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Neighbourhood · South Cambridgeshire

Waterbeach and Landbeach: house prices and how the area is changing

Official figures for the Waterbeach and Landbeach neighbourhood of South Cambridgeshire, England (ONS area South Cambridgeshire 004). Headline figures assembled 30 October 2026. Postcodes CB25. Figures that read a point use the neighbourhood's centre, near CB25 9PR.

An affluent neighbourhood, with signals pointing away from gentrification

Waterbeach and Landbeach is an affluent neighbourhood. But area signals point away from gentrification against South Cambridgeshire (4 of 18 signals falling, 1 rising). Houses here typically resell for £391,500 (median resale price, 2023-2025). Recorded crime is in line with South Cambridgeshire (1.1 times the borough's rate) and the nearest station, Waterbeach, is about a 16-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 30 October 2026; source dates are shown below.

Typical house price

£391,500

Median resale price of houses in the neighbourhood, 2023-2025; +12% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Affluent

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Moving the other way

Weighted balance -0.17; 1 of 18 signals up, 4 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 7 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 6 to 8.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£62,700

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

1.1 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Where Waterbeach and Landbeach sits in South Cambridgeshire

  • Typical house price: 6th lowest of 19 neighbourhoods in South Cambridgeshire
  • Average household income: 3rd lowest of 19 neighbourhoods in South Cambridgeshire

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 30 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Waterbeach and Landbeach

House prices: Waterbeach and Landbeach against South Cambridgeshire: This neighbourhood £64k (1995) to £435k (2026); South Cambridgeshire £72k (1995) to £418k (2026).£113k£398k2026202120162011200620011995This neighbourhood£435kSouth Cambridgeshire£418k
Median resale price of houses each year here and across South Cambridgeshire, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 30 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

1 of 18 counted signals point towards rising affluence against South Cambridgeshire, 4 the other way and 13 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

  • Degree-educated residents

Falling behind the borough

  • Recorded crime
  • Home improvement applications
  • Homes selling
  • Benefit claims (DWP)

Stations and schools nearby

Nearest station

  • Waterbeach Railway station, about a 16-minute walk from the neighbourhood's centre (1.2 km in a straight line). About 4.3 trains an hour leave between 07:00 and 19:00 on a weekday: Great Northern to London Kings Cross (61 to 66 min) and Kings Lynn (about 45 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

  • Nearest state primary school Waterbeach Community Primary School 480 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Mar 2025).
  • Nearest state secondary school Cottenham Village College 4.4 km from the neighbourhood's centre. Ofsted: Good (Oct 2023).

Schools: Department for Education, Get Information about Schools (20 October 2026); inspections: Ofsted's management information as at 30 September 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Waterbeach and Landbeach

What is the typical house price in Waterbeach and Landbeach?

£391,500. Median resale price of houses in the neighbourhood, 2023-2025; +12% against 2017-2019.

How does Waterbeach and Landbeach compare with the rest of South Cambridgeshire?

Typical house price: 6th lowest of 19 neighbourhoods in South Cambridgeshire. Average household income: 3rd lowest of 19 neighbourhoods in South Cambridgeshire.

Is Waterbeach and Landbeach an affluent area?

Affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Waterbeach and Landbeach gentrifying?

Moving the other way. Weighted balance -0.17; 1 of 18 signals up, 4 down, against the borough.

What is the nearest station to Waterbeach and Landbeach?

Waterbeach. Railway station, about a 16-minute walk from the neighbourhood's centre (1.2 km in a straight line). About 4.3 trains an hour leave between 07:00 and 19:00 on a weekday: Great Northern to London Kings Cross (61 to 66 min) and Kings Lynn (about 45 min).

Which state schools are nearest to Waterbeach and Landbeach?

Nearest state primary school. Waterbeach Community Primary School. 480 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Mar 2025). Nearest state secondary school. Cottenham Village College. 4.4 km from the neighbourhood's centre. Ofsted: Good (Oct 2023).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.