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. Each area comes with its unique charm, community spirit, and prospects, making them ideal choices for first-time buyers and buy-to-let investors seeking value without compromising on lifestyle.
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by Robert Jones, Founder of Property Investments UK
With nearly 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 2024. Next update: December 2024. All data is presented as provided by our sources without adjustments or amendments.
Top 10 Cheapest Areas Across London by House Prices
| Rank | Area | Average House Price |
|---|---|---|
| 1 | RM19 (Purfleet) | £233,549 |
| 2 | DA9 (Greenhithe) | £299,690 |
| 3 | RM18 (Tilbury) | £331,508 |
| 4 | SE28 (Thamesmead) | £347,149 |
| 5 | DA17 (Belvedere) | £354,984 |
| 6 | RM10 (Dagenham) | £364,244 |
| 7 | EN3 (Enfield) | £382,827 |
| 8 | CR0 (Croydon) | £384,886 |
| 9 | UB5 (Northolt) | £384,906 |
| 10 | UB7 (West Drayton) | £392,556 |
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 (£382,827) | N11 (25.0%) | N9 (£461.40) |
| East London | RM19 (£233,549) | RM18 (29.5%) | RM18 (£354.25) |
| South London | SE28 (£347,148) | CR7 (12.5%) | CR0 (£449.60) |
| West London | UB5 (£384,905) | UB8 (30.7%) | UB7 (£489.10) |
Top 10 Cheapest Areas to Buy Property In North London
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 2024. Next update: December 2024. All data is presented as provided by our sources without adjustments or amendments.
1. EN3 (Enfield)
- Average House Price: £382,827
- Price per Square Foot: £454.55
- 5-Year Growth: 10.2%
Why EN3 (Enfield) is a Great Place to Live
EN3 postcode and Enfield offers a mix of suburban tranquillity and city convenience, with affordable house prices and strong transport links via Enfield Lock and Turkey Street stations to central London. Its access to green spaces like Lee Valley Park and a strong community spirit, makes it appealing for families and professionals alike.
Regeneration Schemes EN3 (Enfield)
The ongoing Meridian Water development, just south of EN3, will deliver 10,000 new homes and improve transport links, enhancing EN3’s appeal. Locally, the Alma Estate regeneration is transforming the area with new, modern housing and public spaces.
2. N9 (Lower Edmonton)
- Average House Price: £384,739
- Average Price per Sq Ft: £461.40
- 5-Year Price Growth: 11.6%
Why N9 (Lower Edmonton) is a Great Place to Live
Lower Edmonton in N9 offers an affordable option for buyers looking to stay within London’s boundaries. With relatively low house prices and good transport links via Edmonton Green station, providing quick access to Liverpool Street. The area has a rich history and a vibrant multicultural community, alongside amenities like Edmonton Green Shopping Centre and Jubilee Park making it ideal for families.
Regeneration Schemes in N9 (Lower Edmonton)
Lower Edmonton is benefiting from the wider Edmonton Green Masterplan by Enfield Council.
3. N18 (Upper Edmonton)
- Average House Price: £398,891
- Average Price per Sq Ft: £454.80
- 5-Year Price Growth: 6.6%
Why N18 (Upper Edmonton) is a Great Place to Live
Upper Edmonton in N18 offers a more affordable option compared to central London, with diverse housing options and excellent transport links, including Silver Street station for fast connections to the city. Known for its strong community spirit and vibrant local culture, Upper Edmonton is home to eateries, and green spaces like Pymmes Park.
Regeneration Schemes in N18 (Upper Edmonton)
N18 is seeing significant investment through the Meridian Water project, just to the east, which promises thousands of new homes, jobs, and improved infrastructure. Locally, Upper Edmonton is also benefiting an investment of £11.9 million secured as part of the levelling up fund.
4. HA1(Harrow)
- Average House Price: £433,020
- Average Price per Sq Ft: £553.45
- 5-Year Price Growth: 14.4%
Why HA1(Harrow) is a Great Place to Live
HA1 in Harrow is an appealing area for buyers looking for a balance of affordability and suburban living, with excellent schools and green spaces. The area benefits from convenient transport links, including Harrow-on-the-Hill station, which provides fast connections to central London.
