Downsizing in Ealing Common: What You Would Actually Release
Selling at the £700,000 Ealing Common average and buying at £490,000 releases about £182,300 after costs. Fees, stamp duty and moving take roughly £27,700 of it.
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
Selling at the £700,000 Ealing Common average and buying at £490,000 releases about £182,300 after costs. Fees, stamp duty and moving take roughly £27,700 of it.
Running the downsizing numbers in Ealing Common
Start with the gap. Selling at £700,000 and buying at 70% of that, £490,000, leaves £210,000 before costs. Costs are the part people underestimate.
Agent fees at 1.5% are £10,500. Stamp duty on the purchase is £14,500. Total £27,700, leaving £182,300 in hand.
Where the sale proceeds go
The commercial page for this town sets out the introduction itself: Equity release in Ealing Common.
Moving or borrowing, compared honestly
A lifetime mortgage at 65 on the same property would release about £238,000. Downsizing nets £182,300. The difference is that downsizing costs you the house, and equity release costs you the estate.
Over twenty years that £238,000 release grows to roughly £838,628. The downsizing figure does not grow at all, because there is no debt.
Moving within London rather than out of it keeps you near family and known services. The average price across the county towns we cover is £732,469, against £700,000 here.
What the move costs beyond money
Council tax follows the property, not the person. Band D in Ealing Common is £2,139, and a smaller home may sit in a lower band. Check the band before you offer, not after.
Downsizing works best when you are not in a hurry.
What a move within Ealing Common looks like
The schools families ask about here are North Ealing Primary School, Montpelier Primary School, Ealing Fields Church of England High School, St Benedict's School and Durston House School. 3 local schools were rated Good or Outstanding overall at their most recent graded Ofsted inspection. Ratings age between inspections, so read the latest report before you rely on one.
On getting about: Ealing Common to Victoria takes about 30 min.
By price, Ealing Common ranks 105 of the 320 London locations we cover, at £700,000 against a county average of £732,469. Band D council tax here is £2,139, against an average of £2,121 across the towns we cover in the county.
Is Ealing Common right to stay in?
Ealing Common is an affluent, leafy and superbly connected west London suburb around a 47-acre common.
The full local guide covers schools, transport and the market in detail: Ealing Common property and area guide.
- An affluent, leafy Ealing suburb
- District, Piccadilly & (nearby) Elizabeth lines
- Direct Piccadilly line to Heathrow
- A 47-acre common & Walpole Park
- Pitzhanger Manor, the Questors & Ealing Studios
- Firmly West London prices for the space
- Grand houses run well into seven figures
- Traffic on the A4020/A40/North Circular
- Flats/mansion blocks/new-builds need lease checks
- Flood risk on low-lying streets near the Brent
| Who it suits | Out of five | Why |
|---|---|---|
| Professionals | ★★★★★ | Ealing Common on the District and Piccadilly lines (direct to the West End and Heathrow) plus the Elizabeth line at nearby Ealing Broadway, an affluent leafy setting and excellent amenities, a superb base for professionals. |
| Commuters | ★★★★★ | A rare triple choice, the District and Piccadilly lines from Ealing Common (with the Piccadilly line direct to Heathrow) and the Elizabeth line, GWR and Central line at Ealing Broadway close by, make this an outstanding commuter address. |
| Families | ★★★★☆ | Good schools (Montpelier and North Ealing primaries are Good; Ealing Fields is a Good CofE secondary; St Benedict's and Durston House are well-known independents), the Common, Walpole Park and Pitzhanger, a strong family suburb, at a premium. |
| Upsizers | ★★★★☆ | Grand Edwardian and Victorian houses on and around the Common give real family space and character, handsome, sought-after and firmly at West London prices, but genuinely special homes. |
| First-time buyers | ★★★☆☆ | Purpose-built and mansion-block flats from around £350,000 to £550,000 offer a way into a superbly connected suburb, but house prices are firmly at affluent West London levels, so it is a stretch for many. |
Ealing Common is known locally for Ealing Studios, and Pitzhanger Manor & Walpole Park. Ealing Studios on Ealing Green, the oldest continuously working film studio in the world and home of the classic Ealing comedies.
Practical detail for Ealing Common: the W5 postcode district, Ealing Common (District & Piccadilly lines), West End and direct to Heathrow; Ealing Broadway (Elizabeth line, GWR, Central & District) close and nearest A and E is Ealing Hospital (Southall) or West Middlesex (Isleworth), a drive, verify with NHS.
Ealing Common has history behind the price. In Medieval & early, A scattering of Middlesex hamlets and greens, Ealing Common among them, in rural country west of London.
Ealing Common at a glance
| Downsizing line | Ealing Common figure |
|---|---|
| Sale price, local average | £700,000 |
| Purchase at 70% of value | £490,000 |
| Estate agent at 1.5% | £10,500 |
| Stamp duty on purchase | £14,500 |
| Legal and moving | £2,700 |
| Total costs | £27,700 |
| Net released | £182,300 |
| Lifetime mortgage alternative at 65 | £238,000 |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about Ealing Common
Three details is all we need. You are told before anything is passed to a partner firm.
Your checklist
- A real valuation of your home, not the £700,000 average
- The council tax band of the property you are buying
- Total moving costs of about £27,700
- The equity release comparison, in writing, before you decide
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
Check broadband before you make an offer in Ealing Common
Broadband speeds can vary street by street in Ealing Common, so check the exact address before you commit. Ofcom's free checker shows which broadband speeds and mobile coverage are available at any UK property.
We can introduce you to a specialist who can combine your mobile, broadband and utilities into one bill. There's no fee for the introduction.
We don't provide these services ourselves. Switching household bills is not a regulated financial service, so FCA protections and the Financial Ombudsman do not apply. We'll only pass your details to the specialist if you ask us to. See our privacy notice.
Questions people ask
How much would I release by downsizing in Ealing Common?
Is downsizing better than equity release?
What are the costs of moving?
How do I check broadband speed at a property in Ealing Common?
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