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Englefield Green market report TW20 8, Egham
The standing TW20 8 (Englefield Green) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,020 registered sales in TW20 8 (Egham) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in TW20 8 (Egham) came in at £442,500, out of 43 registered, up 5% on five years earlier, and the mean stands at £496,100, and by floor area homes here have averaged about £5,430 per square metre over the last five years. The record behind it is 4,020 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like TW20 8 is a single group of streets within TW20 (Egham), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where TW20 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
The going rate for a home in TW20 8
Across 43 registered 2026 sales, the typical (median) TW20 8 home went for £442,500. The mean is £496,100, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in TW20 8
Measured by floor area, the last five years of TW20 8 sales average about £5,430 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Against a national (England and Wales) median of £285,000, TW20 8 runs 55% above it.
TW20 8's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £442,500 | £442,500 | 43 |
| 2025 | £478,500 | £489,942 | 85 |
| 2024 | £462,500 | £491,733 | 81 |
| 2023 | £465,000 | £510,921 | 74 |
| 2022 | £457,800 | £536,823 | 86 |
| 2021 | £420,000 | £531,774 | 161 |
| 2020 | £415,000 | £538,471 | 85 |
| 2019 | £395,000 | £517,750 | 89 |
| 2018 | £399,500 | £532,541 | 90 |
| 2017 | £385,000 | £525,101 | 87 |
| 2016 | £356,000 | £498,048 | 138 |
| 2015 | £328,500 | £464,171 | 158 |
| 2014 | £308,200 | £437,236 | 93 |
| 2013 | £270,200 | £388,791 | 116 |
| 2012 | £252,500 | £371,648 | 96 |
| 2011 | £250,000 | £377,404 | 76 |
| 2010 | £260,000 | £407,747 | 87 |
| 2009 | £230,000 | £369,727 | 84 |
| 2008 | £249,000 | £408,164 | 80 |
| 2007 | £267,200 | £453,246 | 146 |
| 2006 | £235,000 | £407,930 | 175 |
| 2005 | £210,000 | £373,715 | 143 |
| 2004 | £225,000 | £408,644 | 191 |
| 2003 | £201,200 | £370,659 | 154 |
| 2002 | £179,500 | £337,728 | 200 |
| 2001 | £155,500 | £298,941 | 155 |
| 2000 | £136,000 | £266,900 | 167 |
| 1999 | £125,000 | £249,118 | 192 |
| 1998 | £103,500 | £208,922 | 153 |
| 1997 | £85,800 | £175,958 | 250 |
| 1996 | £81,000 | £170,825 | 177 |
| 1995 | £79,000 | £171,734 | 108 |
In cash terms the typical TW20 8 home went from £79,000 in 1995 to £442,500 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 158%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2020, and today's median remains roughly 18% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the TW20 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 1999 (+20.8% on the year before); the weakest, 2009 (−7.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −7.5% | −9.7% |
| 5 years (since 2021) | +1.0% | −3.6% |
| 10 years (since 2016) | +2.2% | −1.2% |
| 20 years (since 2006) | +3.2% | +0.4% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Sales activity in TW20 8
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The register shows 43 TW20 8 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 166 sales a year before the financial crisis and 74 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
The shape of the TW20 8 market
Only 43 sales completed here in the last twelve months of data, which makes TW20 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What tenants pay around TW20 8
TW20 8 falls under Runnymede, where the ONS puts the average private rent at £1,575 a month (May 2026 figures). A one-bed averages £1,076 a month here and a four-or-more-bed £2,393, so size does most of the work in setting the rent.
Average monthly rent by size, Runnymede
ONS Price Index of Private Rents, May 2026.
£1,575 a month is £18,900 a year, which against the £442,500 median sold price makes a gross yield of 4.3%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What people ask about TW20 8 (Englefield Green)
Are property prices falling in TW20 8 (Englefield Green)?
Is TW20 8 (Englefield Green) a good place to buy a house?
How much did a house sell for in TW20 8 (Englefield Green)?
Will TW20 8 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is up 5% over five years in cash but down 17% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
TW20's current homes for sale
Turning to what is actually available: 192 homes on the market right now, from 7 agents publishing to HomesIndex.
These cover the whole TW20 district, not just TW20 8: live asking prices are collected per district.
Of everything listed here, 28% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- St Nazaire Close, Egham, Egham
- Victoria Street, Englefield Green, Egham, Surrey
- Hurst Lane, Egham, Surrey
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every TW20 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: TW prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the TW area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £511,000 | £680,000 (+33%) | £980,000 (+44%) | £1,825,000 (+86%) |
| Semi-detached | £395,000 | £468,000 (+18%) | £561,000 (+20%) | £788,750 (+41%) | £1,595,000 (+102%) |
| Terraced | £385,000 | £470,000 (+22%) | £617,500 (+31%) | £917,950 (+49%) | £1,450,000 (+58%) |
| Flat | £308,000 | £421,000 (+37%) | £715,000 (+70%) | £1,135,000 (+59%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the TW area is the point: the same five years treated these districts very differently.
TW area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in TW20
A few minutes' walk can separate two very different markets. Here are TW20's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TW20 0 | £480,000 | 27 |
| TW20 9 | £430,000 | 39 |
Zoom out to the full TW20 district report for the type split, monthly volumes and how TW20 compares with its neighbours.
Selling in TW20 8? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in TW20 8, open the average prices map and zoom from the TW20 8 shading down to the sold homes on your own street. Every recorded TW20 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim TW20 8.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about TW20 8. Free, with a one click sign in.
Two maps carry on from here: every TW20 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.