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
Whether you are a researcher dreaming of living near the famous colleges, a tech professional drawn to the booming Silicon Fen, or simply someone who wants a historic English city with excellent train links to London, buying a house in Cambridge is a major financial decision.
Cambridge house prices in 2026 remain among the highest in the UK outside of London, and understanding the real numbers can save you months of confusion.
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.
How much do houses cost in Cambridge as of 2026?
What's the median and average house price in Cambridge as of 2026?
As of early 2026, the median house price in Cambridge sits around £520,000 (approximately $700,000 or €600,000), while the average house price reaches roughly £560,000 (about $755,000 or €645,000).
The typical price range that covers around 80% of house sales in Cambridge runs from £350,000 to £900,000 ($470,000 to $1,215,000 or €400,000 to €1,035,000), which reflects everything from smaller terraces on the edges to larger family homes in premium areas.
The gap between the median and average exists because Cambridge has a significant number of high-value detached homes in areas like Newnham and West Cambridge that pull the average upward, while the median better reflects what a typical buyer actually pays.
At the median price of £520,000 in Cambridge, you can realistically expect a well-maintained 3-bedroom semi-detached or terraced house in areas like Cherry Hinton, Trumpington, or parts of Arbury, typically with a small garden and good access to cycling routes into the city center.
What's the cheapest livable house budget in Cambridge as of 2026?
As of early 2026, the minimum budget for a livable house in Cambridge is around £340,000 to £375,000 (approximately $460,000 to $505,000 or €390,000 to €430,000), which gets you a small 2-bedroom terraced property that is move-in ready.
At this entry-level price in Cambridge, "livable" means a house that does not require major structural work, has functioning heating and plumbing, and meets basic safety standards, though you may find dated kitchens or bathrooms that could benefit from upgrading over time.
These cheapest livable houses in Cambridge are usually found in the north and east of the city, specifically in neighborhoods like Arbury, King's Hedges, Abbey, and East Chesterton, where prices sit noticeably below the west Cambridge premium zones.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Cambridge here.
How much do 2 and 3-bedroom houses cost in Cambridge as of 2026?
As of early 2026, a typical 2-bedroom house in Cambridge costs around £410,000 (approximately $555,000 or €470,000), while a 3-bedroom house typically costs around £525,000 (approximately $710,000 or €605,000).
For a 2-bedroom house in Cambridge, you should realistically budget between £350,000 and £500,000 ($470,000 to $675,000 or €400,000 to €575,000), depending on location and condition.
For a 3-bedroom house in Cambridge, the realistic price range runs from £450,000 to £650,000 ($605,000 to $875,000 or €515,000 to €745,000), with prices at the higher end reflecting popular family areas near good schools.
Moving from a 2-bedroom to a 3-bedroom house in Cambridge typically adds around £115,000 (roughly $155,000 or €130,000) to your budget, which represents a premium of about 28% for that extra bedroom and usually more living space.
How much do 4-bedroom houses cost in Cambridge as of 2026?
As of early 2026, a typical 4-bedroom house in Cambridge costs around £830,000 (approximately $1,120,000 or €955,000), placing it firmly in the upper tier of the Cambridge market.
For a 5-bedroom house in Cambridge, you should realistically budget between £900,000 and £1,400,000 ($1,215,000 to $1,890,000 or €1,035,000 to €1,610,000), with the wide range reflecting differences in location, garden size, and whether the property is period or modern.
For a 6-bedroom house in Cambridge, prices typically range from £1,100,000 to £2,000,000 ($1,485,000 to $2,700,000 or €1,265,000 to €2,300,000), and at this level, the variation comes down to plot size, architectural character, and proximity to premium areas like Newnham or Grantchester.
Please note that we give much more detailed data in our pack about the property market in Cambridge.
How much do new-build houses cost in Cambridge as of 2026?
As of early 2026, a typical new-build house in Cambridge costs around £620,000 (approximately $835,000 or €715,000), reflecting the premium buyers pay for modern construction and energy efficiency.
New-build houses in Cambridge typically carry a price premium of around 10% compared to older resale houses, with the practical range sitting between 5% and 15% depending on the specific development and location.
Much of Cambridge's new-build supply is concentrated in specific developments like Trumpington Meadows, Eddington (North West Cambridge), and fringe villages, which means the new-build market feels very neighborhood-specific rather than evenly spread across the city.
