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Hello everyone. An apartment in a neighbourhood the University of Cambridge built on its own land, 0.2 miles from the university primary school. Today, from Cambridge, Knights Park.
For prices, taxes and the whole buying process, see our guide: UK Property Guide
Apartment types, current price range and location: see the project page
In north west Cambridge, a residential scheme in the Eddington neighbourhood by Hill Group . Eddington is no ordinary development: it is a settlement planned under the University of Cambridge’s long term housing plan, with its own primary school, nursery, supermarket, sports grounds and square. Within that neighbourhood, Knights Park is made up of three separate parts: The Icon and Fusion apartment buildings and the Athena terrace of houses. Yes, you read that correctly: in Cambridge, every one of the 36 homes for sale is ready to move into.
Prices
- Apartments: £449,950and up (studio, The Icon)
- Houses: £899,950 to £949,950 (three bedrooms, Athena)
- on sale as at 8 September 2026 36 homes: 33 apartments, 3 houses
- Studio, 1, 2 and 3 bedrooms apartments and three bedroom houses
- Sizes: 40 m² to 139 m² (428 to 1,493 sq ft)
- apartments 250 year leasehold, Zero ground rent
- Each apartment has one parking space to use
- Completion: all ready now
- Address: Knights Park, Eddington Avenue, Cambridge CB3 1SE
Hill Groupis one of England’s longest established housebuilders and one of the busiest names in the Cambridge area. Building in a neighbourhood created in partnership with the university means the developer’s delivery discipline is scrutinised on top of everything else.
Why Knights Park?
Supply is structurally constrained. Cambridge is one of the cities in the United Kingdom where housing supply meets demand least: green belt restrictions, conservation areas and university land all limit new building. Meanwhile the city keeps growing on life sciences and technology. Eddington is the rare exception to that equation: planned, with its infrastructure built first and its growth set out from the start. Owning a home in a settlement like that means being sheltered from the wider supply squeeze in the city.
- The University of Cambridge Primary School and the Bright Horizons nursery: 0.2 miles
- Sainsbury’s supermarket: 0.3 miles, on the neighbourhood square
- Cambridge city centre: about 1.9 miles
- Stansted Airport: about 30 minutes
- A direct fast train link to London
- Dedicated cycle and walking routes inside the neighbourhood, Girton Golf Club 1.6 miles
Daily life
Dropping a child at the university primary school 0.2 miles away and cycling into the city centre is the daily rhythm of Eddington. Cafés on the neighbourhood square at lunchtime, Sainsbury’s on the way home in the evening. At the weekend the Cambridge colleges, punting on the Cam and the Grantchester meadows are minutes away. Eddington is one of the few parts of Cambridge you can live in without a car; the neighbourhood was designed around bicycles and pedestrians from the outset.
Rental yield and tenant profile
Cambridge has one of the steadiest tenant profiles in England: university academics and postgraduates, biotechnology and software staff, hospital workers. At Eddington the university’s own staff are added to that mix. Two bedroom apartments in the area generally let at £1,700 to £2,100 a month , which means a gross yield in the 4% to 4.5% range. The investment case in Cambridge is not high yield; it is low void risk and the value growth that a constrained supply supports.
Communal areas and specification
- Planned neighbourhood infrastructure: the primary school, nursery, supermarket, square and sports grounds were built with the scheme, not promised for later.
- Zero ground rent: the apartments carry no ground rent, a feature increasingly sought after in the United Kingdom.
- 250 year lease: a long term, so it raises no mortgage obstacle on resale.
- One parking space per apartment: very hard to find in central Cambridge.
- Undercroft parking at the Athena houses and a private garden of about 287 sq ft.
- Duplex options: the three garden level apartments at The Icon are on two floors.
- A choice of aspect: the frontages facing the cricket pitch and the square are distinct.
Who is buying?
The main audience falls into two groups. The first is professionals and academics working in Cambridge: the university primary school being 0.2 miles away is decisive for families with children. The second is investors looking for long term value in a supply constrained city. Studios and one bedroom apartments are also a reasonable entry point for international families whose children will study in Cambridge.
Total cost: what you actually pay when you buy at Knights Park
The table below is indicative, based on a £449,950 entry price for a buyer not resident in the United Kingdom.
| Item | If it will be your only home | If it will be an additional home |
|---|---|---|
| Property price | £449,950 | £449,950 |
| Stamp duty (SDLT) | £21,496 | £43,994 |
| Legal fees | £1,500 to £3,000 | £1,500 to £3,000 |
| Searches and Land Registry fees | about £800 | about £800 |
| Approximate total | £474,496 | £496,994 |
With a mortgage there are valuation and bank charges, and if you let the property, management commission and income tax. For your own scenario, use our purchase cost calculator, for stamp duty our stamp duty calculator and for rental income our rental income tax calculator .
Risks and what to watch for
- The yield is below the average outside London: a gross 4% to 4.5% band; if you are targeting a high yield, the Manchester or Liverpool schemes are mathematically stronger.
- Leasehold and the estate charge: the apartments are sold on a 250 year lease and every home at Knights Park belongs to a management company; ask for the charge figure up front.
- 1.9 miles to the centre: easy by bicycle, but for anyone who wants a central Cambridge address, Eddington is a separate neighbourhood.
- The price range is wide: the same scheme holds a £449,950 studio and a £1,274,950 three bedroom apartment; floor and aspect change the value considerably.
How does Knights Park compare with the alternatives?
- City Reach Cambridge: the same city, walking distance to the station and a lower entry price.
- Marleigh Cambridge: east of the same city, a neighbourhood with its own primary school and apartments from £389,950.
- Hartmere Cambridge: next to Addenbrooke’s and the biomedical campus, for anyone who only wants a house.
We can work out together which project fits your goal, judged on budget, intended use and exit plan. Get in touch for the homes currently available at Knights Park and for floor plans.
Answers to the most common questions on this topic: Is Buying a Home in Cambridge a Good Idea?
