Qualified chartered surveyors covering Ely, Soham, Fordham and all CB7 villages
Regulated
CB7 covers the city of Ely and a broad sweep of Fenland villages including Soham, Fordham, Wicken, and Sutton. With 336 property sales recorded in the past 12 months and an average house price of £324,525, this is an active market where a clear-eyed assessment of any property's condition is essential before you commit. Our RICS Level 2 Surveys put qualified chartered surveyors on site to document defects, risks, and anything that could affect the value or safety of the home you are buying.
CB7 sits on predominantly Gault Clay - one of the most problematic soil types in England. This highly shrinkable material expands when wet and contracts when dry, which can cause foundations to move, walls to crack, and floors to shift over time. Combined with the area's elevated flood risk from the River Great Ouse, River Cam, and the network of drainage channels across the Fens, local buyers face genuine structural risks that a survey can identify early and cost effectively.
Our inspectors have direct experience with CB7's specific challenges, from damp in Ely's Victorian terraces to roof wear on post-war semis in Soham and settlement issues near former marshland. We deliver a full written report with traffic-light condition ratings on every element of the property, giving you the information you need to negotiate, request repairs, or simply proceed with confidence.
£324,525
Average House Price
£465,420
Detached Average
-1% year-on-year
336
Properties Sold
Last 12 months
£290,049
Semi-Detached Average
-3% year-on-year
£245,714
Terraced Average
-2% year-on-year
19,300
CB7 Households
ONS Census 2021
Much of CB7 sits on Gault Clay, especially around Ely and Soham. It is classed as highly shrinkable, so it swells in winter rains and shrinks back in dry summers. Over time that movement can crack foundations, make doors and windows stick, and open up diagonal cracking at wall corners. Homes on shallow strip foundations, which are common in properties built before the 1970s, are particularly exposed. Our surveyors record any sign of subsidence or differential settlement in the condition rating, giving you something solid to rely on before you buy.
The Fenland landscape adds another layer of risk, because flood exposure can affect both value and insurance. The River Great Ouse and River Cam run through or close to the district, while low-lying land around drainage channels and pumping stations is prone to surface water flooding. Our inspectors check the Environment Agency flood zone classification for each property and note any evidence of earlier water ingress in the report, from tide marks on walls to floor finishes that point to past flooding, as well as drainage layouts that could make matters worse.
Older housing is a big part of the CB7 story. Pre-1919 homes account for a meaningful share of the stock, particularly in Ely’s historic core and the older village centres. These buildings were put together with solid brick walls, lime mortar, and suspended timber floors, materials that behave very differently from modern construction and need an experienced eye. Rising damp, timber rot, and failing pointing are among the issues we most often come across in this age group.
Ely, along with several CB7 villages, also has Conservation Areas and a large number of Listed Buildings, with much of that character centred on Ely Cathedral and the surrounding streets. If a property sits in a Conservation Area, or is a Listed Building, it often needs a closer look than a standard survey can give. A RICS Level 2 Survey will cover the property visually, but buyers of Listed Buildings should think carefully about whether the complexity calls for a Level 3 Building Survey instead. Our team can talk through which option fits the property you are buying.
A RICS Level 2 Survey looks at every accessible part of the property, from the roof covering and chimney stacks right down to the drainage layout and boundary structures. Our inspectors assess roof tiles or slates, guttering and downpipes, external walls and pointing, windows and doors, internal ceilings and walls, floors, services, and the garden and outbuildings. Each part is given a condition rating from 1, meaning no action needed, to 3, meaning urgent defects that need attention.
In CB7, we pay close attention to roof condition in post-war properties where concrete interlocking tiles are reaching the end of their serviceable life. These tiles were used widely in the 1950s through 1980s across Soham and Ely’s suburban streets, and many are now showing crazing, delamination, and failed fixings. A report that identifies roof problems at this level gives you firm grounds to renegotiate the purchase price before contracts are exchanged.
Rendered walls are another area we examine closely, particularly where moisture can get trapped between the render and the masonry beneath. Failed render is a regular issue on CB7 semi-detached and detached homes built in the 1970s and 1980s, and if it is left alone it can let in a lot of water. The survey records any bulging, cracking, or hollow render that needs further investigation.
