A Guide for Buyers Near the River Cam and Other High-Risk Zones

Buying a home near the River Cam or in other flood-prone areas of Cambridgeshire can offer beautiful views, historic charm, and riverside living—but it also comes with some unique challenges. If you’re considering purchasing a home in an area at risk of flooding, it’s important to understand how this can affect your mortgage options, insurance requirements, and long-term property value.

In this guide, we’ll break down the key considerations and offer tips to help you make an informed decision.

Understanding Flood Risk in Cambridgeshire

Cambridgeshire has a number of areas that are vulnerable to flooding, particularly communities close to the River Cam, River Great Ouse, and The Fens. Flood risks can come from rivers (fluvial flooding), surface water (pluvial flooding), or groundwater.

Before you commit to buying a property, it’s essential to:

  • Check the flood risk: Use the Environment Agency’s flood risk map to see if the property lies in a high-risk flood zone.
  • Ask the seller: Sellers are legally required to disclose past flooding issues. It’s worth asking specific questions about previous flood events and what measures have been taken.

Mortgage Considerations for Flood-Prone Properties

Lenders take flood risk seriously because it can impact the property’s value and insurability. Here’s how it might affect your mortgage:

1. Lender Criteria

Some high-street lenders may decline a mortgage application if the property is in a high flood-risk area. Others may request additional surveys or impose stricter conditions.

2. Specialist Lenders

If mainstream lenders aren’t an option, don’t worry. Specialist lenders often take a more flexible view and may still offer competitive rates—especially if the property has flood defences or a history of no damage.

3. Property Surveys

A standard valuation may not reveal flood issues, so it’s wise to opt for a full building survey. In flood-prone areas, a flood risk assessment can provide extra peace of mind—and may be requested by your lender.

Flood Insurance: A Must-Have

To obtain a mortgage, you’ll need to have buildings insurance in place—and that includes flood cover.

  • Check for insurance availability early. If the property has a history of flooding, some insurers may refuse cover or quote high premiums.
  • Consider Flood Re: This is a government-backed scheme designed to make flood insurance more affordable for properties at risk. It’s available through most major insurers but doesn’t cover properties built after 2009.
  • Factor in costs: Even if you can get a mortgage, high insurance costs can impact your overall affordability.

Tips for Buying Smart in Flood Zones

  1. Look for flood resilience features
    Raised electrical sockets, flood doors, non-porous flooring, and air brick covers can reduce damage and insurance premiums.
  2. Get professional advice
    Speak with a mortgage broker who understands the local area (like us!) and has experience securing lending for high-risk properties.
  3. Understand long-term implications
    Resale value, insurance renewals, and increasing flood events due to climate change are all worth considering before you buy.

*Your home may be repossessed if you do not keep up repayments on your mortgage*