Regeneration Schemes in HA1(Harrow)
The London borough of Harrow in partnership with Wates Residential are delivering over 1,100 new homes across council-owned sites. Including affordable family-sized homes and commercial spaces.
5. NW9 (Colindale)
- Average House Price: £468,241
- Average Price per Sq Ft: £584.60
- 5-Year Price Growth: 1.9%
Why NW9 (Colindale) is a Great Place to Live
Colindale in NW9 is a rapidly growing area that offers a great mix of affordable modern housing and excellent transport links, particularly via Colindale Underground station on the Northern Line, providing easy access to central London. The area is known for its diverse community, a wide range of local amenities, and proximity to green spaces such as Silkstream Park.
Regeneration Schemes in NW9 (Colindale)
Colindale has been a focus for major regeneration, with the new programmes aiming to deliver 10,170 homes, more schools and improvements to the Colindale train station.
6. EN1 (Enfield Town)
- Average House Price: £487,024
- Average Price per Sq Ft: £511.95
- 5-Year Price Growth: 13.4%
Why EN1 (Enfield Town) is a Great Place to Live
Enfield Town in EN1 offers a charming blend of suburban living with a historic town centre, making it a popular choice for families and professionals. The area has a vibrant high street with shops, cafes, and restaurants, while the nearby parks, such as Enfield Town Park, provide ample green space. Its excellent schools and strong transport links, including Enfield Town and Enfield Chase stations.
Regeneration Schemes in EN1 (Enfield Town)
Enfield Town is benefiting from significant regeneration, as part of the Meridian Water project, which focuses on improving public spaces, enhancing the retail area, and creating new housing developments.
7. HA0 (Wembley)
- Average House Price: £502,686
- Average Price per Sq Ft: £556.45
- 5-Year Price Growth: 7.2%
Why HA0 (Wembley) is a Great Place to Live
Wembley in HA0 is a vibrant and iconic area, known for its world-famous stadium and bustling atmosphere. It offers excellent transport links via Wembley Central and Wembley Park stations, giving residents quick access to central London. The area boasts a diverse range of restaurants, shopping options, and cultural attractions.
Regeneration Schemes in HA0 (Wembley)
Home to one of the largest regeneration projects in the UK delivering over 10,000 jobs and 15,000 homes.
Access our selection of exclusive, high-yielding, off-market property deals and a personal consultant to guide you through your options.
8. HA2 (Harrow)
- Average House Price: £503,544
- Average Price per Sq Ft: £539.80
- 5-Year Price Growth: 22.1%
Why HA2 (Harrow) is a Great Place to Live
Harrow in HA2 offers a suburban feel with the convenience of excellent transport links, including access to the Metropolitan and Piccadilly Lines, making it ideal for commuters. The area is known for its top-rated schools, such as Whitmore High School, and an abundance of green spaces, including Roxbourne Park. With a mix of Victorian houses and new developments, Harrow attracts families and professionals seeking a peaceful yet well-connected part of London.
Regeneration Schemes in HA2 (Harrow)
The London borough of Harrow in partnership with Wates Residential are delivering over 1,100 new homes across council owned sites. Including affordable family sized homes and commercial spaces.
9. N15 (South Tottenham)
- Average House Price: £511,689
- Average Price per Sq Ft: £625.70
- 5-Year Price Growth: 6.2%
Why N15 (South Tottenham) is a Great Place to Live
South Tottenham in N15 is an up-and-coming area known for its vibrant, multicultural atmosphere and excellent transport links, including access to the Overground and Underground via Seven Sisters station. The area boasts a rich mix of independent cafes, restaurants, and cultural venues, while its proximity to green spaces like Markfield Park makes it appealing to families and young professionals looking for a lively yet affordable London neighbourhood.
Regeneration Schemes in N15 (South Tottenham)
The vision for the development of Tottenham Hale in N15 and N17 includes over 1,000 homes, £1 billion investment and a new central public square.
