, and convenient access to routes heading south toward London. As of early 2026, homes in Trumpington typically cost between £380,000 and £900,000 (about $509,000 to $1.21 million or €444,000 to €1.05 million), with the range reflecting a mix of modern family houses and some older stock on the neighborhood's edges.
You will find a much more detailed analysis by areas in our property pack about Cambridge. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Type | Avg Price Range | Avg Range per sqm | Avg Range per sqft |
|---|---|---|---|---|
| Newnham | Expat / Prime / Green | £900k - £3.0m ($1.21m - $4.02m) |
£6,500 - £10,000 ($8,700 - $13,400) |
£600 - £930 ($800 - $1,250) |
| Petersfield | Commute / Station | £450k - £1.2m ($603k - $1.61m) |
£5,800 - £8,000 ($7,800 - $10,700) |
£540 - £740 ($720 - $990) |
| Trumpington | Family / Newer | £380k - £900k ($509k - $1.21m) |
£5,200 - £7,200 ($7,000 - $9,600) |
£480 - £670 ($640 - $900) |
| Chesterton | Family / Riverside | £350k - £900k ($469k - $1.21m) |
£4,900 - £7,200 ($6,600 - $9,600) |
£455 - £670 ($610 - $900) |
| Cherry Hinton | Value / Practical | £300k - £650k ($402k - $871k) |
£4,400 - £6,000 ($5,900 - $8,000) |
£410 - £560 ($550 - $750) |
| King's Hedges | Value / Entry | £250k - £500k ($335k - $670k) |
£4,000 - £5,400 ($5,400 - $7,200) |
£370 - £500 ($500 - $670) |
| Arbury | Value / Entry | £260k - £520k ($348k - $697k) |
£4,100 - £5,500 ($5,500 - $7,400) |
£380 - £510 ($510 - $680) |
| Abbey | Riverside / Mixed | £320k - £750k ($429k - $1.00m) |
£4,600 - £6,700 ($6,200 - $9,000) |
£430 - £620 ($570 - $830) |
| City Centre | Walkable / Scarce | £350k - £1.2m ($469k - $1.61m) |
£6,000 - £9,000 ($8,000 - $12,100) |
£560 - £840 ($750 - $1,130) |
| Mill Road / Romsey | Popular / Lively | £350k - £850k ($469k - $1.14m) |
£5,500 - £7,800 ($7,400 - $10,500) |
£510 - £725 ($680 - $970) |
| Castle | Views / Mixed | £420k - £1.1m ($563k - $1.47m) |
£5,600 - £8,500 ($7,500 - $11,400) |
£520 - £790 ($690 - $1,060) |
| Coleridge | Family / East-South | £330k - £800k ($442k - $1.07m) |
£4,800 - £7,000 ($6,400 - $9,400) |
£445 - £650 ($595 - $870) |
How much more do you pay for properties in Cambridge when you include renovation work, taxes, and fees?
The estimated difference between buying price and total cost in Cambridge in 2026 is around 3% to 5% for taxes and fees alone, rising to 10% to 25% or more when meaningful renovation work is included.
If you buy a property around $200,000 (approximately £149,000), you would typically pay Stamp Duty Land Tax of roughly £450 as a first-time buyer or around £950 as a home mover, plus legal and survey fees of about £1,500 to £2,000, bringing your total additional cost to roughly £2,000 to £3,000 (around $2,700 to $4,000), meaning you end up paying approximately £151,000 to £152,000 total (about $202,000 to $204,000).
For a property bought around $500,000 (roughly £373,000), you would pay Stamp Duty Land Tax of approximately £6,850 as a home mover or around £3,650 as a first-time buyer, plus legal and survey fees of about £1,800 to £2,500, bringing additional costs to roughly £8,650 to £9,350 (around $11,600 to $12,500), so you end up paying approximately £382,000 to £383,000 total (about $512,000 to $513,000).
