Commercial Mortgages Hills Road and The Triangle

The Hills Road and Triangle commercial property market

Hills Road is the professional-services spine of Cambridge. The Triangle sits at the northern end where Hills Road meets Lensfield Road, Regent Street and Gonville Place, while the southern end runs down past Cherry Hinton Road, Brooklands Avenue and Long Road to the Cambridge Biomedical Campus boundary. Office headline rents on prime refurbished stock around the Triangle and the upper Hills Road frontage sit at 30 to 45 pounds per sq ft in 2026, with secondary 1960s and 1970s stock further south at 22 to 30 pounds. The corridor is dominated by owner-occupier professional firms, solicitors, accountancy partnerships, architects, surveyors and a deep dental and medical-services cluster trading on the back of the Addenbrooke's catchment.

Transactions are dominated by owner-occupier partnership and limited-liability practices buying small floors of 1,500 to 6,000 sq ft, plus a steady flow of dental and medical-practice freehold purchases as principals buy the freehold off retiring practice owners. Pure investment deals are less common, the corridor is owner-occupier-led, but a small flow of refurbished small-cap office investment trades at 7.0 to 8.5 percent yields in the 500,000 to 2 million pound bracket. Owner-occupier pricing currently runs 6.0 to 7.5 percent pa at 70 to 75 percent LTV for partnership accounts with EBITDA cover at 1.3 to 1.5x. Dental practices price keenly when NHS UDA contract value is treated as additional security.

HM Land Registry residential transactions across the corridor confirm a structurally premium catchment. Recent files include CB1 7AS Hinton Avenue at 1,000,000 pounds in February 2026 and CB2 0QY Greenlands at 557,500 pounds, which underwrite the assumption that the professional-services occupier base, plus the post-doc and senior-clinical staff renting around Hills Road, remains resilient. We use the residential data as a market-temperature signal, not as a commercial comparable. Stamp duty applies at the commercial rates on every freehold owner-occupier purchase.

Active commercial property types around Hills Road and The Triangle

Lender appetite for Hills Road professional-services freehold and CB2 office

Strong across the corridor. NatWest, Lloyds, Barclays and Santander all compete keenly on owner-occupier partnership accounts at 70 to 75 percent LTV and 6.0 to 7.0 percent pa. Cambridge & Counties Bank, the locally headquartered challenger, runs a meaningful Hills Road book and often beats the high street on speed for partnership and dental deals. Shawbrook, InterBay Commercial and Cynergy Bank cover refurbishment and managed-workspace repositioning at 65 to 70 percent LTV. LendInvest covers value-add and bridge-to-let on vacant CB2 office. Dental and allied-health practice freehold prices keenly when NHS UDA contract value is added to the security package. Commercial mortgages are unregulated lending and fall outside the FCA's regulated mortgage perimeter, we do not hold FCA authorisation because the products we arrange are unregulated.