RICS-qualified inspectors covering Great Shelford, Duxford, Foxton, Sawston and all CB22 villages
Regulated
The CB22 postcode district spans a cluster of villages south of Cambridge, including Great Shelford, Little Shelford, Duxford, Foxton, Harston, Hauxton, Newton, Pampisford, and Sawston. With an average house price of £580,841 across the district, buying a property here represents one of the most significant financial decisions you will ever make. Our RICS Level 2 surveys give you a clear, professional assessment of a property's condition before you exchange contracts, so you are never caught out by costly defects after moving in.
CB22 has a distinctive mix of housing stock. Villages like Duxford and Foxton contain medieval and early-modern buildings, including 14th-century structures listed at Grade I and Grade II. Alongside these historic properties sit post-war housing estates and modern developments, giving the district an unusually wide range of construction types. Our inspectors are trained to assess all of them, from chalk-rubble walled cottages to 1970s brick semis and contemporary timber-frame homes.
Several CB22 villages are bisected by the River Cam, which creates specific flood risk considerations in lower-lying areas near Great Shelford and Hauxton. The chalk geology beneath parts of Duxford also influences ground behaviour. These are exactly the kinds of local conditions that our RICS Level 2 reports highlight, helping you make an informed decision and negotiate on price if defects are found.
£580,841
Average House Price
12-month change across CB22 district
£832,542
Detached Properties
Average sold price, last 12 months
£450,000
Semi-Detached Properties
Average sold price, last 12 months
£336,367
Terraced Properties
Average sold price, last 12 months
11,617
Total Addresses in CB22
Across all villages in the district
25,778
Population
2021 England and Wales Census
The RICS Level 2 HomeBuyer Survey is a thorough visual inspection of a property carried out by a qualified chartered surveyor. The report uses a simple traffic-light rating system, scoring each element of the property from 1 (no action) to 3 (urgent attention required). This makes it easy to understand which issues need immediate action and which can be monitored over time.
Our surveyors inspect every accessible element of the property, both inside and out. The report covers the structure, fabric, and condition of the building, along with comments on services such as heating, plumbing, and drainage. We also assess the grounds, boundaries, and any outbuildings.
For most standard CB22 properties built with conventional materials in reasonable condition, a RICS Level 2 survey is the appropriate choice. If the property shows signs of significant structural problems, has been heavily altered, or is a listed building with complex construction, our surveyors may recommend upgrading to a RICS Level 3 Building Survey instead.
National average data from RICS and comparison sites, 2024-2025. CB22 properties with average prices above £580,000 typically fall in the higher cost bracket.
One of the most valuable aspects of our Level 2 surveys for CB22 buyers is our detailed assessment of flood risk and drainage. Several villages in the district are built on or adjacent to the River Cam, including Great Shelford, Hauxton, and Little Shelford. Properties in the lower-lying parts of these villages may face elevated river flood risk, and this is something that standard searches from a conveyancer will not always make clear in plain English.
Our inspectors assess physical evidence of past water ingress, damp penetration from ground level, and the condition of drainage systems. Where we identify signs consistent with historic flooding or persistent damp, we flag these as Category 2 or Category 3 conditions in the report and recommend further investigation before you proceed.
Beyond river flooding, surface water drainage is also relevant across much of CB22. The chalk and clay soils present in parts of the district absorb water at different rates, affecting how gardens and drives manage heavy rainfall. A poorly drained site can lead to persistent damp in basements and ground-floor rooms, and our inspection includes checking guttering, downpipes, and external drainage at ground level.
CB22 contains a significant concentration of listed buildings, particularly in Duxford and Foxton, where Grade I and Grade II listed properties line the High Street and village lanes. South Cambridgeshire District Council oversees 85 conservation areas, and many CB22 villages fall within or adjacent to these designations. Buying a listed building means accepting restrictions on alterations, extensions, and repairs - and unauthorised work is a criminal offence. Our RICS Level 2 report will flag visible defects, but for properties with complex historic construction or significant listing restrictions, we would recommend upgrading to a RICS Level 3 Building Survey to ensure the full structural picture is captured before you commit.