How much do houses with land cost in Cambridge as of 2026?
As of early 2026, a house with land in Cambridge typically costs 15% to 30% more than a similar house on a standard plot, which means a 3-bedroom house that might cost £525,000 on a normal plot could reach £600,000 to £680,000 ($810,000 to $920,000 or €690,000 to €780,000) with a standout garden or larger plot.
In Cambridge, "house with land" usually means a property with a noticeably larger garden (perhaps 0.25 acres or more), side access, or room for extension, rather than true acreage, since the city itself is quite compact and land-rich properties are rare.
The best places to find houses with meaningful land in the Cambridge area include fringe villages like Grantchester, Coton, Girton, Great Shelford, and Stapleford, as well as the green-edge parts of Newnham and south Trumpington where larger plots still exist.
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Where are houses cheapest and most expensive in Cambridge as of 2026?
Which neighborhoods have the lowest house prices in Cambridge as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Cambridge include Arbury, King's Hedges, Abbey, East Chesterton, and parts of Cherry Hinton, all located in the north and east of the city.
In these more affordable Cambridge neighborhoods, typical house prices range from £350,000 to £500,000 ($470,000 to $675,000 or €400,000 to €575,000), which sits well below the city's overall average.
These neighborhoods have lower prices primarily because they lack the historic character and river proximity of west Cambridge, have less prestigious school catchments, and include more post-war housing stock that appeals less to the academic and tech buyers who drive demand in premium areas.
Which neighborhoods have the highest house prices in Cambridge as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Cambridge are Newnham, Castle, and West Cambridge (including streets near the Backs and river), with premium pockets of Trumpington and Queen Edith's also commanding top prices.
In these most expensive Cambridge neighborhoods, typical house prices range from £800,000 to well over £2,000,000 ($1,080,000 to $2,700,000+ or €920,000 to €2,300,000+), with the upper end reflecting period homes on large plots near the colleges.
These neighborhoods command the highest prices because they combine historic architecture, proximity to the University colleges and the River Cam, excellent schools, and the quieter, greener streets that Cambridge's wealthiest buyers prioritize.
Typical buyers in these premium Cambridge neighborhoods include senior university academics, biotech executives, London commuters seeking space and prestige, and international families who want access to top independent schools like The Perse and The Leys.
How much do houses cost near the city center in Cambridge as of 2026?
As of early 2026, houses near Cambridge city center (around Market Square, the colleges, and postcodes CB1 and CB2) typically cost between £550,000 and £1,500,000 ($740,000 to $2,025,000 or €630,000 to €1,725,000), with 2 to 3-bedroom houses starting around £550,000 and 4-bedroom family homes reaching £900,000 to £1,500,000.
Houses near Cambridge railway station, the city's main transit hub, carry a premium of around 5% to 12% compared to similar stock further out, with typical prices ranging from £500,000 to £850,000 ($675,000 to $1,150,000 or €575,000 to €980,000) for 2 to 3-bedroom houses within easy walking distance.
Houses near Cambridge's top-rated schools, including The Perse School, The Leys School, St Mary's School, and Hills Road Sixth Form College, typically sit at the upper end of their neighborhood price brackets, often adding 5% to 10% because the buyer pool of academics, hospital staff, and international families is unusually deep.
In expat-popular areas of Cambridge like Newnham, Trumpington, Eddington, and CB1 near the station, houses typically cost between £500,000 and £1,200,000 ($675,000 to $1,620,000 or €575,000 to €1,380,000), reflecting strong demand from international researchers, tech professionals, and families seeking walkable, bike-friendly neighborhoods.
We actually have an updated expat guide for Cambridge here.
How much do houses cost in the suburbs in Cambridge as of 2026?
As of early 2026, a typical house in the suburbs of Cambridge costs between £480,000 and £750,000 ($650,000 to $1,010,000 or €550,000 to €865,000), depending on whether you are looking at edge-of-city suburbs or the nearby commuter villages.
Suburban houses in Cambridge typically cost 15% to 30% less than similar properties near the city center, though this gap narrows for popular family suburbs with good school catchments and strong cycling connections into the city.
The most popular suburbs for house buyers in Cambridge include Trumpington (south, good for Addenbrooke's Hospital and train access), Cherry Hinton (east, more affordable), and the commuter villages of Histon, Girton, Milton, Great Shelford, Stapleford, and Sawston, which offer larger plots and a village feel while staying close to the city.
