85 Waterbeach Road, Landbeach, Cambridge, CB25 9FA
About 85 Waterbeach Road
85 Waterbeach Road is a detached house in Landbeach, Cambridge, Cambridge (CB25 9FA). It has a recorded floor area of 129 m² (around 1389 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (July 2023) shows an F (score 24), near the bottom of the EPC scale. The recommended improvements would lift it to A (score 92), a 5-band jump. Main heating runs on oil.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 7 planning records sit against the property, 6 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£591/sq ft) was about 131.6% above the typical sold price in the postcode. Last sale on file: £820,000 in September 2023.
Know exactly what you're buying at 85 Waterbeach Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
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Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
85 Waterbeach Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Rating
Planning history
A solar panel installation application was refused at 85 Waterbeach Road in 2024.
- Mar 2026OutlineIn report
Certificate of lawfulness under S192 for a proposed dual pitched roof outbuilding to the side of existing dwellinghouse.
- Agent
- Windsor & Patania Architecture and Developments
- Council
- South Cambridgeshire District Council
- Documents
- 23 docs on file
- Reference
- 26/00308/CL2PD
- Oct 2025ExtensionOutlineIn report
Erection of an additional two-storeys to existing dwellinghouse.
- Agent
- Daniel White Planning Services
- Council
- South Cambridgeshire District Council
- Documents
- 27 docs on file
- Reference
- 25/03492/PRIOR
What's in 85 Waterbeach Road, Landbeach, Cambridge, CB25 9FA's planning history?
5 more on this property, plus refusals, disputes and full decisions nearby, in the report.
Sales history & valuation
85 Waterbeach Road valuation sits well clear of the typical sold price in this postcode.
£832,000
Modelled from EPC, postcode comparables.
£820,000
Recorded with HM Land Registry.
Sales timeline
28 September 2023Most recent
£820,000
Median price across the last 5 sales in CB25 9FA: £758,000 (2024–2023).
Nearby sales in CB25 9FA
91 Waterbeach Road, Landbeach, Cambridge, CB25 9FA
Sold Sept 2024
£937,00089 Waterbeach Road, Landbeach, Cambridge, CB25 9FA
Sold Aug 2024
£420,000117 Waterbeach Road, Landbeach, Cambridge, CB25 9FA
Sold Jun 2024
£635,000123 Waterbeach Road, Landbeach, Cambridge, CB25 9FA
Sold Jan 2024
£837,0009 Waterbeach Road, Landbeach, Cambridge, CB25 9FA
Sold Feb 2023
£758,000
Everything we know about 85 Waterbeach Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Waterbeach Road homes
EPC Rating for 85 Waterbeach Road lags the street by a wide margin.
Price per m²
£6,357
Street avg £3,344
Floor Area
129 m²
Street avg 139 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
14.0 t/year
Street avg 5.0 t/year
Similar properties nearby
1 2, Dock Lane, Horningsea
CB25 9JF
1 Cambridge Road, Waterbeach
CB25 9NJ
1 Barnfield Close, Waterbeach
CB25 9GW
1 Bendish Lane, Bottisham
CB25 9FP
1 Bradfords Close, Bottisham
CB25 9DW
1 Anglers Way, Waterbeach
CB25 9RD
1 Barker Close, Waterbeach
CB25 9NX
1 Bannold Road, Waterbeach
CB25 9LQ
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
1/mo
Steady year-on-year across the wider district.
Nearest stop
1.8 km
Waterbeach Rail Station — railway station.
Closest school
1.6 km
Waterbeach Community Primary School. 2 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
45.8dB
Night-time· 23:00 – 07:00
38.8dB