10. N11 (New Southgate)
- Average House Price: £520,609
- Average Price per Sq Ft: £575.90
- 5-Year Price Growth: 25.0%
Why N11 (New Southgate) is a Great Place to Live
New Southgate in N11 straddles across 3 London Boroughs including Barnet, Enfield and Haringey. It offers a suburban feel with excellent transport links, including the Piccadilly Line at Arnos Grove and Overground services at New Southgate station, making it ideal for commuters. The area features a range of Victorian homes and modern apartment developments, alongside parks like Arnos Park.
Regeneration Schemes in N11 (New Southgate)
New Southgate benefits from the New Ladderwoods residential regeneration, including 517 new properties, of which there are 426 apartments and 81 houses.
Top 10 Cheapest Areas to Buy Property In East London
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 2024. Next update: December 2024. All data is presented as provided by our sources without adjustments or amendments.
1. RM19 (Purfleet)
- Average House Price: £233,549
- Average Price per Sq Ft: £366.95
- 5-Year Price Growth: -0.5%
Why RM19 (Purfleet) is a Great Place to Live
Purfleet in RM19 offers some of the most affordable homes and the lowest property prices within easy reach of London, making it a hidden gem for first-time buyers and families. With direct train links from Purfleet station to Fenchurch Street, commuting is convenient, while the area’s proximity to the Thames and green spaces like Rainham Marshes provides a peaceful, semi-rural feel. Its quiet residential streets and local amenities make it a great choice for those seeking affordable living with easy city access.
Regeneration Schemes in RM19 (Purfleet)
Purfleet has an ambitious regeneration programme covering an area of 155 acres, however the company delivering the scheme has gone in to administration and the council are looking at other ways to deliver the project.
2. DA9 (Greenhithe)
- Average House Price: £299,690
- Average Price per Sq Ft: £384.75
- 5-Year Price Growth: 12.1%
Why DA9 (Greenhithe) is a Great Place to Live
Greenhithe in DA9 offers a peaceful riverside lifestyle with easy access to central London, making it a popular choice for commuters. The area is close to the Bluewater Shopping Centre, one of Europe’s largest shopping complexes, providing an abundance of retail and dining options. With scenic views of the River Thames and nearby parks.
Regeneration Schemes in DA9 (Greenhithe)
Greenhithe is benefiting from nearby development of the Ebbsfleet Garden City masterplan, described as "Where London meets the garden of England" as the DA postcode covers parts of north-west Kent and south-east London. The first garden city in 100 years created across 2,500 acres of previously used brownfield land, with a vision to create up to 15,000 homes, 50 new parks and open spaces and a new public transport network.
3. RM20 (West Thurrock)
- Average House Price: £302,741
- Average Price per Sq Ft: £390.75
- 5-Year Price Growth: 20.2%
Why RM20 (West Thurrock) is a Great Place to Live
West Thurrock in RM20 offers affordable housing options across apartments and houses, within easy reach of London, making it a top choice for those looking to balance cost and convenience in the London property market. The area is home to Lakeside Shopping Centre and some wonderful nature habitats with the Oliver Road Lagoons. Its proximity to the A13 and M25 ensures excellent road connectivity.
Regeneration Schemes in RM20 (West Thurrock)
West Thurrock is benefiting from ongoing regeneration efforts as part of the thames estuary regeneration and 2050 targets.
4. RM17 (Grays)
- Average House Price: £320,017
- Average Price per Sq Ft: £388.95
- 5-Year Price Growth: 5.1%
Why RM17 (Grays) is a Great Place to Live
Grays in RM17 offers an affordable lifestyle with excellent transport links, including a direct train route to London Fenchurch Street, making it an ideal spot for commuters. The area is known for its riverside views along the Thames.
Regeneration Schemes in RM17 (Grays)
The thames estuary is known as the UK's number one growth opportunity with the wider potential to create 1.3 million jobs and redevelop the whole region including RM17 postcode.
Access our selection of exclusive, high-yielding, off-market property deals and a personal consultant to guide you through your options.
5. IG11 (Barking)
- Average house price: £324,616
- Average Price per Sq Ft: £435.10
- 5-Year Price Growth: 12.1%
Why IG11 (Barking) is a Great Place to Live
Barking in IG11 is one of London’s most affordable areas while offering excellent transport links via the District and Hammersmith & City lines, making it a prime choice for commuters.
