Downsizing in Edmonton: What You Would Actually Release
Selling at the £425,000 Edmonton average and buying at £297,500 releases about £113,550 after costs. Fees, stamp duty and moving take roughly £13,950 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 £425,000 Edmonton average and buying at £297,500 releases about £113,550 after costs. Fees, stamp duty and moving take roughly £13,950 of it.
What an Edmonton move actually releases
Start with the gap. Selling at £425,000 and buying at 70% of that, £297,500, leaves £127,500 before costs. Costs are the part people underestimate.
Agent fees at 1.5% are £6,375. Stamp duty on the purchase is £4,875. Total £13,950, leaving £113,550 in hand.
Where the sale proceeds go
The commercial page for this town sets out the introduction itself: Equity release in Edmonton.
Moving or borrowing, compared honestly
A lifetime mortgage at 65 on the same property would release about £144,500. Downsizing nets £113,550. The difference is that downsizing costs you the house, and equity release costs you the estate.
Over twenty years that £144,500 release grows to roughly £509,167. The downsizing figure does not grow at all, because there is no debt.
The parts of downsizing that are not financial
Council tax follows the property, not the person. Band D in Edmonton is £2,268, 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 Edmonton looks like
The schools families ask about here are Edmonton County School, Wilbury Primary School, Raynham Primary School, St John and St James CofE Primary School and Eldon Primary School. 4 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: Edmonton Green to Liverpool Street takes about 25 min.
By price, Edmonton ranks 303 of the 320 London locations we cover, at £425,000 against a county average of £732,469. Band D council tax here is £2,268, against an average of £2,121 across the towns we cover in the county.
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 £425,000 here.
Is Edmonton right to stay in?
Edmonton is a large, comparatively affordable, well-connected north-London district in the Lea Valley.
The full local guide covers schools, transport and the market in detail: Edmonton property and area guide.
- A comparatively affordable London district
- Direct Overground & Lea Valley trains to Liverpool Street
- Good local schools
- North Middlesex Hospital A&E in the area
- Pymmes Park, the Millfield Theatre & the Lee Valley
- A busy, mixed working district
- No Tube in Edmonton itself
- Traffic and noise on the North Circular/A10
- Flats/ex-council/new-builds need lease checks
- River & surface-water flood risk on the Lea Valley side
| Who it suits | Out of five | Why |
|---|---|---|
| First-time buyers | ★★★★★ | One of the more affordable parts of London, ex-council and purpose-built flats from around £275,000 to £375,000 and terraces below the London average, with direct trains into Liverpool Street, makes Edmonton a genuine first step onto the London ladder. |
| Buy-to-let landlords | ★★★★☆ | Relative affordability, strong rental demand near the stations and North Middlesex Hospital, and the Meridian Water regeneration support the numbers, but check Enfield's selective/additional landlord-licensing rules, which apply across much of the borough. |
| Families | ★★★☆☆ | Good schools (Edmonton County, Wilbury, Raynham and St John & St James are all Good), Pymmes Park and the Lee Valley on the doorstep and real space for the money, but it is a busy, mixed district threaded by the North Circular and the A10, so choose your street carefully. |
| Commuters (Edmonton Green to Liverpool St) | ★★★★☆ | Edmonton Green and Silver Street run direct into Liverpool Street on the Overground, and Meridian Water reaches Stratford and Liverpool Street, with the Victoria line close at Seven Sisters, a solid commute, though there is no Tube in Edmonton itself. |
| First-rung investors | ★★★★☆ | Below-average London prices plus Enfield's huge ~£6bn, 10,000-home Meridian Water regeneration give real long-term growth potential, a genuine value-and-regeneration play, provided you take a long-term view. |
Edmonton is known locally for Pymmes Park & Millfield House, and Pymmes Park. Historic Pymmes Park and the Grade II* listed Georgian Millfield House, survivals of the older Edmonton, now green space and a much-loved arts venue.
Practical detail for Edmonton: the N9 & N18 postcode district, Edmonton Green & Silver Street (London Overground, Weaver line) direct to Liverpool Street; Meridian Water (Lea Valley Lines) to Stratford, Liverpool Street, Stansted & Cambridge and nearest A and E is North Middlesex University Hospital (Sterling Way, N18), in Edmonton; verify with NHS.
Edmonton has history behind the price. In Medieval, An ancient parish and village in the Lea Valley on the road north from London, a place of meadows, market gardens and coaching inns.
Edmonton at a glance
| Downsizing line | Edmonton figure |
|---|---|
| Sale price, local average | £425,000 |
| Purchase at 70% of value | £297,500 |
| Estate agent at 1.5% | £6,375 |
| Stamp duty on purchase | £4,875 |
| Legal and moving | £2,700 |
| Total costs | £13,950 |
| Net released | £113,550 |
| Lifetime mortgage alternative at 65 | £144,500 |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about Edmonton
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 £425,000 average
- The council tax band of the property you are buying
- Total moving costs of about £13,950
- 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 Edmonton
Broadband speeds can vary street by street in Edmonton, 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 Edmonton?
Is downsizing better than equity release?
What are the costs of moving?
How do I check broadband speed at a property in Edmonton?
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