London’s property market remains one of the most dynamic and expensive in the UK, but opportunities still exist for those seeking value. As of 2025, a number of areas across Greater London and its surrounding towns offer homes at significantly lower prices than the capital’s average.
This guide explores the top 15 cheapest places to buy a house in London, offering a detailed look at current property values, regional insights, and why these locations are worth considering.
What is London Housing Market in 2025?
London has long been known for its high property prices, but recent market trends and economic pressures have shifted the dynamics across the capital. As of 2025, a growing number of buyers are looking towards the outer boroughs and Greater London areas for more affordable property options.
Demand in central London remains strong, yet price sensitivity has pushed many homebuyers and investors to explore neighbourhoods that were once overlooked. These lower-cost areas not only provide better value for money but also offer strong long-term growth potential and access to key transport links.
Why Look for the Cheapest Places to Buy a House in London?
Affordable locations in and around London present a unique opportunity for:
- First-time buyers aiming to step onto the property ladder
- Investors seeking strong rental yields and capital growth
- Homebuyers who want proximity to London without the premium price tag
With many areas undergoing regeneration and improved connectivity through infrastructure projects like the Elizabeth Line, these budget-friendly postcodes are becoming increasingly desirable.
Top 15 Cheapest Places to Buy a House in London
Based on the most recent data from property portals and government statistics, the following areas represent the most affordable average house prices in and around London.
| Rank | Town / Area | Postcode | Borough / District | Average Price (£) |
| 1 | Purfleet | RM19 | Thurrock | 234,000 |
| 2 | Greenhithe | DA9 | Dartford | 300,000 |
| 3 | Tilbury | RM18 | Thurrock | 332,000 |
| 4 | Thamesmead | SE28 | Greenwich / Bexley | 347,000 |
| 5 | Belvedere | DA17 | Bexley | 355,000 |
| 6 | Dagenham | RM10 | Barking and Dagenham | 364,000 |
| 7 | Enfield (Enfield Lock) | EN3 | Enfield | 383,000 |
| 8 | Croydon | CR0 | Croydon | 385,000 |
| 9 | Northolt | UB5 | Ealing | 385,000 |
| 10 | West Drayton | UB7 | Hillingdon | 393,000 |
| 11 | Luton | LU1 | Luton | 287,000 |
| 12 | Strood | ME2 | Medway | 322,000 |
| 13 | Swanscombe | DA10 | Dartford | 324,000 |
| 14 | Harlow – Bush Fair | CM18 | Harlow | 324,000 |
| 15 | Gravesend (DA11 & DA12) | DA11/12 | Gravesham | 339,000 |
1. Purfleet (RM19) – £234,000
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Purfleet, located in the borough of Thurrock in Essex, consistently ranks as the cheapest place to buy a house near London. It sits just inside the M25 and along the River Thames, making it a desirable location for those wanting easy access to the capital without inner-city property prices.
Connectivity: Purfleet is served by Purfleet station, with direct C2C trains taking just under 30 minutes to reach London Fenchurch Street. The area is also close to the A13 and M25, making it ideal for both train and road commuters.
Local Amenities & Lifestyle: Once primarily industrial, Purfleet is undergoing substantial regeneration under the Purfleet-on-Thames development initiative. Plans include 2,850 new homes, a new town centre, improved schools, health services, and a revamped riverside promenade.
Why Buy Here:
- Lowest average property prices within commutable distance to London
- Extensive regeneration plans poised to increase long-term property values
- Popular among first-time buyers and investors seeking strong future returns
Investment Potential: As one of the fastest-growing commuter towns near London, prices in Purfleet are expected to rise over the next five years due to the large-scale regeneration and its riverside location.
2. Greenhithe (DA9) – £300,000
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Greenhithe is a small but growing town in the Dartford borough of Kent, just outside London. It offers a blend of riverside living, excellent shopping facilities, and good transport links, making it a well-rounded affordable location.
Connectivity: Served by Greenhithe railway station, the town provides direct access to London Bridge and Charing Cross in under 50 minutes. The nearby A2 and M25 allow for quick travel across the South East.
