The Top 10 Cheapest Areas of London to Buy a House or Flat
London's diverse regions offer a wealth of opportunities for those looking to buy a house or flat. While the city is known for its high property prices, there are still areas where affordability meets the potential for growth.
In this guide, we've compiled the top 10 cheapest areas in North, East, South, and West London based on average house prices. Interestingly, the lowest-cost London boroughs don't always provide the best value, with some postcodes making the top 10 for asking house prices, but still having a higher average sold price per square foot.
Each area comes with its own unique charm and community spirit, making them ideal choices for first-time buyers and buy-to-let investors seeking value.
Article updated: September 2025
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by Robert Jones, Founder of Property Investments UK
With two decades in UK property, Rob has been investing in buy-to-let since 2005, and uses property data to develop tools for property market analysis.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: September 2025. All data is presented as provided by our sources without adjustments or amendments.
Top 10 Cheapest Areas Across London by Asking House Prices
| Rank | Area | Average Asking House Price |
|---|---|---|
| 1 | RM19 (Purfleet) | £223,104 |
| 2 | RM20 (West Thurrock) | £228,667 |
| 3 | RM17 (Grays) | £298,301 |
| 4 | RM18 (Tilbury) | £302,833 |
| 5 | IG11 (Barking) | £308,427 |
| 6 | DA11 (Northfleet) | £316,644 |
| 7 | DA9 (Greenhithe) | £320,780 |
| 8 | SE28 (Thamesmead) | £339,991 |
| 9 | DA8 (Erith) | £343,460 |
| 10 | DA1 (Dartford) | £349,262 |
Most Affordable Areas of Greater London by Region
Summary table for the best postcodes in Greater London for affordability, including the lowest house prices, highest 5-year growth and lowest property price per square foot.
| Region | Lowest Average Price | Highest 5-Year Growth | Lowest Price per Sq Ft |
|---|---|---|---|
| North London | EN3 (£374,008) | N17 (25.4%) | EN11 (£430.55) |
| East London | RM19 (£223,104) | RM18 (36.4%) | DA11 (£351.20) |
| South London | SE28 (£339,991) | CR7 (17.3%) | CR7 (£429.20) |
| West London | UB5 (£363,723) | UB3 (25.2%) | WD18 (£477.55) |
Top 10 Cheapest Areas to Buy Property in North London
| Rank | Area | Average Asking Price | Sold Price per Sq Ft |
|---|---|---|---|
| 1 | EN3 (Enfield) | £374,008 | £452.70 |
| 2 | N9 (Lower Edmonton) | £378,073 | £463.70 |
| 3 | EN11 (Enfield) | £422,367 | £430.55 |
| 4 | N17 (Tottenham) | £424,812 | £560.35 |
| 5 | EN8 (Cheshunt) | £427,855 | £469.55 |
| 6 | N18 (Upper Edmonton) | £428,814 | £478.65 |
| 7 | HA1 (Harrow) | £451,477 | £552.75 |
| 8 | NW9 (Colindale) | £457,264 | £599.30 |
| 9 | EN1 (Enfield Town) | £494,269 | £511.30 |
| 10 | N11 (New Southgate) | £500,151 | £570.45 |
North London represents some of the most affordable areas to buy in London, with EN3 (Enfield) leading as the cheapest place to buy property in North London at £374,008. The Enfield borough dominates the affordable housing market with four areas in the top 10, making it an excellent choice for those seeking cheap houses in London. For buyers looking for houses for sale in North London under £300,000, these areas unfortunately fall above that threshold, but they remain among the cheapest properties in London overall. Tottenham (N17) and the Edmonton areas (N9, N18) within Haringey provide additional affordable options, while EN11 offers the best value per square foot at £430.55. The North London market shows particular strength in outer boroughs, with areas becoming more expensive as you move toward central zones like Camden and Hackney. These figures represent average asking prices across all property types, from studio flats to family homes, and actual purchase prices can vary significantly based on property condition, exact location, and current market conditions. For comprehensive investment insights, explore our detailed guides covering Barnet and other North London boroughs.
Top 10 Cheapest Areas to Buy Property in East London
| Rank | Area | Average Asking Price | Sold Price per Sq Ft |
|---|---|---|---|
| 1 | RM19 (Purfleet) | £223,104 | £365.05 |
| 2 | RM20 (West Thurrock) | £228,667 | £399.30 |
| 3 | RM17 (Grays) | £298,301 | £383.45 |
| 4 | RM18 (Tilbury) | £302,833 | £369.55 |
| 5 | IG11 (Barking) | £308,427 | £429.95 |
| 6 | DA11 (Northfleet) | £316,644 | £351.20 |
| 7 | DA9 (Greenhithe) | £320,780 | £392.80 |
| 8 | DA8 (Erith) | £343,460 | £411.40 |
| 9 | DA1 (Dartford) | £349,262 | £424.55 |
| 10 | DA10 (Swanley) | £353,224 | £397.00 |
East London dominates London's most affordable property market, with RM19 (Purfleet) claiming the title as the cheapest place to buy property in London at just £223,104. This makes East London the clear winner for those seeking the cheapest houses in London, with six of the top 10 cheapest areas across the entire capital located in this region. The Havering borough, covering RM postcodes like Purfleet, Grays, and Tilbury, offers exceptional value for money, while Barking (IG11) provides excellent affordability at £308,427. The Bexley areas, including Northfleet (DA11), Greenhithe (DA9), and Erith (DA8), offer the best value per square foot, with DA11 leading at £351.20 per sq ft. For property investors seeking cheap houses for sale in London, East London represents unmatched affordability compared to other regions. While even buyers looking for houses for sale in London under £300,000 will find options here, RM19, RM20, and RM17 come closest to this price point. Other East London boroughs like Newham, Greenwich, Lewisham, Redbridge, and Waltham Forest offer additional opportunities for affordable property investment. These figures represent average asking prices across all property types, and actual purchase prices can vary significantly based on property condition, exact location, and current market conditions. For detailed investment analysis, explore our comprehensive guides covering Romford and other East London areas.
