Egham has quietly become one of the strongest-performing property markets in this part of Surrey, with prices up 9.4% over the past year to a median of £450,000. A university town with a genuine regeneration story behind it, that combination of growth and character is exactly why buyers keep circling back to Egham.
This guide covers what it’s actually like to live in Egham (TW20), from current house prices and commute times to schools, Royal Holloway and everyday amenities. Whether you’re a first-time buyer, a family looking for good schools, or simply drawn to the town’s recent transformation, here’s what you need to know.
Where Is Egham?
Egham sits on the River Thames in the Borough of Runnymede, about 20 miles west of central London and close to the Berkshire border. It’s best known as the home of Royal Holloway, University of London, whose striking Founder’s Building dominates the skyline and shapes much of the town’s character and economy.
The wider Egham area also includes Englefield Green and sits close to Runnymede meadows, the site of the sealing of Magna Carta in 1215. Windsor is a short drive away, and the M25, M3 and M4 all converge nearby, making Egham one of the better-connected towns in this guide by road.
How Much Do Houses Cost in Egham?
Egham recorded 32 sales at an average price of £443,570 so far in 2026, with the town’s median price sitting at £450,000, up 9.4% on the previous year. That’s a notably strong trend compared with several neighbouring towns, reflecting the ongoing appeal of Egham’s town centre regeneration and university connection.
Property types vary widely across the town. Flats near the station and university, popular with both first-time buyers and the town’s large student rental market, typically range from £160,000 to £280,000. Family houses on residential streets like Pooley Green Close and Vicarage Avenue have recently sold from around £380,000 to £650,000, depending on size and condition.
| Property type | Typical price range |
|---|---|
| 1-2 bed flats | £160,000-£280,000 |
| Terraced/semi-detached houses | £380,000-£650,000 |
| Egham town median (2026) | £450,000 |
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The Royal Holloway Effect
Royal Holloway, University of London brings a genuinely distinctive rhythm to Egham. The university supports a strong student rental market around the town centre, while also drawing academic staff and professionals who want to buy nearby. That dual demand from renters and owner-occupiers is part of what’s kept the local property market resilient.
Commuting from Egham
Egham station offers direct South Western Railway services into London Waterloo, with journey times of around 40 to 43 minutes depending on the time of day. Trains run frequently throughout the day, making Egham a practical option for regular commuters.
For drivers, Egham’s location right at the convergence of the M25, M3 and M4 is a real advantage, giving fast access to Heathrow, Reading and central London by road. Windsor is also easily reached, whether by car or the seasonal river ferry service.
Schools in Egham
Egham has a solid range of primary and secondary schools, including Manorcroft Primary School close to the town centre, alongside strong options in neighbouring Englefield Green. Families also have access to a range of well-regarded independent schools nearby, including the American Community School.
As with any area, catchment boundaries and Ofsted ratings can shift year to year, so it’s worth checking current admissions details directly with Surrey County Council for any school that’s a priority in your search.
Shopping, Royal Holloway and Things to Do
Egham town centre has been transformed by recent regeneration, bringing new shops and an Everyman cinema alongside its existing mix of retailers, restaurants, pubs and supermarkets. The town has a genuinely improved, more vibrant feel compared to a decade ago, and that shows in both footfall and property demand.
Beyond the town centre, Runnymede meadows offer riverside walks and historic significance as the site of the Magna Carta sealing, while Royal Holloway’s Founder’s Building and grounds are worth a visit in their own right. Windsor Great Park and Legoland Windsor are both a short drive away, giving Egham residents easy access to some of the region’s best-known attractions.
Is Egham a Good Place to Live?
Egham suits buyers who want strong transport links, a genuine university-town atmosphere, and a property market that’s shown real recent growth. The regeneration of the town centre, combined with the M25/M3/M4 convergence and a 40-minute train into Waterloo, makes it a well-rounded choice for commuters and families alike.
The trade-off is that Egham’s town centre, while improved, is still more functional than picturesque compared with neighbouring Englefield Green’s village character. If village charm and a slower pace matter more to you, our Englefield Green area guide, right next door, is worth reading alongside this one.
Ready to Buy or Sell in Egham?
Browse our current properties for sale in Egham, or speak to our local team for advice on the streets and price bands that suit your search in TW20.
S J Smith Estate Agents, Staines Office
10a Clarence Street, Staines-upon-Thames, Surrey, TW18 4SP
T: 01784 779 100
E: [email protected]
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Frequently Asked Questions About Living in Egham
Is Egham a good place to live?
Yes. Egham combines strong transport links, a genuine university-town atmosphere and a property market that’s shown real recent growth, making it popular with commuters, families and academic professionals alike.
What is the average house price in Egham?
Egham’s median property price is £450,000, up 9.4% on the previous year. Flats typically range from £160,000 to £280,000, while family houses range from £380,000 to £650,000.
How long is the train journey from Egham to London Waterloo?
Direct trains take around 40 to 43 minutes, with frequent services throughout the day on the South Western Railway line.
What is Royal Holloway, University of London?
Royal Holloway is a constituent college of the University of London, based in Egham. Its landmark Founder’s Building and campus give the town a distinctive character and support a strong local student rental market.
Is Egham close to Windsor?
Yes, Windsor is a short drive from Egham, and can also be reached via a seasonal river ferry service along the Thames.
What is there to do in Egham?
The regenerated town centre has an Everyman cinema, shops and restaurants, while Runnymede meadows offer riverside walks and historic significance as the site of the Magna Carta sealing in 1215.
Are there good schools in Egham?
Yes, including Manorcroft Primary School in the town centre and a range of independent schools nearby, including the American Community School. It’s worth checking current catchment areas with Surrey County Council for specific streets.