Downsizing in Egham: What You Would Actually Release
Selling at the £540,000 Egham average and buying at £378,000 releases about £142,300 after costs. Fees, stamp duty and moving take roughly £19,700 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 £540,000 Egham average and buying at £378,000 releases about £142,300 after costs. Fees, stamp duty and moving take roughly £19,700 of it.
Running the downsizing numbers in Egham
Start with the gap. Selling at £540,000 and buying at 70% of that, £378,000, leaves £162,000 before costs. Costs are the part people underestimate.
Agent fees at 1.5% are £8,100. Stamp duty on the purchase is £8,900. Total £19,700, leaving £142,300 in hand.
Where the sale proceeds go
The commercial page for this town sets out the introduction itself: Equity release in Egham.
Downsizing against releasing equity
A lifetime mortgage at 65 on the same property would release about £183,600. Downsizing nets £142,300. The difference is that downsizing costs you the house, and equity release costs you the estate.
Over twenty years that £183,600 release grows to roughly £646,941. The downsizing figure does not grow at all, because there is no debt.
What the move costs beyond money
Council tax follows the property, not the person. Band D in Surrey is £2,493, 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 Egham looks like
The schools families ask about here are The Magna Carta School, Strode's College, Egham primary schools and Royal Holloway, University of London. 2 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: Egham's connectivity, especially by road, is a defining strength. These indicative times are a starting point, always verify current timetables before relying on a specific journey.
By price, Egham ranks 43 of the 65 Surrey locations we cover, at £540,000 against a county average of £634,238. Band D council tax here is £2,493, against an average of £2,554 across the towns we cover in the county.
Moving within Surrey rather than out of it keeps you near family and known services. The average price across the county towns we cover is £634,238, against £540,000 here.
Is Egham right to stay in?
The full local guide covers schools, transport and the market in detail: Egham property and area guide.
- The M25 (Junction 13) and Heathrow on the doorstep
- Runnymede, Magna Carta and Windsor Great Park
- Royal Holloway, culture, jobs and rental demand
- More accessible prices than the priciest towns
- A strong buy-to-let/student market
- Thames flood risk in Egham Hythe and near Runnymede
- A busy, university-town character
- No A&E in the town (St Peter's/Wexham Park by road)
- Rail to London is via Staines, not the fastest
- Englefield Green premium is high
| Who it suits | Out of five | Why |
|---|---|---|
| Downsizers | ★★★☆☆ | Flats and central homes exist, but the busy university-town character and flood-risk pockets make it less of a natural downsizer haven than a quiet village. |
| Commuters (London & Heathrow) | ★★★★★ | The M25 (Junction 13) and Heathrow are minutes away, with trains to Waterloo via Staines, exceptional for drivers and airport workers. |
| First-time buyers | ★★★★☆ | More accessible flats and terraces than the priciest Surrey towns, with FTB stamp-duty relief; flood checks near the river are the main caveat. |
| Families | ★★★★☆ | The Good-rated Magna Carta School, Strode's sixth form, Runnymede and Windsor Great Park, tempered by no A&E in town and flood risk in Egham Hythe. |
| Buy-to-let landlords & investors | ★★★★★ | A strong, reliable student-rental market around Royal Holloway underpins buy-to-let demand year on year. |
Egham is known locally for Runnymede & Magna Carta. The Thames-side meadow where Magna Carta was sealed in 1215, a site of world importance, now National Trust land, on Egham's doorstep.
Practical detail for Egham: the TW20 postcode district and egham, South Western Railway to London Waterloo via Staines.
Egham has history behind the price. In 1215, King John seals Magna Carta at Runnymede, just north of Egham.
Egham at a glance
| Downsizing line | Egham figure |
|---|---|
| Sale price, local average | £540,000 |
| Purchase at 70% of value | £378,000 |
| Estate agent at 1.5% | £8,100 |
| Stamp duty on purchase | £8,900 |
| Legal and moving | £2,700 |
| Total costs | £19,700 |
| Net released | £142,300 |
| Lifetime mortgage alternative at 65 | £183,600 |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about Egham
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 £540,000 average
- The council tax band of the property you are buying
- Total moving costs of about £19,700
- 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 Egham
Broadband speeds can vary street by street in Egham, 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 Egham?
Is downsizing better than equity release?
What are the costs of moving?
How do I check broadband speed at a property in Egham?
Read next
Your home may be repossessed if you do not keep up repayments on your mortgage.