All our surveys in CB22 are carried out by RICS-chartered surveyors with professional indemnity insurance. Our inspectors have hands-on experience assessing the range of property types found across the district, from Victorian and Edwardian villas in Great Shelford to 1960s and 1970s estates in Sawston and the older flint and brick cottages found in villages like Newton and Pampisford.
We understand that CB22's proximity to Cambridge and the Babraham Research Campus means the area attracts buyers who may be relocating from elsewhere in the UK or internationally. Many of our clients are purchasing in CB22 for the first time, without local knowledge of which villages flood, which road ends have chalk-related ground movement, or which streets fall within conservation area boundaries. Our detailed, jargon-free reports bridge that knowledge gap.
After your survey, your surveyor is available by phone or email to walk you through the report findings. This is included as standard in our service - we don't disappear after submitting the PDF.
For CB22 properties with chalk rubble walls, significant extensions, or suspected structural movement, our surveyors will advise on the most appropriate level during the quote process.
The wide age range of CB22's housing stock means our surveyors encounter a broad spectrum of defects across the district. Understanding what is commonly found in properties similar to the one you are buying helps you plan financially and negotiate effectively.
In older properties, particularly those pre-dating 1919, our inspectors frequently identify damp penetration through solid external walls, failed pointing in brick and flint work, and deteriorating timber in roof structures. Single-glazed windows, aged lead flashings around chimney stacks, and substandard electrical installations are also common findings. These are not necessarily deal-breakers, but they are important to understand and cost before you exchange.
Post-war properties in Sawston and the newer parts of Great Shelford tend to present different issues, including flat roof extensions approaching or past their serviceable life, UPVC windows with failed sealed units, and cavity wall insulation that may have been installed incorrectly, causing damp bridging. Our inspectors check all of these and rate each condition against the traffic-light system in the report.
Our Level 2 inspections in CB22 typically take between two and four hours on site, depending on the size and complexity of the property. Our surveyor will arrive with specialist equipment including a damp meter, binoculars for roof inspection, and a torch for roof space and understairs areas.
You do not need to be present during the inspection - many buyers arrange access through the estate agent. However, if you would like to walk around with our surveyor at the end of the visit to discuss initial observations, you are welcome to attend in the final 30 minutes. We will then produce the written report, which is normally delivered within three to five working days.
Once the report is ready, your surveyor calls you to talk through the key findings before the document arrives by email. This means you understand the report before you read it alone, and you have an opportunity to ask questions about specific findings or get guidance on what kind of specialist might be needed for any Category 3 items flagged.
Enter the property postcode, type, and estimated value on our quote page. We provide a fixed price with no hidden charges. For most CB22 properties, prices start from £416 and are confirmed before you pay.
Once you have accepted the quote, you select a date that works for your purchase timeline. We can usually carry out CB22 surveys within five to ten working days of booking, sometimes sooner if the property is vacant.
Our team contacts the estate agent directly to arrange access. You do not need to chase anyone - we handle all the scheduling on your behalf.
Your surveyor delivers the full written report within three to five working days of the inspection. The report includes all condition ratings, photographic evidence of key defects, and a summary of the most important issues.
Your RICS surveyor is available for a follow-up call to discuss the findings and answer any questions. We can also advise whether any specialist investigations are warranted before you proceed.
Duxford and parts of the southern CB22 area sit on chalk geology, which behaves differently from the clay soils more common in other parts of Cambridgeshire. Chalk is generally stable but can be susceptible to dissolution over long periods, and some areas with made-up ground or filled land over chalk may show differential settlement. Our Level 2 survey assesses all visible evidence of structural movement in the walls, floors, and roof structure, and our surveyors are experienced in identifying the types of cracking patterns associated with ground-related movement. Where we see indications of active subsidence, we will recommend a structural engineer's assessment before exchange.
Survey pricing for CB22 properties is based on property type and value. The national average cost is around £455, with a typical range of £416 to £639 for standard residential properties. Given CB22's average house price of £580,841, most buyers in the district can expect to pay toward the higher end of the standard range - properties above £500,000 have a national average survey cost of £586. Larger detached properties averaging £832,542 in CB22 may attract slightly higher fees due to the increased inspection time required. We provide fixed, transparent quotes before you book, with no additional charges on the day.
