The average Spelthorne home sold for £439,609 in July 2026, down 2.9% in a year and still Surrey's cheapest district. Ward by ward, from Land Registry sales.
Asking prices are hopes. The number that counts is what homes actually change hands for, and every completed sale in England and Wales is recorded by HM Land Registry and published free. This page reads those records for Staines-upon-Thames and the rest of Spelthorne borough, and it finds two things worth knowing before you buy or sell here.
The first is that Spelthorne is now the cheapest district in Surrey. The second is that its prices are down on the year by more than the county as a whole, even after July 2026 brought the biggest one-month rise since August 2024.
The headline figure
The average home in Spelthorne sold for £439,609 in July 2026, the most recent month published in the UK House Price Index. That is down 2.9% over the year, although it rose £9,617 on June.
Two comparisons make that number mean something.
Against the county, Spelthorne is now the cheapest of Surrey’s eleven districts, but only just: Woking is £439,916, a gap of £307. Elmbridge, the next borough downstream, is a long way above at £748,080. The Surrey average is £522,523.
Against its own record, the market turned a year ago. Spelthorne peaked at £452,519 in July 2025. Prices fell in seven of the twelve months since, to a low of £428,821 in May 2026, and the average is now £12,910, or 2.9%, below that peak.
What it means for you
If you are buying, this is one of the few corners of the South East where prices are still below last summer, and the borough is the cheapest district in Surrey. Flats have fallen hardest, down 5.4% over the year, so a first purchase here costs less than it did last summer in cash terms. One strong month is not a trend, so watch the next release before assuming prices have turned.
If you are selling, a summer 2025 valuation is now optimistic by about 3%. Semi-detached houses have held up best, down 1.6%, and they are also the most traded type in the borough, so that is the market to test.
If you are staying put, the borough average is roughly where it was in January 2025.
Prices by property type
These are borough averages for July 2026 from the UK House Price Index, with the annual change alongside. Every category is down on the year, which tells you this is a whole-market move rather than one weak segment:
- Detached houses: £798,851, down 2.3%.
- Semi-detached houses: £535,666, down 1.6%. The mildest fall, and the type that carries most of the borough’s sales.
- Terraced houses: £427,759, down 2.2%.
- Flats and maisonettes: £269,712, down 5.4%. The steepest fall of any category, and steeper than the England-wide fall in flats of 3.5%.
The same data splits buyers rather than buildings. A first-time buyer in Spelthorne paid an average of £366,694 in July 2026, down 3.0%. A home mover paid £537,564, down 2.6%.
What each part of the borough actually sells for
This is where the borough average stops being useful.
The table below is our own analysis of 1,102 residential sales in Spelthorne that completed between 1 July 2025 and 30 June 2026, taken from HM Land Registry Price Paid data. Each sale’s postcode was checked against the Office for National Statistics boundary lookup, so only sales genuinely inside the borough are counted, and each one is placed in its own council ward. It shows the median, the middle sale, which is not distorted by one large riverside house the way an average is. The borough median over that period was £460,000.
| Ward | Main places | Median sold price | Sales |
|---|---|---|---|
| Sunbury East | Lower Sunbury and the river frontage | £655,000 | 105 |
| Shepperton Town | Shepperton village and Church Square | £540,000 | 98 |
| Riverside and Laleham | North east Staines and the Thames path | £490,000 | 87 |
| Halliford and Sunbury West | Upper Halliford, Charlton Village | £490,000 | 62 |
| Ashford East | Ashford towards Feltham | £482,500 | 84 |
| Staines South | South of the town centre towards Laleham | £476,250 | 70 |
| Ashford Common | Ashford Common and Fordbridge | £475,000 | 71 |
| Sunbury Common | Sunbury Cross and the north of Sunbury | £439,000 | 79 |
| Laleham and Shepperton Green | Laleham village, Shepperton Green | £430,000 | 89 |
| Ashford Town | Ashford town centre and station | £425,000 | 66 |
| Ashford North and Stanwell South | North Ashford, south Stanwell | £420,000 | 91 |
| Stanwell North | Stanwell and Stanwell Moor | £420,000 | 81 |
| Staines | Staines town centre | £395,000 | 119 |
Why Staines town centre is the cheapest ward
The usual explanation is the mix: town centres sell flats, villages sell houses, and a median mixes them together. That is most of the story here, and the numbers are unusually stark.
Flats were 49 of the 119 sales in Staines ward, 41% of everything sold there. No other ward comes close on that measure except Stanwell North. Across the whole borough, flats made up 302 of 1,102 sales, and their median was £276,250 against £670,000 for a detached house.
But compare like with like and the picture changes completely, which is the finding that matters if you are choosing between Staines and its neighbours:
| Area | Detached | Semi-detached | Terraced | Flat |
|---|---|---|---|---|
| Staines ward | £600,000 | £500,000 | £443,000 | £283,000 |
| Sunbury East | £850,000 | £660,000 | £565,000 | £308,500 |
| Ashford Town | £562,500 | £524,000 | £452,500 | £268,250 |
| Spelthorne borough | £670,000 | £520,000 | £440,000 | £276,250 |
A terraced house in Staines town centre sold for slightly more than the borough median terrace, and a flat there sold for more than the borough median flat. Only the detached and semi-detached figures sit below the borough. The cheap ward is not full of cheap houses; it is full of flats, and its flats are not cheap ones.