With a property of $1,000,000 (approximately £747,000), you would pay Stamp Duty Land Tax of roughly £28,350 as a home mover, plus legal and survey fees of about £2,500 to £4,000, bringing additional costs before renovation to around £30,850 to £32,350 (approximately $41,300 to $43,300), meaning you end up paying about £778,000 to £779,000 total (around $1,042,000 to $1,043,000) before any renovation work.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Cambridge
| Expense | Category | Estimated Cost Range |
|---|---|---|
| Stamp Duty Land Tax (SDLT) | Tax | Ranges from 0% to 12% depending on price bands. For a typical £496,000 home, SDLT is approximately £14,800 (around $19,800) for a home mover, or around £9,800 (roughly $13,100) for a first-time buyer with relief up to £300,000. Higher-value properties face steeper rates on amounts above £925,000. |
| Conveyancing Fees | Fees | Typically range from £1,100 to £1,600 (about $1,500 to $2,100) for a straightforward purchase in Cambridge. More complex transactions involving leasehold flats, shared ownership, or chain complications may push costs higher toward £2,000 or more. |
| Survey Costs | Fees | Usually run from £400 to £1,000 or more (roughly $540 to $1,340 or higher) depending on the survey level chosen. A basic condition report costs less, while a full structural survey (Level 3) on an older Cambridge property typically costs £800 to £1,500 or more. |
| Renovation Work | Renovation | Highly variable depending on scope and property condition. Major renovation projects in Cambridge often cost £1,200 to £2,800 per square metre (approximately $1,600 to $3,750 per sqm), meaning a comprehensive renovation of a 100 sqm property could run £120,000 to £280,000 (about $161,000 to $375,000). Light cosmetic work like painting and flooring might cost £5,000 to £15,000 (roughly $6,700 to $20,000). |
| Moving and Setup Costs | Fees | Typically range from a few hundred to a few thousand pounds depending on distance, volume of belongings, and whether temporary storage is needed. Local moves within Cambridge might cost £500 to £1,000 (about $670 to $1,340), while moves from other regions could cost £1,500 to £3,000 or more (roughly $2,000 to $4,000 or higher). |
| Mortgage Arrangement Fees | Fees | Often range from £0 to £2,000 (about $0 to $2,700) depending on the lender and mortgage product chosen. Some lenders offer fee-free mortgages but may charge a higher interest rate, while others charge upfront arrangement fees that can be added to the loan. |
| Buildings Insurance | Ongoing | Annual buildings insurance for a typical Cambridge home costs roughly £200 to £600 (about $270 to $800) depending on property value, rebuild costs, and location flood risk. Leasehold properties may have insurance included in service charges instead. |
We made this infographic to show you how property prices in the UK compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Cambridge in 2026 with different budgets?
With $100,000 (approximately £75,000), you cannot really buy a full-ownership home in the Cambridge market as of the first half of 2026, but you could purchase a shared ownership share of 10% to 20% in a 1-bed or 2-bed flat in north or east Cambridge neighborhoods like King's Hedges or Arbury, or occasionally find a parking space or garage as a small investment unit.
With $200,000 (roughly £149,000), you still face challenges buying a whole home in Cambridge, but realistic options include a shared ownership share of 25% to 40% in a 2-bed flat around 60 to 70 square metres in Cherry Hinton or Arbury (existing stock), a shared ownership share of roughly 30% in a newer 1-bed flat on the Trumpington fringe, or very occasionally a tiny studio in areas far from prime Cambridge locations.
With $300,000 (approximately £224,000), you approach entry-level full ownership in Cambridge in 2026, which could get you a 1-bed flat of about 40 to 50 square metres in King's Hedges (existing property) if priced near the lower quartile, a small studio in Cherry Hinton (existing, with compromises on lease length or service charges), or a shared ownership share of 50% or more in a 2-bed flat in north or east Cambridge.
With $500,000 (roughly £373,000), you reach the lower-quartile level for Cambridge properties in 2026, which typically buys a 2-bed flat around 65 square metres in Cherry Hinton (existing, modest condition), a small 2-bed terraced house of about 70 to 80 square metres in more affordable north Cambridge pockets (existing property), or a 1-bed to 2-bed newer flat on the southern outskirts with leasehold and service charge considerations.