Local Amenities & Lifestyle: One of the biggest draws of Greenhithe is its proximity to Bluewater Shopping Centre, one of Europe’s largest retail complexes. Residents enjoy access to a wide range of shops, restaurants, gyms, and entertainment options. The area also features several green spaces, including Swanscombe Heritage Park.
Why Buy Here:
- Affordable property prices in a well-connected location
- Close to Bluewater, attracting professionals and families
- Attractive riverfront areas and walking paths
Investment Potential: With steady demand from London commuters and improvements in infrastructure, Greenhithe remains a strong option for long-term property growth, particularly as developments continue around Ebbsfleet Garden City.
3. Tilbury (RM18) – £332,000
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Tilbury is located in the borough of Thurrock, along the northern bank of the Thames. Known for its port and rich maritime history, Tilbury offers an affordable gateway into homeownership near London.
Connectivity: Tilbury Town station offers direct train services to London Fenchurch Street in about 40 minutes. It is also near the A13, which provides access to central London and the M25 orbital motorway.
Local Amenities & Lifestyle: Tilbury boasts a mix of historic landmarks like Tilbury Fort, along with essential amenities such as supermarkets, schools, healthcare facilities, and leisure centres. It’s relatively quiet compared to larger towns, appealing to families and retirees.
Why Buy Here:
- Low house prices with potential for future uplift
- Proximity to employment zones at Tilbury Docks and surrounding logistics parks
- Rich heritage combined with increasing residential development
Investment Potential: Thurrock Council is actively working on housing and infrastructure regeneration schemes. With improved connectivity and growth in commercial sectors nearby, Tilbury is gradually emerging as a value-driven location for both living and investing.
4. Thamesmead (SE28) – £347,000
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Thamesmead, located in the Royal Borough of Greenwich and partially in Bexley, is one of South East London’s most ambitious regeneration zones. Originally developed in the 1960s, the area is undergoing a modern transformation to meet the needs of today’s homebuyers.
Connectivity: Thamesmead currently lacks its own London Underground or National Rail station, but improvements to bus routes and proximity to Abbey Wood (served by the Elizabeth Line) significantly enhance accessibility. From Abbey Wood, central London is less than 25 minutes away.
Local Amenities & Lifestyle: Set around a network of lakes and canals, Thamesmead offers a unique setting within London. The area features plenty of green space, including Southmere Lake, community centres, schools, and leisure facilities.
Why Buy Here:
- Major regeneration projects are creating new homes, parks, and commercial space
- Proximity to Crossrail at Abbey Wood increases its appeal
- Scenic water features and open spaces provide a distinctive urban lifestyle
Investment Potential: Backed by Peabody and supported by the Greater London Authority, the Thamesmead regeneration project is injecting over £1 billion into the area. With thousands of new homes planned and improvements to infrastructure, property values are forecast to rise steadily over the next decade.
5. Belvedere (DA17) – £355,000
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Belvedere is a suburban district in the London Borough of Bexley, South East London. It is quickly gaining popularity among buyers priced out of more central areas due to its affordability and improving transport connections.
Connectivity: Belvedere station offers National Rail services to London Cannon Street, London Bridge, and Charing Cross in around 35 minutes. With the nearby Abbey Wood station now connected to the Elizabeth Line, connectivity across London has significantly improved.
Local Amenities & Lifestyle: Belvedere boasts a mix of residential housing, local high streets, green parks, and a peaceful riverside atmosphere. It is also close to the River Thames and offers a quieter, suburban lifestyle compared to inner-city boroughs.
Why Buy Here:
- One of the cheapest areas within the Greater London limits
- Fast rail access to central London and improved Crossrail connectivity
- A family-friendly suburb with a growing infrastructure
Investment Potential: As part of the Bexley Growth Strategy, Belvedere is earmarked for residential development and better transport integration. These changes are expected to support sustainable price growth over the next five years, especially as demand continues to rise in outer London zones.
6. Dagenham (RM10) – £364,000
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Located in East London within the London Borough of Barking and Dagenham, Dagenham has evolved from its industrial roots into a key affordable housing hotspot.