Source: ONS Census 2021 data for CB7 postcode district. Detached homes dominate the stock, reflecting the rural and semi-rural character of much of the area.
Gault Clay in CB7 is classed as high shrink-swell risk, so foundation movement is a genuine concern for older properties across Ely, Soham, and the surrounding villages. Seasonal cracking, sticking doors, and diagonal wall cracks are all signs of clay-related ground movement and should be checked by a qualified surveyor before purchase. The district also includes significant flood risk zones along the River Great Ouse and River Cam corridors, while surface water flooding can affect low-lying streets in heavy rain. A Level 2 Survey from a local CB7 inspector will flag any ground movement evidence, check Environment Agency flood zone classifications, and record signs of past water ingress that could affect insurance premiums or future resale value.
Every survey we arrange is carried out by a RICS-accredited chartered surveyor with hands-on experience in CB7. RICS membership means ongoing professional development and strict standards of practice, so the surveyor inspecting the property is fully accountable for the accuracy and completeness of the report they produce.
Our CB7 surveyors know the local building traditions well, from the lime mortar and solid brick of Victorian Ely to the cavity wall construction of 1960s Soham and the timber frame properties now appearing on new build sites at Orchard Green and Kingfisher Meadow. That local knowledge helps them pick out what is normal for a given age of house and what is a real defect that needs attention.
Once the inspection is complete, our surveyor prepares a written report with a market valuation of the property in its current condition, a reinstatement cost assessment for insurance purposes, and clear recommendations for any legal or specialist investigations. The report usually arrives within 3 to 5 working days of the inspection. If something urgent comes to light, our surveyor will ring you before the report is finished.
Prices vary based on property size, value, and access. CB7 properties on Gault Clay or within flood zones may require additional specialist investigations after either survey type.
New build activity is active in CB7, with Orchard Green by David Wilson Homes and Kingfisher Meadow by Taylor Wimpey both operating off Lynn Road in Ely. These developments offer homes from around £290,000 for smaller two-bedroom properties up to £649,995 for larger five-bedroom detached homes. The Soham Eastern Gateway masterplan is also adding more homes to the east of Soham, with a mix of housing types and affordable tenures.
For brand new homes, the developer’s structural warranty, often NHBC Buildmark, usually covers the property for ten years, so a standard RICS Level 2 Survey is less relevant at the point of original purchase. A snagging survey, which our team also provides, is still strongly recommended before legal completion on any new build. It picks up cosmetic and minor defects that the developer has to put right under the warranty.
For buyers of older CB7 properties, a Level 2 Survey is a sensible investment across almost all conventional house types. With 336 property sales in the area last year and prices averaging £324,525, a survey fee of £450 to £700 is a small share of the purchase price, yet it can uncover defects that cost tens of thousands of pounds to repair. Our surveyors have identified everything from failed drainage systems to active roof leaks and serious damp penetration in CB7 homes, all before the buyer was legally tied in.
Across the district, our CB7 surveyors keep seeing the same types of defect. Damp is the most common issue, both rising damp from failed or missing damp-proof courses in older houses and penetrating damp from defective guttering, failed pointing, or cracked render. With CB7’s relatively high rainfall and the low-lying nature of much of the land, moisture management needs to be taken seriously.
Subsidence-related cracking comes next, driven by the Gault Clay geology. Many properties in Ely and the surrounding villages were built in the Victorian era or early twentieth century with shallow foundations that do not offer much resistance to clay movement. Our inspectors look for tapered cracking, diagonal cracking from window corners, and recent repair work that could point to earlier structural movement. Where there is evidence, we advise a specialist structural engineer’s investigation.
Timber defects turn up regularly in CB7’s older housing stock too. Suspended timber ground floors in pre-1945 properties are vulnerable to wet rot and woodworm, especially in poorly ventilated sub-floor spaces where ground moisture gathers. Roof timbers from the same period can suffer similar problems, particularly where roof coverings have deteriorated and allowed water ingress over a long period.
Property values in CB7 differ sharply by type. Detached homes average £465,420, semi-detached properties £290,049, terraced homes £245,714, and flats £164,188. Prices have softened across every type over the past 12 months, with the overall average down 2% year-on-year. That gives buyers a fair window to negotiate, and a survey report that sets out defects gives you written grounds to ask for a price reduction or agree a vendor repair schedule before exchange.