What areas in Cambridge are improving and still affordable as of 2026?
As of early 2026, the areas in Cambridge that are improving yet still relatively affordable include parts of CB4 (particularly around Arbury and King's Hedges edges), rail-adjacent pockets that benefit from connectivity without paying the full station premium, and Cambridge fringe villages where infrastructure investments are underway.
In these improving yet affordable Cambridge areas, current typical house prices range from £375,000 to £500,000 ($505,000 to $675,000 or €430,000 to €575,000), which is 20% to 30% below prime west Cambridge pricing.
The main sign of improvement driving buyer interest in these areas is the expansion of high-quality cycling infrastructure, which makes commuting into the city center from northern and eastern neighborhoods much faster and safer, effectively bringing these areas "closer" to the university and tech employment hubs without the premium.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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.
What extra costs should I budget for a house in Cambridge right now?
What are typical buyer closing costs for houses in Cambridge right now?
Typical total closing costs for house buyers in Cambridge run between 4% and 7% of the purchase price, with the exact amount depending on the property value and whether you are a UK resident or an overseas buyer.
The main closing cost categories in Cambridge include Stamp Duty Land Tax (SDLT), which is the largest component, plus legal and conveyancing fees of £1,500 to £3,000 ($2,025 to $4,050 or €1,725 to €3,450), survey and inspection fees of £400 to £1,200 ($540 to $1,620 or €460 to €1,380), and potential mortgage arrangement fees of up to £2,000 ($2,700 or €2,300).
Stamp Duty is usually the largest single closing cost in Cambridge, and for a typical £550,000 house that will be your only home, you would pay around £17,500 ($23,625 or €20,125) in SDLT, with an additional 2% surcharge applying if you are not a UK resident.
We cover all these costs and what are the strategies to minimize them in our property pack about Cambridge.
How much are property taxes on houses in Cambridge right now?
The typical annual property tax for a house in Cambridge, known as Council Tax, is around £2,355 ($3,180 or €2,710) for a Band D property, with actual bills ranging from £1,570 ($2,120 or €1,805) for Band A up to £4,710 ($6,360 or €5,415) for Band H depending on your property's valuation band.
Council Tax in Cambridge is calculated based on property valuation bands set in 1991, not the current market value, which means two houses at very different prices today might pay similar tax if they were worth similar amounts back then, and the bands range from A (lowest value properties) to H (highest value properties).
If you want to go into more details, we also have a page with all the property taxes and fees in Cambridge.
How much is home insurance for a house in Cambridge right now?
Typical annual home insurance for a house in Cambridge costs between £300 and £400 ($405 to $540 or €345 to €460) for combined buildings and contents cover, though premiums can swing significantly higher for older period properties, listed buildings, or homes in flood-prone areas.
The main factors affecting home insurance premiums in Cambridge include the rebuild cost of your property (older Victorian and Edwardian homes often cost more to rebuild to original standards), whether your house is in a conservation area or listed, and any flood risk, which can affect some riverside properties or low-lying areas near the Cam.
What are typical utility costs for a house in Cambridge right now?
Total typical monthly utility costs for a house in Cambridge are around £195 to £230 ($265 to $310 or €225 to €265), covering energy, water, and basic communications, though this varies significantly with house size and how warm you keep your home.
The main utility categories break down as follows: gas and electricity together cost around £145 per month ($195 or €165) based on Ofgem's price cap for early 2026, water and wastewater add around £50 per month ($65 or €55) based on Cambridge Water's charges, and broadband and phone typically run £25 to £35 per month ($35 to $45 or €30 to €40).
What are common hidden costs when buying a house in Cambridge right now?
Common hidden costs that Cambridge house buyers often overlook can total £3,000 to £10,000 ($4,050 to $13,500 or €3,450 to €11,500) beyond the standard closing costs, depending on the property condition and your specific circumstances.
Inspection fees in Cambridge typically range from £400 to £1,200 ($540 to $1,620 or €460 to €1,380), with the higher end reflecting more detailed building surveys that are advisable for the city's many Victorian and Edwardian terraced houses where damp, roof wear, and outdated electrics are common concerns.
Other hidden costs include potential remedial work identified in surveys (especially for older housing stock), moving costs, initial maintenance and redecoration, parking permit fees in controlled zones, and the premium cost of any renovation work if your property sits in a conservation area or is a listed building.
