The Ely Property Market in 2026 Prices, demand and selling

Ely sits just 15 minutes down the line from Cambridge, but the average house price is around £100,000 lower. For buyers who are being priced out of the city or looking to get more space for their money, that combination is the single biggest reason to be here.

Buyers looking in Ely tend to want freehold, a garden and a garage and the sellers in this town understand that. Prices are pretty much matching asking price across almost every property type, with less negotiation than in most nearby markets. Unlike other areas like Newmarket or Saffron Walden, Ely doesn’t have the tight supply, meaning there’s real choice at every level right now, including a new-build side that’s getting bigger rather than shrinking.

Cheffins completed 243 sales in Ely in the 12 months to May 2026, at an average achieved price of £368,507. That’s the largest sample of any market we track in Cambridgeshire, so it gives us a clearer read of where the market actually sits. Sales here are being agreed steadily rather than dramatically, and the full timeline from instruction to completion runs to around 8-9 months.

In this guide, we’ll use real transaction data, rather than the asking-price averages you’ll find on most of the portals. So, whether you’re buying, selling, or working out what a particular budget will get you in the area, you can judge the Ely market on real evidence.

The 243 sales Cheffins completed in the past 12 months averaged £368,507, and the by-type breakdown fills in a fuller picture:

Averages based on 243 completed Cheffins sales in the 12 months to May 2026. Terraced houses averaged £200,000 over the period, though this figure reflects a small sample and can be materially higher depending on street and condition.

The biggest gap in price in Ely is between semi-detached and detached, at just over £220,000. This is a big jump, but is a familiar pattern for Cambridgeshire markets and a step most of the buyers moving up the ladder in Ely are working towards.  

The most common search from Ely buyers is a freehold home with a garden and a garage. That very specific desire is what’s driving most Ely purchase decisions, and buyers who are very clear on what they want find what they want here faster than in most nearby markets. Ely sellers know what people are looking for and they tend to price with intent rather than hope, which is why achievement rates track so closely to asking.

How close are sale prices to asking prices in Ely?

Ely’s market see sales at 98% of asking on average. By property type:

• Detached: 99.5% of asking

• Semi-detached: 98.3% of asking

• Terrace: 98.1% of asking

• Two-bedroom flat: around £5,000 below asking

• End of terrace: around £6,000 below asking

18 of the 243 properties Cheffins sold in the past year actually sold above the asking price. That’s around 7% of the market, which sounds small but says something specific about where the competition sits. Above-asking sales happen at the entry level, where first-time buyers and downsizers compete for a limited supply of good flats and smaller houses. They also happen at the very top of the market, when a standout family home is getting interest from more than one buyer.

The narrow negotiation window changes what both sides need to do. Buyers here have done their research before they book viewings and so they know what’s realistic. They won’t overpay for an inflated asking figure. For sellers, the takeaway is to get the price right at instruction. A property that sits at an ambitious asking figure will lose momentum to the well-priced competition down the road.

How long does it take to sell a house in Ely?

Ely does take longer to complete a sale than most nearby markets. The average from instruction to completion runs to 8 to 9 months, compared to around 6 months in Newmarket and Saffron Walden. This is often due to the chains here being long, usually because buyers moving from Cambridge often need to complete their own sales first, and the legal work at the mid-to-upper end of the market is more involved.

The Ely market has also been more cautious over the past 12 months than in previous years, with more properties available and fewer buyers competing, although this picture is improving. Our Ely team reports activity picking up through 2026 as buyer confidence returns.

Buyers looking at that total 8 to 9 month figure should know that most of the wait is legal work, rather than marketing. Getting an offer accepted is much quicker than the initial number suggests. Once you’re in a chain, the length of that chain is what determines the completion date, not the seller.

Under £300,000

This is Ely’s most accessible bracket. £300,000 will typically buy a 2 or 3-bed semi-detached or terraced house within the town itself, or something a bit bigger in the surrounding villages like Littleport or Soham. Two-bedroom flats and maisonettes sit comfortably in this band, and you’ll find more choice here than in most nearby towns.

£300,000 to £500,000

This is where there is the widest range in Ely. You can find a well-presented 3 or 4-bed semi-detached in central Ely as well as a good-sized family home in the villages or on one of the outer estates. £400,000 is roughly where the market average sits for a cottage, which puts a period cottage within reach for buyers wanting that character property.

£500,000 to £700,000

This is where family buyers upsize into detached houses in Ely itself or the surrounding villages. A modern 4-bed detached, a substantial period family home, or one of the larger detached bungalows will all fit this budget. Buyers in this bracket are typically looking for a long-term home rather than just a stepping stone.

£750,000 and over

This is the upper end of the Ely market. Historic streets around the cathedral, including addresses like Egremont Street where recent sales have topped £1.4 million, sit here. There’s also a supply of substantial family homes in the villages at £750,000 to £1 million. Buyers here are very patient and specific and they will often wait for the right period property or the right village.

For best value in Ely, we would suggest you look outside the town itself. Villages like Witchford, Littleport and Soham offer larger properties with more garden and outside space at similar or lower prices, and Ely is only a short drive away for shopping, schools and the station.

What are the most in-demand areas in Ely?

Buyer demand in Ely is concentrated in three areas of the town and its surroundings, and actually the type of address you want is usually the biggest factor in where you’ll look.

