RICS Level 2 Survey in CB25

The RICS Level 2 survey is a professional inspection of a residential property carried out by a qualified chartered surveyor. It is the most widely commissioned survey type for residential purchases in England and Wales and provides a structured, standardised assessment of the property's condition, value, and any risks that could affect the purchase decision. For the majority of CB25 properties in reasonable condition, a Level 2 survey provides the right balance of detail and cost.

Our surveyors assess all visible and accessible parts of the property and rate each element using the RICS condition system. A condition 1 rating means no significant defects, condition 2 means defects that need attention but are not urgent, and condition 3 means serious defects requiring urgent action or further specialist investigation. The condition 3 category is the most important for buyers - it identifies issues that could affect the purchase price, require significant remediation expenditure, or in some cases give cause to withdraw from the purchase.

In addition to the condition assessment, the Level 2 survey includes a market valuation produced by the surveyor on the basis of comparable sales in the CB25 area. This gives you an independent figure to compare against the asking price. The report also includes a reinstatement cost estimate, which is the cost of rebuilding the property from scratch - a figure that should be checked against your buildings insurance cover. All of this is provided in a single document delivered within five working days of the inspection.

• Condition ratings (1, 2, or 3) for all key structural and internal elements
• Market valuation based on current CB25 comparable sales
• Reinstatement cost estimate for buildings insurance purposes
• Commentary on all condition 2 and 3 defects found during inspection
• Recommendations for further specialist investigations where relevant
• Assessment of risks to the building fabric, grounds, and occupants
• Notes on issues that may affect the mortgage lender's valuation
• Commentary on environmental risks including ground stability and flooding

CB25 covers a cluster of villages and small settlements north and north-east of Cambridge, including Histon, Cottenham, Waterbeach, Landbeach, Milton, Bottisham, and a number of smaller settlements. The postcode has benefited from its position within commuting distance of Cambridge city centre, generating sustained property demand from buyers who want access to Cambridge employment, particularly the technology and biomedical sectors, while living in a less urban setting.

Average house prices in CB25 stand at £437,814 according to Rightmove - broadly similar to the previous year and 3% below the 2022 peak of £449,914. By property type, detached homes average £573,182, semi-detached homes average £363,187, and terraced properties average £325,734. The relatively modest gap between the current average and the 2022 peak, compared to more volatile postcode areas, suggests CB25 has held its value better than some Cambridge-adjacent areas.

New build activity is evident across CB25. Properties are being developed at sites in Landbeach, Bottisham, Cottenham, Histon, and Waterbeach. This new-build supply adds an additional dimension to the CB25 market: buyers of resale properties need to be aware that new build competition can affect the value and saleability of older stock, while buyers considering a new build need a different type of survey - a snagging inspection rather than a RICS Level 2.

The housing stock in CB25 reflects the village history of the area. Each settlement has a core of older properties - Victorian and Edwardian terraces, inter-war semis, and traditional village houses - surrounded by rings of post-war development and more recent suburban expansion. For buyers of older village properties, which tend to command a premium and carry more surveying complexity than later-era homes, a RICS Level 2 survey is particularly important.

The CB25 housing stock spans a range of construction periods, from traditional village properties to mid-20th century suburban expansion and more recent development. Each period brings a characteristic set of defects that our surveyors look for during inspection. Older properties in CB25 villages like Histon, Cottenham, Waterbeach, and Milton may date from the Victorian or Edwardian era, or even earlier, and present the surveying challenges typical of buildings that are a century or more old.

Damp is the most frequently found issue across older property types in the Cambridge villages area. Rising damp in properties without an effective damp-proof course, penetrating damp through deteriorated pointing or failed window and door seals, and condensation from inadequate ventilation are all conditions our surveyors check for systematically. In properties with solid external walls - which are common in the older village cores - damp management requires different construction techniques than in properties with cavity walls, and problems can be more difficult to remediate.

Roof condition is another area of consistent concern across the CB25 housing stock. Older clay or concrete tiles can slip, crack, or deteriorate, leading to water ingress that is not always visible from inside until significant damage has been done. Chimney stacks - common in pre-1970s properties - can develop deteriorated pointing, failed flashings, and cracks that allow water into the roof space. Our surveyors check roofs both from ground level and from the loft space where accessible.

Post-war properties from the 1950s, 1960s, and 1970s - of which there are many in the suburban fringes of CB25 villages - have their own characteristic issues. Flat-roofed extensions are common from this period and have a limited lifespan that means they are often reaching the end of their useful life. Cavity wall insulation installed in the 1980s and 1990s can fail or become wet, causing damp transfer through the wall. Original single-glazed windows are another frequent finding in properties of this era.

• Rising damp in older properties without an effective damp-proof course
• Penetrating damp through failed pointing, window seals, or roof flashings
• Roof tile slippage, mortar degradation, and blocked guttering
• Chimney stack cracking and failed flashings around chimney bases
• Flat-roof extension deterioration on post-war additions
• Failed or moisture-affected cavity wall insulation
• Timber decay (wet rot, dry rot) in window frames and external joinery
• Outdated electrical installation in older properties
• Settlement cracking in walls from ground movement
• Non-compliant alterations and extensions in older village properties