surrey buyer-guide egham

Buying in Egham: the data-sheet

Sold prices, schools, crime, broadband, council tax and flood risk for Egham (TW20), Runnymede — what the data says at the viewing stage.

Home-Checker Team

Egham sits in the Runnymede borough of Surrey, on the south bank of the Thames between Staines and Virginia Water, with the M25 crossing the outcode at Junction 13. TW20 covers the town itself plus Englefield Green, Thorpe and the Royal Holloway campus. Egham rail station is 0.4 km from the centre of the built-up area, the closest station-to-centre distance of any town in this series, and there are 79 recorded bus stops within 2 km.1

This data-sheet works through the six dimensions a buyer should check at the viewing stage. Every figure carries its source and the date the data was current. TW20 is a wide outcode with a very mixed housing stock, so the gap between the outcode average and a specific street matters more here than usual.

The six-dimension summary

Dimension Egham (TW20) Source
Median sold price, 12 months to 31 Mar 2026 £460,000 across 220 sales HM Land Registry PPD2
Council tax, Band D 2026–27 £2,492.99 (Runnymede) GOV.UK / VOA3
Schools within 2 km 7, of which 3 rated Good or Outstanding GIAS + Ofsted4
Recorded crime, 2025/26 71.0 per 1,000 residents (Runnymede) Home Office + ONS5
Land in EA Flood Zone 3 within 2 km 28.2% EA Flood Map for Planning6
Premises with 100 Mbit/s or faster available 81.1% Ofcom Connected Nations 20257

Schools

Seven schools sit within 2 km of the centre of Egham, three of them currently rated Good or Outstanding.4 That is the thinnest state-school picture of the six towns in this series, and the ratings inside TW20 are genuinely mixed: Manorcroft Primary (Good, inspected September 2023), Thorpe CofE Aided Primary (Good, January 2019), Thorpe Lea Primary (Good, October 2016) and St Jude’s CofE Junior (Good, January 2019) sit alongside St Jude’s CofE Infant (Requires improvement, June 2024) and St Cuthbert’s Catholic Primary (Requires improvement, September 2022).

The independent and higher-education provision is unusually dense for a town this size: ACS Egham International School, TASIS, Bishopsgate School and Royal Holloway, University of London all sit inside TW20.

What to check. There is no state secondary school inside the outcode, so secondary provision is a cross-border question — worth resolving while you’re still viewing rather than after you commit. And note that a “Requires improvement” grade from 2022 and a Good from 2016 were issued under different inspection frameworks; how the Ofsted changes affect school ratings explains why those are not directly comparable.

Crime

Runnymede recorded 6,600 offences against a resident population of 93,013 in the year to March 2026 — 71.0 per 1,000 residents, against an England figure of 80.3 per 1,000 computed across all 296 local authority areas in the same dataset.5 That is 11.6% below the England rate.

The district-level figure absorbs several very different environments: the Egham and Addlestone retail centres, the M25 corridor, a large student population around Royal Holloway, and low-density residential lanes in Englefield Green and Thorpe. For a buying decision the useful comparison is the rate for the specific postcode by residential category — burglary and vehicle crime — rather than the all-crime district headline. The population-weighted ranking of Surrey towns by crime rate gives the county context, and how we calculate crime rates sets out the method.

Broadband

Coverage tier TW20 (% of premises) Source
30 Mbit/s or faster 98.7% Ofcom Connected Nations 20257
100 Mbit/s or faster 81.1% —
300 Mbit/s or faster 78.8% —
Gigabit-capable 74.6% —
Unable to receive 30 Mbit/s 1.2% —

These are download-speed tiers, not technologies, and they nest: every premise counted at 300 Mbit/s is also counted at 100 and at 30.

TW20 is well served: 98.7% of premises can reach 30 Mbit/s or faster and only 1.2% cannot. 81.1% can reach 100 Mbit/s or faster, and 74.6% are gigabit-capable. Given how much of the outcode is low-density — Englefield Green, Thorpe, the lanes running down towards the river — the gap between the outcode average and a specific address is wider here than the headline suggests. Check the exact house number on Ofcom’s own checker.

Council tax

Egham is billed by Runnymede Borough Council, whose Band D charge is the lowest of the five Surrey districts covered in this series. The 2026–27 charges, including the Surrey County Council and police precepts, are:3

Band Annual charge 2026–27
B £1,938.99
C £2,215.99
D £2,492.99
E £3,046.99
F £3,600.99
G £4,154.98

Unlike neighbouring TW18, the whole of TW20 sits in a single billing authority.8 The variable is the band, not the council: a flat near the station and a detached house in Englefield Green can be four bands apart, which is a difference of more than £1,900 a year between Band C and Band G. Our Band D comparison across the Surrey districts shows where Runnymede sits on the 2025-26 figures (the district order is unchanged for 2026-27).

Property market

Metric TW20, 12 months to 31 Mar 2026 Source
Median sold price £460,000 HM Land Registry PPD2
Mean sold price £548,166 —
Residential sales registered 220 —
Semi-detached 67 sales, £495,000 median —
Terraced 57 sales, £410,000 median —
Detached 55 sales, £740,000 median —
Flat or maisonette 41 sales, £255,000 median —

The number to notice is the gap between the mean and the median: £548,166 against £460,000, a spread of £88,166. That is the signature of a market with a long upper tail. Detached sales at a £740,000 median pull the average up while the bulk of transactions — semi-detached and terraced, 124 of the 220 registered sales — cluster in the £410,000 to £495,000 range. Egham’s median is within £400 of neighbouring Staines-upon-Thames (£459,600), but its top end is not.