Sunbury East is the mirror image. It sold 37 detached houses in the year, the most of any ward, at a median of £850,000, and only 25 flats. That is why it tops the table by £115,000.
The postcode trap
Spelthorne’s boundary and its postcodes do not line up, and TW18 is the worst offender. Of the 1,245 sales we pulled across the five outcodes covering this area, 143 were not in Spelthorne at all: 59 in Runnymede, 42 in Windsor and Maidenhead and three in Elmbridge.
That matters if you are comparing listings. The Runnymede sales in these postcodes had a median of £425,000, close to Spelthorne’s. The Windsor and Maidenhead ones had a median of £665,000, £205,000 above the borough median. Two TW18 addresses can sit a mile apart, in different counties, with different councils, different bin days and a £200,000 gap in what the neighbours paid.
How Spelthorne compares
| Area | Average price | Annual change |
|---|---|---|
| Elmbridge borough | £748,080 | +1.9% |
| London Borough of Hounslow | £525,435 | +1.7% |
| Surrey county | £522,523 | -0.4% |
| Runnymede borough | £477,182 | +1.1% |
| Woking borough | £439,916 | -0.3% |
| Spelthorne borough | £439,609 | -2.9% |
| South East region | £380,878 | +0.2% |
| England | £293,479 | +1.1% |
Spelthorne is cheaper than Surrey and down more than Surrey over the year. The border it shares with Runnymede is a price border too: Egham and Chertsey are up 1.1% over the same twelve months that Staines and Sunbury are down 2.9%, and the average gap between the two boroughs is £37,573.
Frequently asked questions
What is the average house price in Staines?
The official index covers the whole Spelthorne borough, where the average home sold for £439,609 in July 2026. On completed sales in the year to June 2026, the median across the borough was £460,000, and the median in Staines ward itself was £395,000, the lowest of the borough’s thirteen wards.
Are Staines house prices going up or down?
Down over the year, up over the latest month. Spelthorne prices fell 2.9% in the year to July 2026, against a Surrey figure of -0.4% and an England figure of +1.1%. That is the 24th steepest fall of England’s 295 local authority districts. But July itself rose 2.2% on June, the biggest monthly rise since August 2024. The borough average is £12,910 below its July 2025 peak of £452,519.
Which part of Spelthorne is most expensive?
Sunbury East, at a median of £655,000 across 105 sales, followed by Shepperton Town at £540,000. Both are river wards with a high share of detached houses.
Why is Staines cheaper than Sunbury or Shepperton?
Mostly the mix of homes. Flats were 41% of everything sold in Staines ward, and the borough’s median flat sold for £276,250 against £670,000 for a detached house. On a like-for-like basis, Staines terraces and flats actually sold for slightly more than the borough median for those types.
How much is a flat in Staines?
The median flat or maisonette in Staines ward sold for £283,000 in the year to June 2026, across 49 sales. The borough-wide median flat was £276,250, and the official July 2026 borough average for flats was £269,712, down 5.4% on the year.
Where can I check what a specific house sold for?
Every completed sale in England and Wales is public. Search a street or address for free on the HM Land Registry Price Paid service.
Related
- Staines house prices up £9,617 in July, still down 2.9%: the July 2026 index in full, with the England ranking and the neighbouring boroughs.
- Staines house prices down £21,060 in a year: the June 2026 index.
- Staines train times to London and what a season ticket costs, which is the other half of the cost of living here.
- Staines planning news: the 9,900 homes the adopted Local Plan makes room for, and the 826 it does not.
- Staines roadworks, parking and travel.
- Things to do in Staines-upon-Thames.
Sources
- UK House Price Index, Spelthorne (ONS and HM Land Registry) for the borough average, property-type and buyer-type figures and the annual changes.
- HM Land Registry UKHPI open data for the July 2026 record, and the matching Surrey, Runnymede, Elmbridge, Woking, Hounslow, South East and England benchmarks. The July 2025 peak comes from the same series.
- HM Land Registry Price Paid data for the ward, property-type and cross-border medians, computed from 1,245 residential sales in the TW15, TW16, TW17, TW18 and TW19 postcode districts completing between 1 July 2025 and 30 June 2026, of which 1,102 fell inside Spelthorne.
- Postcode-to-ward and postcode-to-district matching via the ONS Postcode Directory through postcodes.io.
- This page was updated on 17 September 2026 for the July 2026 index, published 16 September. The ward and property-type medians still cover sales to 30 June 2026. The July release revised the Spelthorne peak for July 2025 from £452,489 to £452,519.
- This page was updated on 20 August 2026 for the June 2026 index. The Land Registry also revised its May 2026 figure for Spelthorne down from £429,916 to £428,346, and the annual change from -3.5% to -3.8%.
Land Registry figures are provisional and revised as more sales are registered, so the most recent months are the least complete. Confirm the latest numbers against the linked sources before making a decision.
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