The hidden cost that tends to surprise first-time house buyers the most in Cambridge is the premium for extending or altering period properties in conservation areas, where planning constraints and requirements to match original materials can make a simple loft conversion or rear extension cost 30% to 50% more than in unrestricted areas.
You will find here the list of classic mistakes people make when buying a property in Cambridge.
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What do locals and expats say about the market in Cambridge as of 2026?
Do people think houses are overpriced in Cambridge as of 2026?
As of early 2026, the general sentiment among locals and expats is that Cambridge houses are expensive but not outrageously overpriced, given the city's unique combination of world-class university, booming tech and biotech sectors, and excellent London connections.
Houses in Cambridge typically stay on the market for around 38 days before selling, which is longer than the frenzied high-20s seen in previous years but still indicates healthy demand for correctly priced properties.
Locals who feel prices are fairly valued point to the city's exceptional employment opportunities in life sciences and tech (often called Silicon Fen), the scarcity of buildable land constrained by the Green Belt, and the consistent flow of international academics and professionals who keep demand strong regardless of broader UK trends.
Compared to one or two years ago, sentiment has shifted from frustration at being outbid in multiple-offer situations to cautious optimism that the market is more navigable, with buyers now having more breathing room to consider properties without the pressure of immediate competing bids.
You'll find our latest property market analysis about Cambridge here.
Are prices still rising or cooling in Cambridge as of 2026?
As of early 2026, Cambridge house prices are cooling slightly, with official data showing the average price down around 3% year-over-year in November 2025, though this follows years of strong growth and prices remain near historic highs.
The estimated year-over-year house price change in Cambridge is approximately minus 3% based on the latest ONS provisional figures, which represents a modest correction rather than a significant decline.
Experts and locals expect Cambridge house prices to stabilize or show modest growth of 1% to 3% over the next 6 to 12 months, supported by improving mortgage conditions, continued tech sector employment, and the fundamental supply-demand imbalance that has defined the Cambridge market for decades.
Finally, please note that we have covered property price trends and forecasts for Cambridge here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the UK. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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 | Why it's authoritative | How we used it |
|---|---|---|
| Office for National Statistics (ONS) | UK's official statistics office publishing the UK House Price Index. | We used ONS data as our baseline for Cambridge average sold prices. We anchored all our citywide estimates to their November 2025 provisional figures. |
| HM Land Registry | Official registrar for property ownership in England and Wales. | We used their UK House Price Index tool to understand national trends. We applied these trends to time-shift late 2025 figures into early 2026 estimates. |
| Cambridge City Council (Hometrack data) | Local authority publication using established housing analytics. | We used their house-only prices by bedroom count for 2, 3, and 4+ beds. We also used their lower-quartile figures for entry-level budget guidance. |
| Cambridgeshire Insight Housing Market Bulletin | Public-sector bulletin aggregating market metrics with clear methodology. | We used it for time-to-sell data and percentage of asking price achieved. We relied on it to describe current market sentiment and negotiation leverage. |
| GOV.UK (HMRC SDLT rates) | Official government rulebook for Stamp Duty Land Tax. | We used it to calculate buyer closing tax at Cambridge price points. We also included the non-UK resident 2% surcharge for foreign buyers. |
| Cambridge City Council (Council Tax) | Local authority's official schedule of annual council tax charges. | We used it to provide accurate property tax figures for Cambridge. We included Band D as the standard comparison and the full band range. |
| Ofgem (Energy Price Cap) | UK's energy regulator and source of official price cap figures. | We used the January to March 2026 cap to budget realistic gas and electricity costs. We translated this into a practical monthly baseline for house buyers. |
| Cambridge Water | Local water company's published charges for the Cambridge area. | We used their 2025/26 charges to ground water bill estimates in local reality. We combined this with national benchmarks for a complete picture. |
| RICS (Royal Institution of Chartered Surveyors) | UK's main professional body for chartered surveyors. | We used their guidance to explain inspection and survey options. We anchored our survey fee estimates to their published ranges. |
| Rightmove | UK's largest property portal with transparent sold price records. | We used their neighborhood and postcode sold prices for location comparisons. We referenced CB3 and CB4 data to illustrate the Cambridge price spectrum. |
| Bank of England | UK central bank setting the official policy rate. | We used their rate decision context to explain the early 2026 mortgage rate backdrop. We kept guidance high level without over-promising forecasts. |
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