For energy, TW20 holds 12,506 lodged EPC certificates, most commonly Band D, with 47% rated C or better.9

Flood risk

Egham is on the Thames floodplain and the data says so plainly. Of the land within 2 km of the centre of the built-up area, 28.2% falls in Environment Agency Flood Zone 3 and a further 13.8% in Flood Zone 2.6 There are 90 recorded historical flood outlines intersecting that area, the most recent dated 7 January 2014 — the start of the winter that flooded the lower Thames valley.6

Egham also carries the highest surface-water exposure of the six towns in this series: 3.2% of the land within that radius sits in the Environment Agency’s high or medium surface-water likelihood bands, nearly nine times the share in Staines.10 The two risks are separate and are modelled separately — river flooding comes from the channel, surface water from rainfall overwhelming local drainage. A property can be clear of one and exposed to the other. Our guide to reading surface-water risk and depth bands covers the second layer.

Flood zones describe land, not buildings, and are modelled ignoring defences; Zone 3 is land with a 1% or greater annual chance of river flooding, Zone 2 between 0.1% and 1%. The relevant question at the viewing stage is which zone the building footprint sits in, and at what floor level. See how we assess flood risk for the full method.

At the viewing stage

  • Which Flood Zone does this address sit in, and does a recorded historical flood outline cover it?
  • What is the surface-water likelihood band and modelled depth at this address, separately from the river answer?
  • Which secondary school does this address feed into, given there is none inside TW20?
  • Can this address get 100 Mbit/s or faster, or is it in the 19% of TW20 premises that cannot?
  • What is the council tax band, and what is the annual charge at that band?
  • Where does the asking price sit against the £460,000 outcode median — and is the comparison being drawn against detached stock that does not match the property?

Further reading

Researching a specific property while you’re still viewing? A Property Report scopes the checks to that address: EPC and flood risk at the building, council tax band, broadband, the nearest schools, crime, air quality and environmental context, for £29.99. An Area Report covers the postcode for £24.99.

This article is general information only. It is not financial, legal, or property investment advice. Always obtain independent advice and carry out formal searches before committing to a purchase.

Footnotes

  1. Department for Transport NaPTAN public transport access node data, as held in the Home-Checker naptan_stops table. Distances measured from the ONS 2022 built-up-area centroid. ↩

  2. HM Land Registry Price Paid Data, PPD category A residential transactions, 12 months from 1 April 2025 to 31 March 2026, aggregated by postcode outcode from the Home-Checker land_registry_prices table. Contains HM Land Registry data © Crown copyright and database right, licensed under the Open Government Licence v3.0. Re-queried 28 September 2026 after the 18 September 2026 Land Registry reload (HMLR 2026-08-28 restatement). ↩ ↩2

  3. GOV.UK, “Council tax levels set by local authorities in England, 2026 to 2027” (published 25 March 2026), Table 9 — council tax by band for each billing authority. Charges include county and police precepts. ↩ ↩2

  4. DfE Get Information About Schools register plus Ofsted inspection outcomes, as held in the Home-Checker schools table (refreshed 1 September 2026). Counts are schools with a recorded location within 2 km of the ONS 2022 built-up-area centroid for Egham. ↩ ↩2

  5. Home Office Police Recorded Crime, financial year 2025/26 (April 2025 to March 2026), joined to ONS mid-2025 population estimates. The England rate is total offences divided by total population across all 296 local authority rows in the same dataset. ↩ ↩2

  6. Environment Agency Flood Map for Planning (Flood Zones 2 and 3), dataset vintage 15 July 2026, plus the EA historic flood outlines. Shares are the proportion of land area within a 2 km radius of the ONS 2022 built-up-area centroid falling inside each zone polygon. ↩ ↩2 ↩3

  7. Ofcom Connected Nations 2025, published 19 November 2025, reporting coverage as at July 2025; loaded to the Home-Checker ofcom_broadband table on 18 September 2026. Each figure is the percentage of premises with that service available, averaged across the 637 TW20 postcodes present in that release. Ofcom does not publish full-fibre coverage at postcode level, so the 100 Mbit/s tier is a speed band, not a technology. Postcodes Ofcom retired between the 2024 and 2025 releases still sit in the table carrying their older values and are excluded from every figure here. ↩ ↩2

  8. ONS postcode directory via the postcodes.io outcode lookup, queried 17 September 2026. ↩

  9. MHCLG Energy Performance of Buildings data, aggregated by outcode and precomputed on 21 May 2026. ↩

  10. Environment Agency Risk of Flooding from Surface Water (NaFRA2), published 28 January 2025; high and medium likelihood bands combined, as a share of land area within the same 2 km radius. ↩

Buying guides and research

Articles related to this area, drawn from our property buying guides.

Check any UK property or area instantly

Get flood risk, crime stats, school ratings, EPC data and more in a single report.

Get Your Free Report