Addlestone vs Staines-upon-Thames
Which is better to live in? Distance: 4.0 miles apart.
The verdict
Overall, Addlestone offers lower property prices by roughly 10%. Addlestone has the lower crime rate of the two. For families, Addlestone edges ahead on school quality.
Avg House Price
Addlestone
£446,654
Staines-upon-Thames
£497,237
Crime Rate
Addlestone
70.8
Staines-upon-Thames
76.1
Top-Two School Inspection Bands
Addlestone
100.0%
Staines-upon-Thames
100.0%
Avg Download Speed
Addlestone
438.2
Staines-upon-Thames
426.8
EPC Rating
Addlestone
73
Staines-upon-Thames
71
Median Income
Addlestone
£38,797
Staines-upon-Thames
£37,731
House Prices (2025)
Most affordable in South EastThe average house price in Addlestone is £446,654, which is 10% less than Staines Upon Thames at £497,237. The most affordable entry point in Addlestone is a flat at £244,519, while in Staines Upon Thames it is a flat at £300,832.
Average Price by Property Type (2025)
Biggest gap: flat homes are 19% pricier in Staines Upon Thames (£300,832 vs £244,519).
Price Trend (11 Years)
Over the last 9 years, Addlestone prices grew faster — 12% vs 8%.
Crime & Safety
Safest in South EastCrime is lower in Addlestone (70.8 per 1,000) compared to Staines Upon Thames (76.1 per 1,000), a 7% difference. The most common crime category in Addlestone is violent-crime, while in Staines Upon Thames 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 EastAddlestone has 100% of schools in the top two inspection bands, compared to 100% in Staines Upon Thames. Addlestone has 4 schools in total, while Staines Upon Thames has 4.
Addlestone School Inspection Breakdown
100% of 4 schools (3 primary, 1 secondary) sit in the top two inspection bands.
Staines-upon-Thames School Inspection Breakdown
100% of 4 schools (3 primary, 1 secondary) sit in the top two inspection bands.
| Metric | Addlestone | Staines-upon-Thames |
|---|---|---|
| Total Schools | 4 | 4 |
| Primary | 3 | 3 |
| Secondary | 1 | 1 |
| % Top two bands | 100% | 100% |
Broadband & Connectivity
Addlestone offers faster average downloads at 438.2 Mbps, compared to 426.8 Mbps in Staines Upon Thames. Superfast coverage (30 Mbps+) reaches 97.1% of premises in Addlestone and 96.4% in Staines Upon Thames. Gigabit availability stands at 83.6% in Addlestone and 79.4% in Staines Upon Thames.
Addlestone is the faster of the two by 3% on average download speed (438 vs 427 Mbps).
Energy Efficiency & Running Costs
Homes in Addlestone are more energy-efficient on average, with an EPC score of 73 (band C) versus 71 (band C) in Staines Upon Thames. Estimated annual energy costs average £1,074 in Addlestone and £1,133 in Staines Upon Thames. 69.6% of homes in Addlestone have an EPC rating of C or above, compared to 64.8% in Staines Upon Thames.
Addlestone has more energy-efficient housing — 69.6% reach band C or above, vs 64.8% in the other.
Demographics & Economy
Median household income is £38,796.5 in Addlestone and £37,731 in Staines Upon Thames. The median age is 42.2 in Addlestone and 43.1 in Staines Upon Thames. Employment rates stand at 61% in Addlestone and 60.6% in Staines Upon Thames. Owner-occupancy is 66.4% in Addlestone versus 66.9% in Staines Upon Thames.
| Indicator | Addlestone | Staines-upon-Thames |
|---|---|---|
| Population | 13,748 | 21,327 |
| Median Age | 42.2 | 43.1 |
| Median Household Income | £38,796.5 | £37,731 |
| Employment Rate | 61% | 60.6% |
| Owner Occupied | 66.4% | 66.9% |
| Degree-Level Qualified | 40% | 38% |
Location
Common questions
Frequently asked questions
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