With $1,000,000 (approximately £747,000), you can buy comfortable family homes in Cambridge in 2026, such as a 3-bed to 4-bed house of around 110 to 140 square metres in Petersfield or the CB1 area (existing property with good commuter access), a 4-bed house of roughly 120 to 150 square metres in Trumpington (often newer stock, family oriented), or a renovated period terraced house of about 100 to 130 square metres near central Cambridge depending on the exact street.
With $2,000,000 (roughly £1.49 million), you enter prime Cambridge territory in 2026, which buys a detached or large semi-detached home of 180 to 250 square metres in Newnham (existing period property with prime expat and academic appeal), a high-end townhouse of about 160 to 220 square metres close to the center or west Cambridge with high specifications, or a large detached modern home in a prime south or west pocket, often with a garden and parking.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Cambridge.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Cambridge, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Office for National Statistics - UK House Price Index | The ONS is the UK's official statistics agency and this is the flagship official house price series for local areas. | We used it as the anchor average sold price for Cambridge City based on completed transactions. We also used its property type context to keep our Cambridge numbers consistent with official definitions. |
| Cambridge City Council - Housing Key Facts | This is a local authority publication that clearly documents sources including ONS UK HPI and Hometrack, showing Cambridge-specific tables. | We used it for Cambridge-specific breakdowns such as typical prices by home size and type, and lower-quartile entry pricing. We also used it to ground our entry range and to verify Cambridge's relative expensiveness compared to national averages. |
| Cambridge Sub-Region Housing Market Bulletin | This is an official local housing market bulletin that compiles market indicators and explains what they measure. | We used it for price per square metre context and for evidence about the gap between asking prices and achieved prices. We also used its neighborhood-level patterns to support which parts of Cambridge tend to be cheaper versus pricier. |
| HMRC / GOV.UK - Stamp Duty Land Tax Rates | This is the official UK government rules page for the tax you pay when buying a home. | We used it to estimate purchase taxes at different price points for typical buyers versus first-time buyers. We then rolled these into our calculations of how much more buyers pay beyond the headline price. |
| ONS - Consumer Price Inflation (CPIH) | This is the official inflation source used widely across UK economic analysis. | We used it to inflation-adjust the one-year-ago and 10-years-ago comparisons in a simple, reader-friendly way. We also used it to describe the inflation backdrop that affects real housing costs adjusted for purchasing power. |
| Rightmove - Cambridge Sold-Price Pages | Rightmove is the UK's largest mainstream property portal and its area pages explicitly describe sale price trends based on recorded transactions. | We used it for neighborhood-level price ranges that readers recognize. We used it to build the 12 neighborhoods table and to keep the neighborhood ranking realistic and grounded in actual market data. |
| Pound Sterling Live - Historical Exchange Rates | This source compiles historical reference rates from the Bank of England, which is the UK's central bank. | We used it to establish the late-2025 to early-2026 exchange rate assumptions of £1 to $1.34 and £1 to €1.17. We applied these rates consistently throughout the article to convert all GBP amounts to USD and EUR for international readers. |
| Rightmove - Newnham Prices | Rightmove's neighborhood pages provide sold-price data specific to Cambridge's local areas based on Land Registry records. | We used the Newnham page showing average sold prices around £1.15 million to illustrate the luxury range. We also used it to demonstrate how quickly this prime west Cambridge neighborhood moves into high-value territory. |
| Rightmove - King's Hedges Prices | Rightmove's King's Hedges page provides neighborhood-specific sold-price data showing lower-value areas in Cambridge. | We used it to establish King's Hedges as a more affordable entry neighborhood with average prices around £381,000. We also used it to support our entry-level property examples and to show the price range contrast across Cambridge neighborhoods. |
| Rightmove - Petersfield Prices | Rightmove's Petersfield page shows sold-price trends for this commuter-focused Cambridge neighborhood near the train station. | We used it to establish Petersfield's average price around £581,000 and to highlight its appeal to commuters. We also used it in our budget examples to show what $1 million can buy in this popular area. |