Connectivity: Dagenham benefits from three Tube stations (Dagenham East, Dagenham Heathway, and Becontree) on the District Line, providing direct access to central London in under an hour. Additionally, Barking Riverside is gaining new Overground services and riverboat links, further enhancing the area’s accessibility.
Local Amenities & Lifestyle: Dagenham offers a wide range of shops, schools, and leisure facilities, including the expansive Mayesbrook Park and the Valence House Museum. It combines urban amenities with suburban affordability.
Why Buy Here:
- Extensive transport options, including Underground and Overground services
- Close to major employment hubs and shopping districts
- Significant investment in housing and community infrastructure
Investment Potential: Dagenham is part of the London Riverside Opportunity Area, with over 10,000 new homes planned. Developments such as Barking Riverside and Beam Park are already drawing new residents and boosting the local economy, positioning Dagenham as a long-term investment play.
7. Enfield (EN3) – £383,000
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Located in North London, EN3 refers to the eastern part of the London Borough of Enfield, covering areas such as Enfield Lock, Freezywater, and Ponders End. With relatively low house prices for London and ongoing development, this postcode offers attractive opportunities for buyers.
Connectivity: Enfield EN3 is well-connected via rail and road. Enfield Lock and Turkey Street stations provide direct links to London Liverpool Street in under 35 minutes. The area is also close to the A10 and M25, making car commuting easy.
Local Amenities & Lifestyle: EN3 is home to numerous schools, parks (like Albany Park and Durants Park), shopping centres, and local eateries. The nearby Lee Valley Regional Park provides outdoor recreation space, popular with families and runners alike.
Why Buy Here:
- Affordable prices compared to nearby North London postcodes
- Access to green space and community facilities
- Regeneration projects are improving the housing stock and infrastructure
Investment Potential: As part of the Meridian Water regeneration scheme, Enfield is set to receive over 10,000 new homes, new schools, a health centre, and employment space. This large-scale development is increasing demand and expected to drive up property values in EN3.
8. Croydon (CR0) – £385,000
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Croydon, located in South London, has long been a focal point for property development and commercial growth. CR0 is its main postcode district, encompassing the town centre and surrounding areas like Addiscombe, Waddon, and Selhurst.
Connectivity: Croydon benefits from exceptional transport infrastructure. East and West Croydon stations provide fast services to London Bridge and Victoria (as quick as 15 minutes). The Tramlink system also connects various parts of Croydon with Wimbledon and Beckenham.
Local Amenities & Lifestyle: Croydon offers a mix of high-street shopping, independent cafes, leisure centres, and open spaces like Lloyd Park and Wandle Park. It is also home to several schools, hospitals, and one of the largest commercial centres in South London.
Why Buy Here:
- Excellent transport links and town-centre amenities
- Large housing stock, including Victorian terraces and modern flats
- Rapid development and modernisation projects
Investment Potential: Croydon has attracted billions in investment through developments such as Boxpark Croydon, the long-anticipated Westfield shopping centre, and residential towers like Saffron Square. With affordability and urban convenience, CR0 continues to appeal to young professionals and families.
9. Northolt (UB5) – £385,000
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Northolt is a suburban district in the London Borough of Ealing, West London. It combines post-war housing estates with older village-style streets and green spaces, making it an affordable and liveable option for Londoners.
Connectivity: Northolt Underground station is served by the Central Line, providing direct access to Oxford Circus in under 35 minutes. The area is also well-served by the A40, offering quick access to central London by car. Additionally, nearby Northolt Park station offers Chiltern Railways services into Marylebone.
Local Amenities & Lifestyle: UB5 features shopping precincts, local pubs, schools, and leisure centres. The Northala Fields park, with its iconic mounds and lakes, is a local favourite for walking and outdoor activities.
Why Buy Here:
- Good value for West London with easy access to Central London
- Mix of flats, maisonettes, and family homes
- Community-focused area with parks and local amenities
Investment Potential: Northolt is part of the Ealing Council regeneration framework, which includes plans for improved housing, schools, and public services. Combined with excellent transport links and ongoing investment in West London, property in UB5 is expected to grow in value steadily.