The historic streets around the cathedral

The most sought-after addresses in Ely are the streets around the cathedral. The Gallery, St Mary’s Street, Church Lane, Silver Street and Barton Road all attract particular buyer interest, and properties on these streets tend to be historic and characterful - although rarely available. When something comes up on The Gallery, buyers registered with our team hear about it before the portals do, and offers often follow within the first week so it’s key to register so you’ll be in the know.

The new-build developments

Ely has one of the strongest new-build markets in Cambridgeshire right now. Active schemes are attracting families and first-time buyers from within Ely and from Cambridge relocators looking for a modern home without the maintenance overhead of a period property. We cover the developments and how they’re changing the market in the section below.

The surrounding villages

The villages around Ely tend to attract the buyers who want more space, larger gardens, and village character with the town’s shops and station a short drive away. Witchford, Littleport, Haddenham and Soham are the consistent draws, and each offers a slightly different flavour. Haddenham is one to watch in particular, with a growing appetite from Cambridge relocators for its village community and school catchment.

New builds and how they’re changing the Ely market

One of the more unusual features of the current Ely market is how much new-build supply is coming through. While Newmarket and Saffron Walden are dealing with tight availability across the board, Ely has three separate new-build developments actively selling right now.

Taylor Wimpey has a scheme within Ely itself, offering modern family homes at prices that appeal to both local upsizers and Cambridge relocators. A few minutes down the line at Littleport, Linden Homes is building houses with the same rail connectivity into Cambridge and London but at better prices. The Hopkins Homes development off Cam Drive is well-established and includes its own primary school on site, which has been a real differentiator for family buyers and is driving consistent demand.

For buyers, the presence of this much new-build supply changes what’s available in two ways. Having modern low-maintenance homes at each budget level means Ely buyers have more options than nearby markets can offer, particularly under £500,000. The new-build competition also puts a floor under how much older properties can push their asking prices. Sellers of period homes have to compete for buyers who could as easily go to a new build with a warranty and one that includes the fresh garden and garage that fits a modern car they had on their list.

For sellers of newer homes, the picture is very straightforward. The new-build market is active, buyer demand is high, and finished properties on the smaller phases are selling steadily. If you bought new in the last few years and you’re thinking of selling, the buyer pool is warm.

Price at the market, not at your ambition

The Ely market is cooler than it was in 2022, with more properties available and fewer buyers competing. That changes how you price a property.. An ambitious asking price will lose viewings to well-priced competition on the same road, and by the time you reduce, the momentum will have moved elsewhere. The eventual sale price tends to end up close to what a realistic asking figure would have achieved from the start. So, if you’re not sure, price to invite offers rather than to test the ceiling.

Get camera-ready before your agent visits

One thing you need to know about the Ely market is that it’s very competitive on presentation. Buyers make their shortlists from the portals before they book any viewings, and properties that photograph well book the majority of first-week appointments. The presentation you offer on day one is what will fill your viewing diary in the first two weeks. So make sure to have your property tidy and decluttered so that it’s photograph-ready before your agent arrives with the camera, not after.

Plan for the second half of the timeline

The first few months of an Ely sale usually go quicker than sellers expect. The last few are actually where it can be the slowest. Chains here are long because buyers from Cambridge often need to complete their own sales first, and conveyancing at the mid-to-upper end of the market takes time. The single easiest thing you can do to shorten the overall timeline is instruct your solicitor at the sale agreed stage, not weeks later. It’s also recommended that you have your documentation ready to send when they ask.

Frequently asked questions

What is the average house price in Ely?

The average sale price across 243 completed Cheffins sales in Ely in the 12 months to May 2026 was £368,507. This ranges from £240,000 for a two-bedroom flat up to £589,452 for a detached house, with semi-detached at £366,000 and detached bungalows at £506,000.

How does Ely compare to Cambridge on price?

Ely is roughly £100,000 cheaper than Cambridge on average, based on Cheffins’ completed Ely sales at £368,507 against Cambridge’s Office for National Statistics (ONS) average of around £467,000. That gap is the single biggest reason buyers looking for value within easy reach of Cambridge choose Ely over Cambridge itself. And the train into Cambridge only takes 15 minutes.

How long does it take to sell a house in Ely?

The typical timeline from instruction to completion of a home in Ely is 8 to 9 months. Most of that is legal work and chain progression rather than marketing time, so sales are typically agreed inside the first few months and the wait until keys change hands is what stretches that total time.

Do homes in Ely sell for the asking price?

Homes in Ely sell very close to asking. Ely’s market clears at 98% of asking on average, with detached houses achieving 99.5% and terraces at 98.1%. 18 of the 243 properties Cheffins sold last year sold above asking, most of them either entry-level flats where first-time buyers competed for limited supply, or standout family homes at the top of the market that attracted more than one interested buyer.

What can I buy for £300,000 in Ely?

£300,000 will typically buy a 2 or 3-bed semi-detached or terraced house within Ely itself, or something a bit bigger in one of the surrounding villages like Littleport, Witchford or Soham. Buyers at this level often prioritise garden and parking, and both are more available at this budget in the villages than in the town centre.

Is Ely a good place to invest in property?

Ely works for investors playing the long game rather than looking for a quick flip. Prices here clear close to asking rather than swinging dramatically, and the rental market is buoyant (we cover it in detail in our forthcoming Ely renting and landlord guide). The town has fast Cambridge connectivity, an expanding new-build market, and strong ongoing tenant demand from a mix of professionals, healthcare workers and Cambridge relocators.