The HomeBuyer Survey covers every visible and accessible element of a CB22 property, rated using a traffic-light system from 1 (no action needed) to 3 (urgent attention required). This includes the roof structure and covering, external walls, windows, doors, gutters, drainage, internal walls, floors, ceilings, roof space timberwork, damp and timber defects, and a visual check of heating, plumbing, and electrical systems. The report also includes a market valuation and reinstatement cost estimate, and comments on environmental risks such as flood risk - particularly relevant for CB22 villages near the River Cam. For listed buildings in Duxford or Foxton, we will advise whether a more detailed Level 3 survey would be more appropriate.
The on-site inspection of a typical CB22 property takes two to four hours. A two-bedroom terraced house in Sawston or Great Shelford might take closer to two hours, while a larger detached property with outbuildings in Duxford or Foxton could take three to four hours. After the inspection, the written report is produced and delivered within three to five working days. Your surveyor will also call you before sending the report so you can discuss the key findings and ask questions. In total, from booking to receiving your report, the process typically takes seven to twelve working days.
Absolutely. Properties in CB22 conservation areas, which include parts of Duxford, Foxton, and other villages overseen by South Cambridgeshire District Council's 85 conservation areas, often have complex construction histories, original fabric that has been repaired multiple times, and restrictions on future alterations. A RICS Level 2 survey will identify visible defects and flag any planning or listing considerations. However, for Grade I or Grade II listed buildings with extensive original fabric, non-standard construction, or where significant works have been carried out without Listed Building Consent, we would recommend upgrading to a RICS Level 3 Building Survey to ensure the full structural picture is captured before you exchange contracts.
Several villages within CB22 are built along the River Cam, including Great Shelford, Little Shelford, and Hauxton. Properties in lower-lying areas near the river may be within the flood risk zones mapped by the Environment Agency. The Level 2 survey report records any physical evidence of past water ingress, damp penetration consistent with flooding, and the condition of drainage at and around the property. We also comment on known environmental risks in the report. For properties where flood risk is a significant concern, we recommend checking Environment Agency flood maps and ensuring your solicitor obtains a full drainage and water search as part of the conveyancing process.
The Babraham Research Campus, located within the CB22 postal district, is a significant employer in the life sciences sector. Its presence contributes to demand for housing in nearby villages such as Babraham, Sawston, and Great Shelford, which supports property values in the area. This does not affect the technical content of a RICS Level 2 survey, but it does reinforce the importance of a thorough inspection before buying in this competitive market. Properties in areas with strong employer-driven demand tend to sell quickly, sometimes with less time for buyers to arrange independent surveys. We offer fast turnaround options to ensure you are not delayed.
Yes, and this is one of the most common practical uses of our RICS Level 2 reports. If the survey identifies Category 2 or Category 3 defects - items needing attention or urgent repair - you can use the report findings to negotiate a price reduction with the seller, request that the seller carries out repairs before completion, or factor the likely repair costs into your budgeting. For CB22 buyers purchasing older village properties with common defects like damp, failed roofing, or outdated electrics, the survey can pay for itself many times over if it reveals conditions that justify a price reduction.
Our full range of property survey and inspection services covering CB22
From £600
The most detailed structural survey, recommended for listed buildings and older CB22 properties in Duxford and Foxton
From £60
Energy Performance Certificate required for sale or rental of any CB22 property
From £299
New-build snagging inspection for any new developments in the CB22 area
From £150
Full electrical inspection for older CB22 properties with potentially outdated wiring
From £60
Annual gas safety inspection for CB22 landlords and buyers inheriting older heating systems
From £199
Aerial roof inspection ideal for CB22 village properties with complex or steep roof forms
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RICS-qualified inspectors covering Great Shelford, Duxford, Foxton, Sawston and all CB22 villages
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Homemove is a trading name of HM Haus Group Ltd (Company No. 13873779, registered in England & Wales). Homemove Mortgages Ltd (Company No. 15947693) is an Appointed Representative of TMG Direct Limited, trading as TMG Mortgage Network, which is authorised and regulated by the Financial Conduct Authority (FRN 786245). Homemove Mortgages Ltd is entered on the FCA Register as an Appointed Representative (FRN 1022429). You can check registrations at NewRegister or by calling 0800 111 6768.
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