10. West Drayton (UB7) – £393,000
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West Drayton is located in the London Borough of Hillingdon, in West London. It has rapidly transformed over the last decade from a quiet suburb into a thriving commuter hub thanks to the arrival of the Elizabeth Line.
Connectivity: The game-changer for West Drayton was the launch of Crossrail (Elizabeth Line), which now connects the town to Paddington in under 25 minutes and Canary Wharf in under 45 minutes. It also offers easy access to the M4, M25, and Heathrow Airport, located just a few miles away.
Local Amenities & Lifestyle: West Drayton offers a blend of suburban tranquillity and urban convenience. The town centre features local shops, supermarkets, cafes, and restaurants. Nearby green spaces like Colne Valley Regional Park and the Grand Union Canal provide scenic spots for walking and cycling.
Why Buy Here:
- Excellent transport connections via the Elizabeth Line and motorway links
- Affordable homes with strong commuter appeal
- A balanced mix of modern developments and established residential areas
Investment Potential: West Drayton is benefitting from continued infrastructure and housing development. The enhanced rail service has significantly increased buyer interest and rental demand, with forecasts suggesting steady price appreciation in the coming years.
11. Luton (LU1) – £287,000
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Although not part of Greater London, Luton is often considered one of the most affordable commuter towns serving the capital. Located in Bedfordshire, it offers considerably lower property prices with direct rail access to central London.
Connectivity: Luton station provides direct Thameslink trains to St Pancras International in just 30–35 minutes. The town is also well connected via the M1 motorway and London Luton Airport, making it highly accessible for both domestic and international travel.
Local Amenities & Lifestyle: Luton offers a comprehensive mix of schools, shopping centres, healthcare facilities, and cultural venues such as the Hat Factory Arts Centre. It’s also home to the University of Bedfordshire and a growing business and technology sector.
Why Buy Here:
- Significantly lower average house prices than Greater London
- Quick rail access to London
- Strong rental demand due to students, professionals, and airport staff
Investment Potential: Luton has seen substantial growth over the past decade, with continued regeneration schemes including the Luton Investment Framework, which aims to create thousands of jobs and revitalise the town centre. Its affordability, combined with excellent links to London, make it a prime investment choice.
12. Strood (ME2) – £322,000
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Strood is a town within the Medway unitary authority in Kent. Positioned just south of the River Thames and near Rochester, Strood has emerged as an attractive and affordable area for commuters and families alike.
Connectivity: Strood station is part of the High Speed 1 rail network, offering trains to London St Pancras in under 40 minutes. It’s also accessible by car via the M2 and A2, linking quickly to London and surrounding towns.
Local Amenities & Lifestyle: Strood boasts a traditional high street, retail parks, supermarkets, and local pubs. Its proximity to historic Rochester provides access to excellent schools, historic sites, and cultural events. Green spaces such as Watling Park and riverside walks add to its lifestyle appeal.
Why Buy Here:
- Affordable homes with fast rail access to London
- Close to picturesque Rochester and the River Medway
- Good for families, with schools and green spaces nearby
Investment Potential: As part of the wider Medway regeneration plan, Strood is set to benefit from new housing developments, improved infrastructure, and public transport upgrades. Its affordability and location within a broader growth corridor make it a sound long-term choice for buyers and investors.
13. Swanscombe (DA10) – £324,000
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Swanscombe is a small but strategically located town in the Borough of Dartford, Kent. Nestled between Dartford and Gravesend, it is part of the Thames Gateway redevelopment area and offers promising potential for buyers seeking affordability close to London.
Connectivity: Swanscombe is well-connected via the Swanscombe railway station, with direct services to London Bridge in under 50 minutes. The nearby Ebbsfleet International station offers high-speed rail to London St Pancras in just 20 minutes. It also has quick access to the A2 and M25 motorways.
Local Amenities & Lifestyle: This quiet residential area features local shops, pubs, parks, and schools. The town is close to the Bluewater Shopping Centre, one of Europe’s largest retail destinations. Swanscombe Heritage Park, a Site of Special Scientific Interest, provides natural space for outdoor recreation.