A Level 2 Survey in CB7 usually costs from £450 to £700 or above, depending on the size and value of the property being inspected. A larger detached house in Ely’s historic core will attract a higher fee than a two-bedroom flat in Soham, simply because our surveyor spends more time on site and the inspection is more involved. Nationally, RICS Level 2 Survey costs sit between £400 and £900, so CB7 pricing is in line with the wider market.
The return on a survey is easy to see. If our surveyor finds roof defects that will cost £8,000 to put right, you can renegotiate the price, ask the vendor to complete the work before exchange, or walk away from a property with hidden problems. Against that sort of saving, the survey fee is tiny. Across CB7’s 39.5% detached stock, with properties averaging £465,420, even modest defects can turn into sizeable repair bills.
CB7 has a population of 45,268 across 19,300 households, so the local market keeps moving at a steady pace. The Fens has long drawn buyers looking for larger homes at lower prices than nearby Cambridge, and transport links such as Ely station, with direct trains to Cambridge, London King’s Cross, and Peterborough, help keep demand consistent. A survey protects your position whether the purchase is for a main home or an investment.
Just enter the property address and a few details about the home into our online quote tool. In seconds, you will receive a fixed-price quote for a Level 2 Survey in CB7, with no obligation to go ahead. Quotes are based on property size, type, and value.
Choose a date that works for you and pay securely online. We hold survey slots across CB7 and can usually arrange inspections within 5 to 10 working days of booking, sometimes sooner where exchange deadlines are tight.
Our RICS chartered surveyor then visits the property and carries out a full visual inspection of all accessible elements. Access is arranged through the estate agent, so you do not need to attend, although many buyers like to come along and find it useful to hear the surveyor’s first observations directly.
The written report is then sent digitally within 3 to 5 working days of the inspection. It sets out condition ratings for every element, a market valuation, a reinstatement cost figure for buildings insurance, and clear recommendations for any further investigations needed after the findings.
With a professional assessment of the property’s condition in hand, you can speak to the vendor, your solicitor, and your mortgage lender with evidence of any defects or risks. Many CB7 buyers use the survey findings to negotiate a lower price or agree a repair schedule before exchange of contracts.
A RICS Level 2 Survey in CB7 normally costs between £450 and £700 or above, depending on the size and value of the property. A two-bedroom flat in Soham sits towards the lower end of that range, while a larger detached home in Ely’s historic core may cost more because the inspection takes longer. Our online quote tool gives a fixed price instantly for any CB7 property address. Nationally, the average Level 2 Survey cost is £400 to £900, so CB7 pricing sits comfortably within the wider market for similar property types and values.
The survey examines every accessible part of the property, with a visual inspection carried out by a RICS chartered surveyor. That includes the roof covering and chimney stacks, external walls and render, guttering and drainage, windows and external doors, internal walls and ceilings, floors, and outbuildings. Each element receives a condition rating from 1 to 3. The report also sets out a market valuation in the property’s current condition and a reinstatement cost figure for buildings insurance. Our inspectors note anything that needs more investigation, including structural cracking, damp evidence, or signs of past flooding.
Most Level 2 Survey inspections in CB7 take between 2 and 4 hours on site, depending on the size and complexity of the property. A small terraced home will sit at the lower end, while a large detached property with outbuildings, garages, or extensive grounds will take longer. The report is then prepared and delivered digitally within 3 to 5 working days of the inspection. If urgent issues need immediate attention, our surveyor will ring you before the final report goes out.
Yes, Gault Clay is one of the most shrinkable soil types in England, and it underlies much of the CB7 district, including Ely and Soham. In dry summers the clay contracts, and in wet winters it expands, so this seasonal movement can shift foundations over time. Our surveyors look specifically for evidence of that movement, such as diagonal cracking at wall openings, sticking doors and windows, and variations in floor level. Where active movement is suspected, we recommend a specialist structural engineer’s assessment as a follow-on investigation. That matters especially for pre-1970s properties built with shallow strip foundations on clay soils.