Regeneration Schemes in IG11 (Barking)
Barking is at the heart of one of London’s largest regeneration projects, the Barking Riverside Development, which aims to create 10,000 new homes, including affordable family properties and new schools, and improved transport links, including the newly opened Barking Riverside Overground station.
6.RM18 (Tilbury)
- Average house price: £331,507
- Average Price per Sq Ft: £354.25
- 5-Year Price Growth: 29.5%
Why RM18 (Tilbury) is a Great Place to Live
Tilbury in RM18 is a riverside town offering affordable housing with quick access to central London via Tilbury Town station, making it ideal for commuters. Known for its historical significance and proximity to the Port of Tilbury, the area combines a peaceful residential environment with easy access to nearby shopping and leisure facilities. Its lower property prices and the presence of green spaces along the Thames make it appealing to families and first-time buyers looking for value and future growth.
Regeneration Schemes in RM18 (Tilbury)
The port of tilbury is one of the largest ports in the UK and a key gateway with incredible employment and growth prospects. It is a major part of the thames freeport opportunity.
7. DA11 (Northfleet)
- Average House Price: £341,506
- Average Price per Sq Ft: £362.20
- 5-Year Price Growth: 14.2%
Why DA11 (Northfleet) is a Great Place to Live
Northfleet in DA11 is a charming riverside town that offers affordable housing while benefiting from its proximity to Ebbsfleet International Station, providing high-speed rail links to London and Europe. The area has a rich industrial history and is surrounded by country parks and green spaces.
Regeneration Schemes in DA11 (Northfleet)
Northfleet is part of the broader Ebbsfleet Garden City development, which itself is a significant redevelopment programme. DA11 also benefits from additional regeneration programmes like the £91 million housing development for 598 new homes by Keepmoat.
8. DA17 (Belvedere)
- Average House Price: £354,984
- Average Price per Sq Ft: £420.85
- 5-Year Price Growth: 18.4%
Why DA17 (Belvedere) is a Great Place to Live
Belvedere in DA17 offers affordable riverside living with excellent transport connections, including direct trains to central London via Belvedere station. The area boasts a blend of Victorian homes and modern apartments, with access to scenic walks along the Thames and nearby green spaces like Lesnes Abbey Woods. Belvedere's strong community feel, good schools, and ongoing improvements make it an appealing choice for families, professionals, and first-time buyers looking for value and convenience.
Regeneration Schemes in DA17 (Belvedere)
Belvedere is benefiting from the Belvedere Growth Strategy, which focuses on creating 1,250 new homes, including affordable homes and family properties.improving public spaces, and enhancing transport links. The Thamesmead and Abbey Wood regeneration, which borders Belvedere, is also positively impacting the area.
9. RM10 (Dagenham)
- Average house price: £364,244
- Average Price per Sq Ft: £439.05
- 5-Year Price Growth: 20.1%
Why RM10 (Dagenham) is a Great Place to Live
Dagenham in RM10 is an affordable area in the London property market with strong transport links, including Dagenham Heathway and Dagenham East stations, offering easy access to central London via the District Line. Known for its rich history as a former industrial hub, Dagenham is a great choice for families and first-time buyers seeking affordability and proximity to the city.
Regeneration Schemes in RM10 (Dagenham)
Dagenham is undergoing a major transformation through the Barking Riverside and Beam Park Regeneration Project, creating over 3,900 new homes, 50% of which will be classed as affordable, as well as new schools and all framed by a new high-quality public square.
10. DA1 (Dartford)
- Average house price: £364,610
- Average Price per Sq Ft: £424.10
- 5-Year Price Growth: 17.8%
Why DA1 (Dartford) is a Great Place to Live
Dartford in DA1 offers affordable living with excellent transport links, including fast trains from Kent to central London and easy access to the M25. The area combines a rich historical background with a modern lifestyle, featuring great shopping options at Bluewater and plenty of green spaces like Dartford Heath and Central Park.
Regeneration Schemes in DA1 (Dartford)
Dartford is experiencing redevelopment of it's town centre, as well as new homes in various developments including the Copperhouse Green. The first two phases of 276 homes has been completed and work is already underway on phase 3 with another 280 homes.