| Rightmove - Cherry Hinton Prices | Rightmove's Cherry Hinton page provides sold-price data for this more affordable south Cambridge neighborhood. | We used it to establish Cherry Hinton's average price around £448,000 as an example of a value-oriented area. We also used it in our budget examples to show realistic entry-level and mid-range property options. |
| Rightmove - Trumpington Prices | Rightmove's Trumpington page shows sold-price trends for this family-oriented southern Cambridge neighborhood with newer developments. | We used it to support Trumpington's position as a family and newer-stock area. We also used it in our neighborhood descriptions and budget examples to illustrate what buyers can get in this increasingly popular area. |
| The Guardian - UK Home Price Discounts | The Guardian is a major UK newspaper and this article cites Zoopla survey data on asking versus selling price gaps. | We used it for broader UK context showing buyers often negotiate several percent below asking prices. We combined this with local Cambridge data to estimate the 2% to 5% discount range typical in Cambridge in January 2026. |
| Reuters - UK Home Price Trends | Reuters is a global news agency and this article cites Rightmove data on UK asking price changes. | We used it to understand the broader market context of mortgage rates and affordability constraints affecting UK housing in 2025. We applied these national trends to help explain Cambridge's modest price growth over the past year. |
| Homey - Conveyancing Fee Guide 2026 | Homey is a UK conveyancing service and this guide provides detailed 2026 cost estimates for legal fees. | We used it to establish the typical conveyancing fee range of £1,100 to £1,600 for straightforward Cambridge purchases. We included these figures in our total cost calculations and in the additional expenses table. |
| HomeOwners Alliance - Survey Cost Guide | The HomeOwners Alliance is a UK consumer champion for homeowners and this guide provides authoritative 2025 survey cost data. | We used it to establish the survey cost range of £400 to £1,000 or more depending on survey level and property value. We included these figures in our total cost calculations and additional expenses breakdown. |
| Beams Renovation - UK Renovation Cost Guide 2025 | Beams Renovation is a UK renovation specialist and this guide provides detailed per-square-metre cost estimates for different renovation scopes. | We used it to establish the renovation cost range of £1,200 to £2,800 per square metre for major renovation projects. We applied these figures to our budget examples to show total costs including renovation work in Cambridge properties. |
| ONS - Median House Prices Dataset | The ONS median house prices dataset is the official UK government source for median property values by local authority. | We referenced it to understand the context around median pricing in Cambridge. We noted that ONS stopped publishing median house prices from February 2024 in their local series, which is why we had to estimate the current median using mean and lower-quartile data. |
| ONS - Consumer Price Inflation Latest Bulletin | The ONS Consumer Price Inflation bulletin is the official UK government source for measuring changes in the cost of living. | We used the latest CPIH inflation rates around 3% in late 2025 to calculate real (inflation-adjusted) house price changes. We applied these inflation adjustments to show that nominal price increases in Cambridge translate to flat or slightly positive real growth. |
| ONS - CPIH Annual Rate Time Series | This ONS time series provides historical CPIH inflation data that is essential for comparing house prices across different time periods. | We used it to calculate the cumulative inflation impact over the past 10 years, which showed that Cambridge's 50% to 70% nominal price increase translates to only 10% to 25% real growth when adjusted for the 2022-2023 inflation spike. |
| Cambridgeshire Insight - Housing Market Bulletin Edition 62 | This bulletin is produced by the Greater Cambridge Partnership and provides detailed local housing market analysis with multiple data sources. | We used it to cross-reference price trends and to understand the local market dynamics affecting Cambridge neighborhoods. We also used it to validate our price per square metre estimates against their reported market indicators. |
| Pound Sterling Live - USD to GBP Historical Rates | This source provides Bank of England historical exchange rate data for USD to GBP conversions. | We used it alongside the GBP to EUR rates to establish our currency conversion assumptions. We verified that the £1 to $1.34 rate was consistent with late-2025 to early-2026 Bank of England reference data for accurate USD conversions throughout the article. |
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