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Babraham market report CB22, Cambridge
The CB22 (Babraham) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 12,089 HM Land Registry entries for CB22 (Cambridge), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in CB22 (Cambridge) sold for £430,000 in 2026, the median of 97 registered sales, down 6% on five years earlier. The mean was £517,000, and by floor area homes here have averaged about £4,880 per square metre over the last five years. The figures cover 12,089 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
The postcode district CB22 covering Babraham, Barrington, Duxford sits in Cambridge. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where CB22 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What CB22 homes really sell for
Across 97 registered 2026 sales, the typical (median) CB22 home went for £430,000. The mean is £517,000, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
What a square metre costs in CB22
The last five years of sales put CB22 at roughly £4,880 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
The national median for England and Wales is £285,000, which puts CB22 51% above the country at large.
The price of a typical CB22 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £430,000 | £430,000 | 97 |
| 2025 | £503,500 | £515,540 | 368 |
| 2024 | £470,000 | £499,707 | 350 |
| 2023 | £527,500 | £579,594 | 298 |
| 2022 | £463,500 | £543,507 | 374 |
| 2021 | £457,500 | £579,254 | 458 |
| 2020 | £432,500 | £561,178 | 339 |
| 2019 | £431,200 | £565,200 | 366 |
| 2018 | £410,000 | £546,538 | 349 |
| 2017 | £450,500 | £614,437 | 372 |
| 2016 | £405,000 | £566,599 | 390 |
| 2015 | £358,200 | £506,137 | 364 |
| 2014 | £312,000 | £442,627 | 381 |
| 2013 | £296,000 | £425,914 | 325 |
| 2012 | £271,500 | £399,614 | 315 |
| 2011 | £270,000 | £407,596 | 350 |
| 2010 | £250,000 | £392,064 | 394 |
| 2009 | £227,500 | £365,708 | 349 |
| 2008 | £261,000 | £427,834 | 267 |
| 2007 | £250,000 | £424,070 | 421 |
| 2006 | £240,500 | £417,477 | 498 |
| 2005 | £217,400 | £386,884 | 372 |
| 2004 | £205,000 | £372,320 | 411 |
| 2003 | £190,000 | £350,026 | 462 |
| 2002 | £170,000 | £319,854 | 459 |
| 2001 | £161,000 | £309,514 | 418 |
| 2000 | £135,000 | £264,938 | 389 |
| 1999 | £116,000 | £231,182 | 487 |
| 1998 | £110,000 | £222,043 | 411 |
| 1997 | £95,000 | £194,826 | 461 |
| 1996 | £90,000 | £189,806 | 460 |
| 1995 | £85,200 | £185,212 | 334 |
In cash terms the typical CB22 home went from £85,200 in 1995 to £430,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 132%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 30% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the CB22 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2001 (+19.3% on the year before); the weakest, 2026 (−14.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 42% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £700,000 against £285,000 for a flat, 2.5 times the price.
Median by property type, CB22
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £640,000 | 33 | 5,059 |
| Semi-detached | £398,000 | 43 | 4,111 |
| Terraced | £346,000 | 19 | 2,429 |
| Flats | £285,000 (2025) | – | 484 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −14.6% | −16.6% |
| 5 years (since 2021) | −1.2% | −5.8% |
| 10 years (since 2016) | +0.6% | −2.7% |
| 20 years (since 2006) | +2.9% | +0.1% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 244 CB22 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 429 sales a year before the financial crisis and 297 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What homes rent for around CB22
The local authority for CB22 is South Cambridgeshire, and its ONS average private rent currently stands at £1,407 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,009 a month here against £2,149 for four or more bedrooms.
Average monthly rent by size, South Cambridgeshire
ONS Price Index of Private Rents, May 2026.
£1,407 a month is £16,884 a year, which against the £430,000 median sold price makes a gross yield of 3.9%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What kind of market CB22 is
The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
CB22 (Babraham): the questions that come up
How much did a house sell for in CB22 (Babraham)?
Are property prices falling in CB22 (Babraham)?
Is CB22 (Babraham) a good place to buy a house?
What happens to CB22 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is down 6% over five years in cash but down 26% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
CB22's current homes for sale
Everything above is what homes in CB22 sold for. This is what you could actually buy today: 43 homes currently on the market from 6 agents publishing to HomesIndex, at a typical asking price 3% below the CB22 median sold price.
Of everything listed here, 45% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Ringstone, Duxford, Cambridge
- Hurdles Way, Duxford, CAMBRIDGE
- Abberley Wood, Great Shelford, Cambridge
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every CB22 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in CB
What homes of each size actually sold for across the CB area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £360,500 | £494,995 (+37%) | £689,000 (+39%) | £979,975 (+42%) |
| Semi-detached | £260,000 | £325,000 (+25%) | £408,000 (+26%) | £562,500 (+38%) | £760,000 (+35%) |
| Terraced | £250,000 | £315,000 (+26%) | £379,972 (+21%) | £575,000 (+51%) | £925,000 (+61%) |
| Flat | £237,975 | £350,000 (+47%) | £495,000 (+41%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
CB22 ranks 15 of 16 in the CB area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the CB area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside CB22, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CB22 3 | £382,500 | 34 |
| CB22 4 | £369,000 | 12 |
| CB22 5 | £610,000 | 31 |
| CB22 6 | £397,400 | 4 |
| CB22 7 | £500,000 | 16 |
How CB22 compares nearby
Same city, different markets. The neighbouring districts of the CB area, dearest first:
| District | Median | 5-year |
|---|---|---|
| CB3 | £645,000 | +10% |
| CB2 | £490,000 | -1% |
| CB10 | £485,000 | +9% |
| CB1 | £475,000 | +2% |
| CB21 | £455,000 | +1% |
| CB11 | £450,000 | +3% |
| CB22 (this report) | £430,000 | -6% |
| CB4 | £413,200 | +1% |
| CB5 | £405,000 | -1% |
| CB25 | £405,000 | +11% |
| CB24 | £396,800 | +3% |
| CB23 | £385,000 | +8% |
| CB6 | £330,000 | +6% |
| CB7 | £295,000 | -3% |
| CB8 | £293,000 | -10% |
| CB9 | £265,000 | -3% |
Selling a home in CB22? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in CB22, use the average prices map for a rough value: zoom from CB22's shading down to the sold homes on your own street. The figures above are every recorded CB22 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim CB22.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to CB22. Free after a one click sign in.
See every individual CB22 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.