Downsizing in Roslin: What You Would Actually Release
Selling at the £270,000 Roslin average and buying at £189,000 releases about £73,370 after costs. Fees, LBTT and moving take roughly £7,630 of it.
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to.
Selling at the £270,000 Roslin average and buying at £189,000 releases about £73,370 after costs. Fees, LBTT and moving take roughly £7,630 of it.
What a Roslin move actually releases
Start with the gap. Selling at £270,000 and buying at 70% of that, £189,000, leaves £81,000 before costs. Costs are the part people underestimate.
Agent fees at 1.5% are £4,050. LBTT on the purchase is £880. Total £7,630, leaving £73,370 in hand.
Where the sale proceeds go
The commercial page for this town sets out the introduction itself: Equity release in Roslin.
Two routes to the same cash, priced
A lifetime mortgage at 65 on the same property would release about £91,800. Downsizing nets £73,370. The difference is that downsizing costs you the house, and equity release costs you the estate.
Over twenty years that £91,800 release grows to roughly £323,471. 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 Midlothian is £1,816, 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 Roslin looks like
The schools families ask about here are Beeslack Community High School (Penicuik), Roslin Primary School, St David's Roman Catholic High School (Dalkeith), Bilston / Loanhead / Penicuik Primary Schools (nearby) and University of Edinburgh, Easter Bush campus (nearby). Ratings age between inspections, so read the latest report before you rely on one.
On getting about: Roslin to Edinburgh (by bus / road) takes about ~25 to 40 min.
By price, Roslin ranks 1 of the 9 Midlothian locations we cover, at £270,000 against a county average of £235,556. Band D council tax here is £1,816, against £1,816 across the county.
Moving within Midlothian rather than out of it keeps you near family and known services. The county average price is £235,556, against £270,000 here.
Is Roslin right to stay in?
Roslin is a historic, sought-after Midlothian village and life-sciences hub, ~7 miles S of Edinburgh.
The full local guide covers schools, transport and the market in detail: Roslin property and area guide.
- A historic, green, sought-after village near Edinburgh and a world-class science hub
- World-famous Rosslyn Chapel, the Roslin Institute (Dolly the Sheep) and Roslin Glen on the doorstep
- A mix of characterful stone homes and modern estates, with more greenery than the city
- A simple Scottish council-tax bill, no police, fire or community precept
- The Easter Bush science campus and the vet school a short hop for work
- No railway station in the village, the nearest Borders Railway stations are a short drive east
- A sought-after village, so prices can be firm for the area
- Older stone stock through the historic village needs a survey (a former-workings check can be standard)
- Scottish Water is a separate charge added to the same bill (~£652 at Band D)
- Nearest full 24-hour A&E is the Royal Infirmary of Edinburgh, genuinely close, but not in the village
| Who it suits | Out of five | Why |
|---|---|---|
| Downsizers & retirees | ★★★★☆ | A characterful, walkable village with the chapel, the Glen and good bus links, though the nearest full A&E is the Royal Infirmary of Edinburgh rather than in the village. |
| Life-sciences & university staff | ★★★★★ | The Roslin Institute and the University of Edinburgh's Easter Bush campus and the wider BioQuarter make Roslin an ideal base for research and veterinary staff, you can live in a historic village a short hop from a world-class science hub. |
| Edinburgh commuters | ★★★★☆ | Roslin is about seven miles from the city, with frequent buses and the A701, A702 and bypass close, and the Borders Railway at Eskbank and Newtongrange a short drive east, fast access to the capital, though the train is nearby rather than in the village. |
| Families | ★★★★☆ | A green, historic village with Education-Scotland primary provision, the Beeslack High catchment nearby, Roslin Glen and the countryside on the doorstep make it a strong family village, just check catchments and note the biggest shops are in nearby towns. |
| Property developers & investors | ★★★★☆ | Strong, sustained demand from the science campus and Edinburgh commuters supports the market, though it is a sought-after village where prices can be firm, and on older stone stock a survey is essential. |
Roslin is known locally for Rosslyn Chapel. The extraordinary 15th-century Sinclair church, begun in 1446, famous for its intricate stone carvings and its role in The Da Vinci Code, one of Scotland's most-visited attractions and the village's defining landmark.
Practical detail for Roslin: the EH25 postcode district, no station in the village; Eskbank & Newtongrange (Borders Railway) a short drive east, Edinburgh Waverley ~18 to 20 min and nearest A and E is Royal Infirmary of Edinburgh (Little France, ~7 miles), genuinely close; no A&E in the village.
Roslin has history behind the price. In 1303, A battle of the First War of Scottish Independence is fought near Roslin.
Roslin at a glance
| Downsizing line | Roslin figure |
|---|---|
| Sale price, local average | £270,000 |
| Purchase at 70% of value | £189,000 |
| Estate agent at 1.5% | £4,050 |
| LBTT on purchase | £880 |
| Legal and moving | £2,700 |
| Total costs | £7,630 |
| Net released | £73,370 |
| Lifetime mortgage alternative at 65 | £91,800 |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about Roslin
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 £270,000 average
- The council tax band of the property you are buying
- Total moving costs of about £7,630
- 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.
Check broadband before you make an offer in Roslin
Broadband speeds can vary street by street in Roslin, 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 Roslin?
Is downsizing better than equity release?
What are the costs of moving?
How do I check broadband speed at a property in Roslin?
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