Access our selection of exclusive, high-yielding, off-market property deals and a personal consultant to guide you through your options.
Top 10 Cheapest Areas to Buy Property In South London
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 2024. Next update: December 2024. All data is presented as provided by our sources without adjustments or amendments.
1. SE28 (Thamesmead)
- Average house price: £347,148
- Average Price per Sq Ft: £464.75
- 5-Year Price Growth: 11.7%
Why SE28 (Thamesmead) is a Great Place to Live
Thamesmead in SE28 offers affordable riverside living with spacious homes and access to green spaces like Southmere Lake and the Thames Path. Its unique architectural character and abundance of open spaces make it a peaceful retreat while still being connected to central London via nearby Abbey Wood station, now part of the Elizabeth Line. Thamesmead’s growing amenities and community-driven projects make it ideal for families and those looking for a quieter yet well-connected part of the city. It also often tops South London's highest rental yield charts, making it a popular choice with buy-to-let investors.
Regeneration Schemes in SE28 (Thamesmead)
Thamesmead is undergoing a large-scale transformation led by the Peabody Thamesmead Regeneration Project, aiming to grow the area to over 100,000 residents by 2050.
2. SE25 (South Norwood)
- Average house price: £379,298
- Average Price per Sq Ft: £486.45
- 5-Year Price Growth: 5.9%
Why SE25 (South Norwood) is a Great Place to Live
South Norwood in SE25 (in the royal borough of Greenwich) offers a vibrant and diverse community with excellent transport links via Norwood Junction, providing fast services to London Bridge and Victoria. The area is known for its local charm, including independent shops, cafes, and parks like South Norwood Country Park.
Regeneration Schemes in SE25 (South Norwood)
South Norwood is benefiting from the South Norwood Regeneration Programme, a £2.4 million investment funded by the Major of London's Good Growth Fund.
3. CR0 (Croydon)
- Average house price: £384,886
- Average Price per Sq Ft: £449.60
- 5-Year Price Growth: 3.6%
Why CR0 (Croydon) is a Great Place to Live
Croydon in CR0 offers the perfect mix of city living and suburban comfort, with excellent transport links via East Croydon station providing fast services to central London, Gatwick Airport, and the south coast. The area has a wide variety of amenities, including shopping at the Whitgift Centre, cultural attractions, and a buzzing nightlife. With a diverse range of properties, from period homes to modern apartments, Croydon appeals to professionals.
Regeneration Schemes in CR0 (Croydon)
Croydon is undergoing one of the largest regeneration projects in London, driven by the Croydon Partnership. Local investment also includes development of the town centre with a 15 year strategic vision with workshops involving the local community to help shape the long-term design of the area.
4. SE20 (Penge)
- Average house price: £394,064
- Average Price per Sq Ft: £553.60
- 5-year Price Growth: -1.5%
Why SE20 (Penge) is a Great Place to Live
Penge in SE20 is a charming and affordable South London neighbourhood, known for its excellent transport links via Penge West and Penge East stations, offering direct routes to central London. The area has a strong community vibe, with local shops, pubs, and cafes, as well as access to the expansive Crystal Palace Park. Penge’s mix of Victorian terraces and modern flats makes it an attractive choice for young professionals.
Regeneration Schemes in SE20 (Penge)
Providing a 3rd of the Borough's annual housing targets, the redevelopment of the Blenheim centre, will include 230 dwellings in four blocks. Planned upgrades to nearby Crystal Palace Park also aim to boost the appeal of Penge for families and outdoor enthusiasts.
5. CR7 (Thornton Heath)
- Average House Price: £403,928
- Average Price per Sq Ft: £431.95
- 5-Year Price Growth: 12.5%
Why CR7 (Thornton Heath) is a Great Place to Live
Thornton Heath in CR7 offers a vibrant and culturally diverse community with excellent transport links via Thornton Heath station, providing quick access to London Victoria and London Bridge. The area is known for its bustling high street and affordable housing options, including period homes and modern flats.
