Feb 07, 2023 by HM

House prices in Waterbeach (CB25 9)

This article reveals price per square metre data and various charts to help you understand current housing market in Waterbeach (CB25 9).

Price per square metre

Knowing the average house price in Waterbeach is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area
E.g. 21, Ancient Meadows, Waterbeach, Burwell, sold for £228,000 on Sep-2023. Given the internal area of 60 square metres, the price per sqm is £3,800.

England & Wales have been officially metric for many decades. However house price per square foot is sometimes prefered by those of sufficiently advanced age. They may want to convert metres on this page to square feet.

The chart below is called a histogram, it helps you see the distribution of this house price per sqm data. To make this chart we put the sales data into a series of £ per sqm 'buckets' (e.g. £3,700-£4,000, £4,000-£4,300, £4,300-£4,600 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 190 sales in Waterbeach (CB25 9) that took place in the last two years.

Distribution of £ per sqm for Waterbeach (CB25 9)
Distribution of £ per sqm house prices in Waterbeach

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

That said, the spread of prices will give you a feel of the typical range to expect in Waterbeach (CB25 9). Of the 190 transactions, half were sold for between £3,740 and £4,950 per square metre. Notably, only 25% of properties that sold recently were valued at more than £4,950m2. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

For the average, we calculate the 'median' or middle price. The median price per square metre in 'CB25 9' is £4,240. The table below shows how 'CB25 9' compares to neighbouring postcode sectors.

Postcode sector Lower quartile Middle quartile Upper quartile
CB25 0 Burwell £3,250m2 £3,830m2 £4,290m2
CB25 9 Waterbeach £3,740m2 £4,240m2 £4,950m2

Will Waterbeach house prices drop in 2024?

I cannot tell the future and don't believe anyone who says they can. I can however plot price trends - I have done this in the scatter plot below for CB25 9 (Waterbeach). From this one could infer a range of reasonable possible future price falls or rises. In the chart below, the red dashed line is the house price trend for CB25 9 and the blue dots are the individual property sales that inform this trend.

Price per square metre in Waterbeach (CB25 9) over time
House price trends for Waterbeach

Hover on any blue dot to see details of specific sales

Disclaimer: The data provided throughout this website about Waterbeach and any other area, is not financial advice. Any information provided does not and cannot ever take in to account the particular financial situation, objectives or property needs of either you or anyone reading this information. Furthermore, I cannot guarantee the accuracy of any data shown. This information is based on sold prices and internal area data provided by Land Registry and other third parties - I do not verify the accuracy of the Waterbeach data or any other data I am given.

Price map for Waterbeach

I've just finished coding the map I link to below. I find it useful and I am sure it will help you in exploring Waterbeach. You can zoom in all the way to individual properties and then all the way back out to see the whole country. The colours show the current estimated property values. I will explain more about the methodology and create a key next week.

Property price heatmap for Waterbeach
House price heatmap for Waterbeach

Street level data

Street Avg size Avg £/m2 Recent sales
Providence Way, Waterbeach, CB25 9Q 73m2 £4,643 16
Cambridge Road, Waterbeach, CB25 9N 103m2 £3,949 14
High Street, Waterbeach, CB25 9B 144m2 £3,943 14
Way Lane, Waterbeach, CB25 9N 102m2 £4,299 12
Station Road, Waterbeach, CB25 9H 86m2 £4,727 12
Kirby Road, Waterbeach, CB25 9L 87m2 £3,892 11
Winfold Road, Waterbeach, CB25 9P 62m2 £4,372 10
High Street, Waterbeach, CB25 9F 136m2 £3,516 9

Search for your street here.

New build activity

Street Avg size Avg £/m2 New build sales
Gibson Close, Waterbeach, CB25 9H 110m2 £3,635 9

Gibson Close, Waterbeach, CB25 9H has seen 9 new build sales in the last 4 years (average price £450,791). These new build homes typically have an internal area of 110 m2, with an average price of £3,635 m2. This £sqm average is £-605 below the average for CB25 9. New builds typically command a £ per sqm premium. In the case of Gibson Close the premium seems not to exist. Without more info we can only speculate why this may be. Perhaps it may be greater density and smaller gardens, but this is just a guess.

Raw data

Our analysis of Waterbeach is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

Address Paid m2 £/m2
21, Ancient Meadows, Waterbeach, Burwell £228,000
60 3,800
5, Clare Close, Waterbeach, Burwell £380,000
56 6,785
14, Kirby Rd, Waterbeach, Burwell £342,500
90 3,805

See the entire list of all sales in Waterbeach (CB25 9) here.


HouseMetric is a hobby, created out of a desire to see data and analysis not present on any free to use website. It is still a work in progress and I'll add more stuff in the near future.