For new homes bought straight from developers such as David Wilson Homes at Orchard Green or Taylor Wimpey at Kingfisher Meadow, a snagging survey is usually more suitable than a Level 2 Survey. A snagging survey records cosmetic and minor finish defects before legal completion, giving you a list of items the developer has to put right under the NHBC warranty. For second-hand homes that are less than ten years old, a Level 2 Survey is the better fit for checking condition and spotting early-life defects. Our team arranges both survey types across CB7 and can advise which one suits your property.
Our Level 2 Survey report also includes commentary on flood risk, based on the Environment Agency flood zone classification for the property’s location. CB7 has significant flood risk areas, especially near the River Great Ouse, River Cam, and the low-lying Fenland drainage channels. Our inspectors also record any physical signs of earlier flooding inside or outside the property, such as tide marks, replaced lower-floor finishes, or changed drainage arrangements. That information feeds into the report’s legal and insurance recommendations section, where we advise your solicitor on whether specialist flood searches or insurers may be needed.
A Level 2 Survey can be carried out on a Listed Building and gives a useful visual assessment of condition. For Grade I or Grade II* Listed Buildings, though, especially those in Ely’s conservation area near the Cathedral or in village conservation areas across CB7, we usually recommend moving up to a Level 3 Building Survey. Listed properties often have complex historic fabric, unusual construction materials, and restrictions on repair methods that can be approved, all of which benefit from the fuller investigation a Level 3 Survey provides. Our team advises on the most suitable survey type when you ask for a quote for a specific CB7 address.
We usually arrange Level 2 Survey inspections across CB7 within 5 to 10 working days of booking. Where buyers are working to tight exchange deadlines, we can often get out sooner. Our online booking system shows live availability, and you can confirm and pay for your survey in minutes. If the transaction is time-sensitive, contact our team directly and we will do our best to fit around your timeline across Ely, Soham, Fordham, Wicken, and the wider CB7 area.
Our full survey range covering CB7 and the wider Ely area
From £650
Detailed investigation for older, unusual, or significantly altered CB7 properties
From £60
Energy Performance Certificate for CB7 properties - required for all sales and lettings
From £299
Pre-completion defect check for new builds at Orchard Green and Kingfisher Meadow
From £200
Asbestos identification and management for pre-2000 CB7 properties
From £180
Specialist roof inspection for CB7 homes with ageing concrete tile coverings
From £150
Full electrical system assessment for CB7's older housing stock
RICS Level 2 Surveys In London
RICS Level 2 Surveys In Plymouth
RICS Level 2 Surveys In Liverpool
RICS Level 2 Surveys In Glasgow
RICS Level 2 Surveys In Sheffield
RICS Level 2 Surveys In Edinburgh
RICS Level 2 Surveys In Coventry
RICS Level 2 Surveys In Bradford
RICS Level 2 Surveys In Manchester
RICS Level 2 Surveys In Birmingham
RICS Level 2 Surveys In Bristol
RICS Level 2 Surveys In Oxford
RICS Level 2 Surveys In Leicester
RICS Level 2 Surveys In Newcastle
RICS Level 2 Surveys In Leeds
RICS Level 2 Surveys In Southampton
RICS Level 2 Surveys In Cardiff
RICS Level 2 Surveys In Nottingham
RICS Level 2 Surveys In Norwich
RICS Level 2 Surveys In Brighton
RICS Level 2 Surveys In Derby
RICS Level 2 Surveys In Portsmouth
RICS Level 2 Surveys In Northampton
RICS Level 2 Surveys In Milton Keynes
RICS Level 2 Surveys In Bournemouth
RICS Level 2 Surveys In Bolton
RICS Level 2 Surveys In Swansea
RICS Level 2 Surveys In Swindon
RICS Level 2 Surveys In Peterborough
RICS Level 2 Surveys In Wolverhampton
Qualified chartered surveyors covering Ely, Soham, Fordham and all CB7 villages
Get A Quote & BookMost surveyors take 1-2 days to quote.
We'll price your survey in seconds.
Most surveyors take 1-2 days to quote.
We'll price your survey in seconds.
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.
We use cookies to show you personalised content and improve your experience of our website. Find out more in our Privacy policy and Cookie policy.