Regeneration Schemes in CR7 (Thornton Heath)
Croydon has been undergoing steady redevelopment for a number of years primarily in CR0 postcode. Thornton heath nearby in CR7 continues to benefit from these local improvements, both to the nearby town centres and Crystal Palace Park.
6. CR4 (Mitcham)
- Average House Price: £424,878
- Average Price per Sq Ft: £505.65
- 5-Year Price Growth: 7.5%
Why CR4 (Mitcham) is a Great Place to Live
Mitcham in CR4 (in the London Brough of Merton) offers a quiet, suburban lifestyle with plenty of green spaces, including Mitcham Common and the nearby Wandle Trail, making it ideal for families and outdoor enthusiasts. The area has excellent transport connections via Mitcham Eastfields and Mitcham Junction, providing easy access to central London and surrounding areas.
Regeneration Schemes in CR4 (Mitcham)
Mitcham is benefiting from ongoing regeneration as part of the Wandle Valley Project, which focuses on enhancing local parks and improving public spaces. Mitcham is benefiting from significant investment as part of the Ravensbury project. This localised development is aiming to deliver 200 new homes, whilst the wider regeneration is creating 2,800 homes.
7. SE14 (New Cross)
- Average House Price: £429,732
- Average Price per Sq Ft: £636.95
- 5-Year Price Growth: -11.1%
Why SE14 (New Cross) is a Great Place to Live
New Cross in SE14 is a vibrant and creative area known for its lively arts scene, diverse community, and excellent transport links via New Cross Gate and New Cross stations, offering quick access to central London. With a rich cultural heritage and a strong student presence due to Goldsmiths, University of London, the area is popular with young professionals, creatives, and students.
Regeneration Schemes in SE14 (New Cross)
There have been elements of investment in to the area and nearby Deptford over the years, but the focus is on aiming to extend the Bakerloo line to the station and the benefits that would bring to the nearby area. Lewisham council are developing this proposal as part of the local plan.
8. SM2 (Sutton)
- Average House Price: £430,025
- Average Price per Sq Ft: £500.60
- 5-Year Price Growth: 10.6%
Why SM2 (Sutton) is a Great Place to Live
Sutton in SM2 is a sought-after suburban area known for its top-rated schools, making it a popular choice for families. The area offers a peaceful, leafy environment with excellent transport links via Sutton station, providing direct trains to London Victoria and London Bridge. Sutton boasts parks like Manor Park, offering tranquillity for residents seeking a family-friendly atmosphere with great connections to the city.
Regeneration Schemes in SM2 (Sutton)
Sutton is undergoing significant regeneration through a range of projects including, Sutton civic and town centre, Northern gateway, Oru sutton, Throwley yard, 137-145 high street and Elm grove.
Access our selection of exclusive, high-yielding, off-market property deals and a personal consultant to guide you through your options.
9. SE13 (Lewisham)
- Average house price: £432,186
- Average Price per Sq Ft: £599.40
- 5-Year Price Growth: 4.1%
Why SE13 (Lewisham) is a Great Place to Live
Lewisham in SE13 is a thriving and diverse area with excellent transport links including Lewisham station offering both DLR and National Rail services to central London and Canary Wharf. The Lewisham area is popular for buy-to-let investors, as tenant demand is high with its vibrant high street, local markets, and a range of parks such as Hilly Fields and Lewisham Park.
Regeneration Schemes in SE13 (Lewisham)
Lewisham is undergoing significant transformation of a key part of the town centre including changes to transport infrastructure, over 1,000 new homes, shops, restaurants, gym and cinema.
10. SM6 (Wallington)
- Average House Price: £434,701
- Average Price per Sq Ft: £482.55
- 5-Year Price Growth: -3.6%
Why SM6 (Wallington) is a Great Place to Live
Wallington in SM6 offers a suburban lifestyle with excellent schools, making it a popular choice for families. The area is known for its green spaces, including Beddington Park and Mellows Park, providing plenty of outdoor activities. Wallington station offers direct rail links to London Victoria and London Bridge, making it a convenient option for commuters.
Regeneration Schemes in SM6 (Wallington)
Wallington is seeing improvements through the nearby Sutton Council’s Regeneration Programme, as well as new local housing developments like New Mill Quarter which offers a total of 440 new homes including one, two and three bedroom properties.