Top 10 Cheapest Areas to Buy Property in South London
| Rank | Area | Average Asking Price | Sold Price per Sq Ft |
|---|---|---|---|
| 1 | SE28 (Thamesmead) | £339,991 | £449.50 |
| 2 | SE25 (South Norwood) | £351,738 | £476.00 |
| 3 | CR0 (Croydon) | £369,749 | £443.55 |
| 4 | SE20 (Penge) | £372,204 | £537.10 |
| 5 | CR4 (Mitcham) | £394,173 | £508.70 |
| 6 | SE13 (Lewisham) | £396,143 | £596.40 |
| 7 | CR7 (Thornton Heath) | £403,014 | £429.20 |
| 8 | SM6 (Wallington) | £409,028 | £492.90 |
| 9 | SM1 (Sutton) | £409,274 | £512.70 |
| 10 | SE14 (New Cross) | £432,168 | £631.15 |
South London offers some of the most affordable areas to buy in London, with SE28 (Thamesmead) leading as the cheapest place to buy property in South London at £339,991. While more affordable than North London, South London cannot match East London's exceptional value, which dominates the cheapest properties in London overall. The Croydon borough dominates the affordable housing market with three areas in the top 10, including CR0 (Croydon), CR4 (Mitcham), and CR7 (Thornton Heath), making it an excellent choice for those seeking cheap houses in London. Despite similar house prices to West London, South London typically offers less space for your money - for example, SE14 (New Cross) costs £432,168 at £631.15 per sq ft compared to West London's UB2 (Southall) at £433,550 but only £485.75 per sq ft, meaning South London buyers get significantly less space for similar money. Areas within Bromley like SE20 (Penge) and parts of Merton such as CR4 (Mitcham) provide additional affordable options for property investors. While buyers looking for houses for sale in London under £300,000 won't find options in South London, the region still offers some of the cheapest properties in London overall. South London areas like SE13 (Lewisham) and SE14 (New Cross) present opportunities in emerging neighborhoods, while more established areas in Wandsworth and Lambeth typically command higher prices but offer stronger capital growth potential. These figures represent average asking prices across all property types, and actual purchase prices can vary significantly based on property condition, exact location, and current market conditions. For comprehensive investment insights, explore our detailed guides covering all South London boroughs and their unique opportunities.
Top 10 Cheapest Areas to Buy Property in West London
| Rank | Area | Average Asking Price | Sold Price per Sq Ft |
|---|---|---|---|
| 1 | UB5 (Northolt) | £363,723 | £501.95 |
| 2 | WD18 (Watford) | £366,386 | £477.55 |
| 3 | UB7 (West Drayton) | £396,682 | £501.50 |
| 4 | TW13 (Feltham) | £400,357 | £483.05 |
| 5 | WD24 (Watford) | £402,289 | £521.10 |
| 6 | UB3 (Hayes) | £403,110 | £536.30 |
| 7 | TW3 (Hounslow) | £421,977 | £526.45 |
| 8 | UB8 (Uxbridge) | £425,534 | £512.25 |
| 9 | TW14 (Feltham) | £430,776 | £487.25 |
| 10 | UB2 (Southall) | £433,550 | £485.75 |
West London's property market shows distinct value patterns across different boroughs, with Ealing areas like UB5 (Northolt) offering the most affordable entry point at £363,723. The Hounslow borough features prominently with three areas in the top 10, including TW13 and TW14 (Feltham) and TW3 (Hounslow), demonstrating consistent affordability across this borough. WD18 (Watford) provides excellent value per square foot at £477.55, making it attractive for space-conscious buyers. The UB postcodes, primarily covering areas within Ealing and surrounding boroughs, dominate the affordable segment with five entries in the top 10. These figures represent average asking prices across all property types, from apartments to family homes, and actual purchase prices can vary significantly based on property size, condition, and specific location within each postcode area. For comprehensive insights into specific areas, explore our detailed guides for West London, Brent, and Harrow.
Conclusion
London is one of the most expensive cities in the World. Driven by intense demand and a growing population, so London will never be the most affordable place in England to buy a house.
Yet there are opportunities, with some London boroughs and postcodes providing some lower-cost homes for those able to consider living further out.
Price is just one criteria, though, with many investors looking for the best yields across London as a key indicator for investing.
However, for price-conscious buyers, this list of affordable postcodes can give you a better focus to enter the London property market.
There are also opportunities for investors not looking to be a landlord but focusing on flipping homes. When examining how many homes are empty in the UK, London has approximately 36,878 vacant properties despite the capital's reputation for housing shortages, suggesting untapped potential.
London still makes some of the best areas for buy-to-lets, with some parts of the capital having impressive yields, staggering historic growth (and future potential) and there are a handful of postcodes that still provide affordable value across the capital.