Addlestone vs Farncombe
Which is better to live in? Distance: 13.1 miles apart.
The verdict
Overall, Addlestone offers lower property prices by roughly 31%. Farncombe has the lower crime rate of the two. For families, Addlestone edges ahead on school quality.
Avg House Price
Addlestone
£446,654
Farncombe
£646,250
Crime Rate
Addlestone
70.8
Farncombe
37.0
Top-Two School Inspection Bands
Addlestone
100.0%
Farncombe
100.0%
Avg Download Speed
Addlestone
438.2
Farncombe
393
EPC Rating
Addlestone
73
Farncombe
69.2
Median Income
Addlestone
£38,797
Farncombe
£40,845
House Prices (2025)
Most affordable in South EastBuyers will find Addlestone more wallet-friendly, where the average price is £446,654 versus £646,250 in Farncombe. The most affordable entry point in Addlestone is a flat at £244,519, while in Farncombe it is a flat at £341,250.
Average Price by Property Type (2025)
Biggest gap: semi-detached homes are 38% pricier in Farncombe (£805,000 vs £495,925).
Price Trend (11 Years)
Over the last 9 years, Farncombe prices grew faster — 51% vs 12%.
Crime & Safety
Safest in South EastWith 37 offences per 1,000 people, Farncombe is the safer of the two – 91% lower than Addlestone's 70.8 per 1,000. The most common crime category in Addlestone is violent-crime, while in Farncombe it is violent-crime.
Crime Rate by Category (per 1,000 residents)
Both towns share the same top crime category: violent crime.
Schools & Education
Best for schools in South EastSchool quality favours Addlestone: 100% of its schools are in the top two inspection bands, compared with 100% in Farncombe.
Addlestone School Inspection Breakdown
100% of 4 schools (3 primary, 1 secondary) sit in the top two inspection bands.
Farncombe School Inspection Breakdown
100% of 4 schools (3 primary, 1 secondary) sit in the top two inspection bands.
| Metric | Addlestone | Farncombe |
|---|---|---|
| Total Schools | 4 | 4 |
| Primary | 3 | 3 |
| Secondary | 1 | 1 |
| % Top two bands | 100% | 100% |
Broadband & Connectivity
Internet users in Addlestone enjoy 438.2 Mbps on average, while Farncombe lags behind at 393.0 Mbps. Superfast coverage (30 Mbps+) reaches 97.1% of premises in Addlestone and 96.8% in Farncombe. Gigabit availability stands at 83.6% in Addlestone and 74.9% in Farncombe.
Addlestone is the faster of the two by 12% on average download speed (438 vs 393 Mbps).
Energy Efficiency & Running Costs
The average EPC rating in Addlestone is band C (score 73), ahead of Farncombe's band C (score 69.2). Estimated annual energy costs average £1,074 in Addlestone and £1,331 in Farncombe. 69.6% of homes in Addlestone have an EPC rating of C or above, compared to 58.7% in Farncombe.
Addlestone has more energy-efficient housing — 69.6% reach band C or above, vs 58.7% in the other.
Demographics & Economy
Addlestone has a population of 13,748 while Farncombe has 13,247. Median household income is £40,845 in Farncombe and £38,796.5 in Addlestone. The median age is 42.2 in Addlestone and 44.1 in Farncombe. Employment rates stand at 61% in Addlestone and 58.5% in Farncombe.
| Indicator | Addlestone | Farncombe |
|---|---|---|
| Population | 13,748 | 13,247 |
| Median Age | 42.2 | 44.1 |
| Median Household Income | £38,796.5 | £40,845 |
| Employment Rate | 61% | 58.5% |
| Owner Occupied | 66.4% | 69% |
| Degree-Level Qualified | 40% | 45.4% |
Location
Common questions
Frequently asked questions
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