Top 10 Cheapest Areas to Buy Property In West London
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 2024. Next update: December 2024. All data is presented as provided by our sources without adjustments or amendments.
1. UB5 (Northolt)
- Average house price: £384,905
- Average Price per Sq Ft: £495.00
- 5-Year Price Growth: 8.3%
Why UB5 (Northolt) is a Great Place to Live
Northolt in UB5 offers an affordable suburban lifestyle with a strong sense of community and excellent transport links via Northolt Underground station on the Central Line, providing direct access to central London. The area is known for its green spaces, such as Northala Fields and the Grand Union Canal, making it ideal for outdoor enthusiasts.
Regeneration Schemes in UB5 (Northolt)
Northolt is benefiting from the 'active travel' improvements, secured by £7.5 million of funding from Ealing Council and Transport for London.
2. UB7 (West Drayton)
- Average house price: £392,555
- Average Price per Sq Ft: £489.10
- 5-Year Price Growth: 0.3%
Why UB7 (West Drayton) is a Great Place to Live
West Drayton in UB7 is an affordable area that offers excellent connectivity with the newly opened Elizabeth Line, providing fast links to central London, Heathrow, and beyond. The area is known for its quiet residential streets, proximity to the Grand Union Canal, and nearby green spaces like Stockley Park.
Regeneration Schemes in UB7 (West Drayton)
West Drayton is benefiting from the Crossrail Development with £1.5 million invested by the Crossrail programme in to the West Drayton station.
3. UB3 (Hayes)
- Average house price: £413,236
- Average Price per Sq Ft: £526.20
- 5-Year Price Growth: 14.2%
Why UB3 (Hayes) is a Great Place to Live
Hayes in UB3 offers a mix of suburban living and urban convenience, with the newly opened Elizabeth Line providing fast connections to central London and Heathrow Airport. Hayes is an appealing choice for families, young professionals, and commuters seeking value and excellent transport links.
Regeneration Schemes in UB3 (Hayes)
Hayes is undergoing significant transformation, with the postcode district UB3 benefiting from the Hillingdon council and Higgins partnership regeneration of two estates at Avondale drive and the town centre, providing a total of 740 homes, with a mix of tenure and affordable apartments and houses.
4. UB8 (Uxbridge)
- Average house price: £419,449
- Average Price per Sq Ft: £510.70
- 5-Year Price Growth: 30.7%
Why UB8 (Uxbridge) is a Great Place to Live
Uxbridge in UB8 offers a vibrant mix of suburban comfort and city convenience, with excellent transport links via the Metropolitan and Piccadilly Lines, making it ideal for commuters. The area boasts a bustling town centre with a variety of shops, restaurants, and leisure facilities, as well as the green open spaces of Colne Valley Park and Uxbridge Common. With its strong sense of community, highly-rated schools, and proximity to Brunel University, Uxbridge is popular among families, professionals, and students alike.
Regeneration Schemes in UB8 (Uxbridge)
Uxbridge is prime for local investment with the council developing a new masterplan for the area, to revitalise the town centres image and improve accessibility.
5. UB2 (Southall)
- Average House Price: £458,028
- Average Price per Sq Ft: £503.95
- 5-Year Price Growth: 2.6%
Why UB2 (Southall) is a Great Place to Live
Southall in UB2 is a vibrant and diverse area known for its rich cultural heritage, and excellent transport links via the nearby newly opened Elizabeth Line, offering quick access to central London and Heathrow.
Regeneration Schemes in UB2 (Southall)
Southall is undergoing a major transformation with the regeneration projects in UB1 having spill over benefits in to UB2, including the Majors regeneration fund.
6. UB1 (Southall)
- Average house price: £478,474
- Average Price per Sq Ft: £525.15
- 5-Year Price Growth: 28.1%
Why UB1 (Southall) is a Great Place to Live
Southall in UB1 (in the London Borough of Ealing) offers a lively and culturally rich environment, with a strong sense of community and a bustling high street filled with independent shops, restaurants, and markets. The area benefits from excellent transport links, including the Elizabeth Line, which provides fast connections to central London and Heathrow.
