Downsizing in East Tilbury: What You Would Actually Release
Selling at the £350,000 East Tilbury average and buying at £245,000 releases about £94,650 after costs. Fees, stamp duty and moving take roughly £10,350 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 £350,000 East Tilbury average and buying at £245,000 releases about £94,650 after costs. Fees, stamp duty and moving take roughly £10,350 of it.
The downsizing sum for East Tilbury
Start with the gap. Selling at £350,000 and buying at 70% of that, £245,000, leaves £105,000 before costs. Costs are the part people underestimate.
Agent fees at 1.5% are £5,250. Stamp duty on the purchase is £2,400. Total £10,350, leaving £94,650 in hand.
Where the sale proceeds go
The commercial page for this town sets out the introduction itself: Equity release in East Tilbury.
Two routes to the same cash, priced
A lifetime mortgage at 65 on the same property would release about £119,000. Downsizing nets £94,650. The difference is that downsizing costs you the house, and equity release costs you the estate.
Over twenty years that £119,000 release grows to roughly £419,314. The downsizing figure does not grow at all, because there is no debt.
Bands, stock and timing
Council tax follows the property, not the person. Band D in East Tilbury is £2,255, 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.
Moving within Essex rather than out of it keeps you near family and known services. The average price across the county towns we cover is £520,425, against £350,000 here.
What a move within East Tilbury looks like
The schools families ask about here are East Tilbury Primary School, Secondary schools (Thurrock), Further Thurrock schools and Independent & grammar options (wider area). 1 local school was rated Good or Outstanding overall at its most recent graded Ofsted inspection. Ratings age between inspections, so read the latest report before you rely on one.
On getting about: East Tilbury to London Fenchurch Street takes about 50 min.
By price, East Tilbury ranks 184 of the 200 Essex locations we cover, at £350,000 against a county average of £520,425. Band D council tax here is £2,255, against an average of £2,301 across the towns we cover in the county.
Is East Tilbury right to stay in?
East Tilbury is an affordable, characterful riverside village, the Bata modernist estate.
The full local guide covers schools, transport and the market in detail: East Tilbury property and area guide.
- An affordable riverside village
- The unique Bata modernist estate
- Its own c2c station to London
- Coalhouse Fort & the estuary
- Relatively accessible prices
- Some Bata houses are non-standard construction
- A Thames-side flood-risk consideration on low ground
- On the edge of the industrial Thames Gateway
- Fewer amenities than a town (bigger shops are a drive)
- Non-standard construction can need specialist lending
| Who it suits | Out of five | Why |
|---|---|---|
| First-time buyers | ★★★★★ | Relatively affordable prices, often £275,000 to £450,000, make this one of the more accessible riverside villages. |
| Commuters (to London) | ★★★★☆ | East Tilbury station runs c2c direct to London Fenchurch Street. |
| Families | ★★★★☆ | A local primary and secondary, Coalhouse Fort and the estuary marshes give a settled family village feel. |
| Property developers & investors | ★★★☆☆ | The heritage Bata model village adds character, but some flat-roofed homes are non-standard construction that can complicate lending and resale. |
| Buy-to-let landlords | ★★★☆☆ | Affordable stock and the station support lettings, though the construction caveat needs checking on individual homes. |
East Tilbury is known locally for The Bata model village. The nationally important 1930s modernist estate of flat-roofed white houses, factory, hotel and community buildings built by the Czech shoemaker Tomas Bata, a conservation area unlike anywhere else in Britain; the glory of East Tilbury.
Practical detail for East Tilbury: the RM18 postcode district, East Tilbury station, c2c direct to London Fenchurch Street (~50 min) and nearest A and E is Basildon University Hospital, verify with NHS.
East Tilbury has history behind the price. In Medieval, A riverside village grows around St Catherine's Church on the north bank of the Thames.
East Tilbury at a glance
| Downsizing line | East Tilbury figure |
|---|---|
| Sale price, local average | £350,000 |
| Purchase at 70% of value | £245,000 |
| Estate agent at 1.5% | £5,250 |
| Stamp duty on purchase | £2,400 |
| Legal and moving | £2,700 |
| Total costs | £10,350 |
| Net released | £94,650 |
| Lifetime mortgage alternative at 65 | £119,000 |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about East Tilbury
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 £350,000 average
- The council tax band of the property you are buying
- Total moving costs of about £10,350
- 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 East Tilbury
Broadband speeds can vary street by street in East Tilbury, 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 East Tilbury?
Is downsizing better than equity release?
What are the costs of moving?
How do I check broadband speed at a property in East Tilbury?
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