Downsizing in Raunds: What You Would Actually Release
Selling at the £265,000 Raunds average and buying at £185,500 releases about £71,615 after costs. Fees, stamp duty and moving take roughly £7,885 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 £265,000 Raunds average and buying at £185,500 releases about £71,615 after costs. Fees, stamp duty and moving take roughly £7,885 of it.
What a Raunds move actually releases
Start with the gap. Selling at £265,000 and buying at 70% of that, £185,500, leaves £79,500 before costs. Costs are the part people underestimate.
Agent fees at 1.5% are £3,975. Stamp duty on the purchase is £1,210. Total £7,885, leaving £71,615 in hand.
Where the sale proceeds go
The commercial page for this town sets out the introduction itself: Equity release in Raunds.
Moving or borrowing, compared honestly
A lifetime mortgage at 65 on the same property would release about £90,100. Downsizing nets £71,615. The difference is that downsizing costs you the house, and equity release costs you the estate.
Over twenty years that £90,100 release grows to roughly £317,480. 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 Northamptonshire is £2,542, 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 Raunds looks like
The schools families ask about here are Raunds Park Infant School, Windmill Primary School and Manor School. 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: Raunds to Wellingborough station takes about 20 to 30 min by road.
By price, Raunds ranks 12 of the 15 Northamptonshire locations we cover, at £265,000 against a county average of £300,000. Band D council tax here is £2,542, against an average of £2,487 across the towns we cover in the county.
Is Raunds right to stay in?
Raunds is a smaller, more affordable Nene-valley town with boot-and-shoe heritage and new-build growth.
The full local guide covers schools, transport and the market in detail: Raunds property and area guide.
Moving within Northamptonshire rather than out of it keeps you near family and known services. The average price across the county towns we cover is £300,000, against £265,000 here.
- An affordable Nene-valley town
- Stanwick Lakes & the Nene valley nearby
- Good value and space for the money
- Boot-and-shoe heritage & St Peter's church
- A friendly, community feel
- No railway station in the town itself
- Local schools picture is honestly mixed
- A&E is a drive away at Kettering or Northampton
- New homes often carry estate management charges
- Some older/system-built homes affect lending
| Who it suits | Out of five | Why |
|---|---|---|
| Downsizers & investors | ★★★★☆ | Bungalows, manageable terraces and newer flats suit downsizers, while affordable, steadily-let stock and new-build supply appeal to investors, check the construction type, tenure and any estate charge before you commit. |
| First-time buyers | ★★★★★ | One of the more affordable towns in Northamptonshire, with boot-and-shoe terraces and newer homes offering genuine ways in (often around £180,000 to £220,000), a strong first rung, though check the construction type on older homes and any estate charge on a new-build. |
| Upsizers | ★★★★☆ | Larger semis, detached homes and new-build estates give real family space for the money, more house than in Rushden, Higham Ferrers or the South East, with the Nene valley and Stanwick Lakes close by. |
| Families | ★★★☆☆ | Value, space, Stanwick Lakes and a friendly community suit families, but the local schools picture is honestly mixed (the secondary, Manor School, was rated Inadequate in July 2024, and Windmill Primary Requires Improvement, while Raunds Park Infant is Good), so read the current reports in full and consider catchment carefully. |
| Commuters | ★★★☆☆ | The A45 and A14 give good road links, and fast London trains run from Wellingborough and Kettering, but there is no station in Raunds itself, so budget the drive or bus to the train into your day. |
Raunds is known locally for The boot-and-shoe heritage & the 1905 march, and Stanwick Lakes. Raunds was a footwear town, and the 1905 march of its unemployed bootmakers to London is a well-known episode in the history of the trade and of labour.
Practical detail for Raunds: the NN9 postcode district, no station in Raunds, nearest are Wellingborough & Kettering (East Midlands Railway to London St Pancras) and nearest A and E is Kettering General or Northampton General (a drive), no A&E in town; verify with NHS.
Raunds has history behind the price. In Medieval, Raunds grows as a Nene-valley settlement around its parish church of St Peter, with its landmark spire.
Raunds at a glance
| Downsizing line | Raunds figure |
|---|---|
| Sale price, local average | £265,000 |
| Purchase at 70% of value | £185,500 |
| Estate agent at 1.5% | £3,975 |
| Stamp duty on purchase | £1,210 |
| Legal and moving | £2,700 |
| Total costs | £7,885 |
| Net released | £71,615 |
| Lifetime mortgage alternative at 65 | £90,100 |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about Raunds
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 £265,000 average
- The council tax band of the property you are buying
- Total moving costs of about £7,885
- 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 Raunds
Broadband speeds can vary street by street in Raunds, 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 Raunds?
Is downsizing better than equity release?
What are the costs of moving?
How do I check broadband speed at a property in Raunds?
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