Regeneration Schemes in UB1 (Southall)
Southall is a key area for redevelopment, creating interest with local property investors, as a number of new projects including over 2,000 new homes (a mix of affordable apartments and houses) take shape through part of the margarine works in Southall. There is also one of the country's most ambitious regeneration projects taking place over the next 25 years at the 88-acre brownfield site, The Green Quarter, delivering 3,750 mixed-tenure homes.
7. UB4 (Hayes)
- Average House Price: £483,376
- Average Price per Sq Ft: £518.55
- 5-Year Price Growth: 19.3%
Why UB4 (Hayes) is a Great Place to Live
Hayes in UB4 offers a blend of suburban living with easy access to central London, thanks to the nearby Elizabeth Line and strong road links via the M4. The area is known for its peaceful residential streets and local parks.
Regeneration Schemes in UB4 (Hayes)
UB4 is benefiting from the wider Hayes Regeneration Programme to span the next 7 to 9 years, which includes 740 new homes and affordable housing, open spaces, pedestrian and cycle routes, children's play areas and new community centre. The Crossrail effect has also boosted property values and investment interest in Hayes.
8. UB9 (Denham)
- Average House Price: £503,344
- Average Price per Sq Ft: £500.35
- 5-Year Price Growth: 15.0%
Why UB9 (Denham) is a Great Place to Live
Denham in UB9 offers a peaceful, rural lifestyle with easy access to London, making it an attractive option for those looking to escape the hustle of the city. Surrounded by green spaces, including Denham Country Park and the Colne Valley, the area is perfect for outdoor enthusiasts and families seeking tranquillity. Despite its countryside feel, Denham has excellent transport links, including Denham station, which provides direct trains to London Marylebone, making it ideal for commuters who want the best of both worlds.
Regeneration Schemes in UB9 (Denham)
While Denham maintains its rural charm, the area is benefiting from large scale environmental enhancement as part of a large infrastructure project on the Colne Valley Western Slopes.
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9. W7 (Hanwell)
- Average House Price: £523,870
- Average Price per Sq Ft: £630.70
- 5-Year Price Growth: 7.0%
Why W7 (Hanwell) is a Great Place to Live
Hanwell in W7 is a charming and leafy suburb known for its strong community feel, excellent schools, and beautiful green spaces such as Brent Lodge Park and the Hanwell Flight of Locks along the Grand Union Canal. The area benefits from the newly opened Elizabeth Line at Hanwell station, providing fast links to central London.
Regeneration Schemes in W7 (Hanwell)
Hanwell is experiencing growth through a range of regeneration projects across the postcode, including the Copley Close estate, by Broadway living Ealing council's developer arm. This new development called Copley Castle Bar, will consist of 202 new homes surrounding a landscaped central square. The Elizabeth Line has been a key driver of the area’s transformation.
10. UB6 (Greenford)
- Average House Price: £524,323
- Average Price per Sq Ft: £561.35
- 5-Year Price Growth: 12.9%
Why UB6 (Greenford) is a Great Place to Live
Greenford in UB6 offers a balance of suburban living with excellent transport links, including access to the Central Line at Greenford station and proximity to the A40 for drivers. The area is known for its green spaces, such as Greenford Broadway and Horsenden Hill, providing plenty of opportunities for outdoor activities.
Regeneration Schemes in UB6 (Greenford)
Greenford is seeing significant development through the Greenford Quay Project, a major regeneration scheme focused on delivering 1,965 new apartments across studios, one beds, two beds and three beds, across seven main buildings, spanning the Grand Union Canal.
Conclusion
In North London, Enfield Town (EN1) takes the lead with the highest 5-year growth at 13.4%, while Colindale (NW9) has the lowest price per square foot at £454.80.
In East London, Tilbury (RM18) offers both the lowest price per square foot at £354.25 and the highest 5-year growth at 29.5%.
For South London, Sutton (SM2) boasts the highest growth at 10.6%, and Thornton Heath (CR7) provides great value with a price per square foot of £431.95.
In West London, Uxbridge (UB8) shines with the highest 5-year growth at 30.7%, while West Drayton (UB7) has the lowest price per square foot at £489.10.