Why Buy Here:
- Competitive house prices for a well-connected commuter town
- Proximity to high-speed rail at Ebbsfleet International
- Quiet residential character with access to major shopping and leisure hubs
Investment Potential: The proposed London Resort theme park project, although currently paused, previously sparked interest and minor property price increases in the area. Regardless, Swanscombe remains part of the Thames Estuary growth zone, offering ongoing potential as transport and infrastructure continue to improve.
14. Harlow – Bush Fair (CM18) – £324,000
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Harlow, located in Essex, is a designated New Town that was developed post-World War II to accommodate London’s overspill population. The Bush Fair area (CM18) forms one of its key residential neighbourhoods, with its own shops, schools, and community centres.
Connectivity: Harlow Town and Harlow Mill stations offer direct rail services to London Liverpool Street in around 35 minutes. The area is also close to the M11 motorway, making it ideal for both rail and road commuters. London Stansted Airport is just 20 minutes away.
Local Amenities & Lifestyle: Bush Fair has a self-contained town centre with supermarkets, takeaway shops, schools, and leisure services. Harlow itself offers extensive green spaces, cycle tracks, and art installations, including Harlow Sculpture Town.
Why Buy Here:
- Lower average house prices than most Greater London suburbs
- Easy access to London and Cambridge
- A balanced mix of housing types suitable for families and professionals
Investment Potential: Harlow is included in the Harlow and Gilston Garden Town project, which is set to deliver new housing, schools, and employment zones. With strong demand from both commuters and investors, CM18 has considerable growth prospects.
15. Gravesend (DA11 & DA12) – From £339,000
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Gravesend, located in the Borough of Gravesham, Kent, is a vibrant riverside town along the southern banks of the Thames. With its historic charm and improving connectivity, it continues to attract homebuyers seeking better value close to London.
Connectivity: Gravesend station is one of the most efficient High-Speed 1 stations in the area, offering journeys to London St Pancras in just 24 minutes. It also connects to London Bridge and Charing Cross through Southeastern rail services. Proximity to the A2 and M25 makes driving into London or the South East convenient.
Local Amenities & Lifestyle: Gravesend has a lively high street, riverside pubs, schools, and cultural sites like the Guru Nanak Darbar Gurdwara, one of the largest Sikh temples in Europe. The Thames Riverside Leisure Area, Windmill Hill, and Cyclopark offer excellent recreational options.
Why Buy Here:
- Fast, reliable train services into Central London
- Historic town atmosphere with modern amenities
- Strong local community with ongoing residential developments
Investment Potential: With continued investment in housing and infrastructure, including riverside developments and plans to improve public spaces, Gravesend is positioned to benefit from rising property values. Its mix of affordability and accessibility makes it attractive to both families and investors.
Greater London’s Most Affordable Areas by Region
The table below summarises the most affordable postcodes by London region, based on average house prices, 5-year growth, and price per square foot.
| Region | Lowest Avg. Price | Highest 5-Year Growth | Lowest Price/Sq Ft |
| North London | EN3 (£383,000) | N11 (25%) | N9 (£461) |
| East London | RM19 (£234,000) | RM18 (29.5%) | RM18 (£354) |
| South London | SE28 (£347,000) | CR7 (12.5%) | CR0 (£450) |
| West London | UB5 (£385,000) | UB8 (30.7%) | UB7 (£489) |
What Are the Key Considerations When Buying in Affordable London Areas?
While the price is a key factor, it’s important to also assess:
- Transport Links: Many affordable areas are well connected via rail, DLR, or the Elizabeth Line.
- Local Amenities: Access to schools, healthcare, shopping, and green spaces adds to the desirability.
- Regeneration Projects: Areas undergoing major development often offer excellent long-term returns.
Is It Worth Buying Property in These Areas in 2025?
With house prices in central London remaining high, these affordable locations offer buyers a strategic advantage. Many of these areas are poised for capital growth due to regeneration, improved infrastructure, and increasing demand from buyers priced out of more central zones.
For investors, yields in these areas are often higher than the London average. For homeowners, it’s a chance to own property within reach of the capital without overstretching finances.
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Conclusion: Finding the Best Value in the London Property Market
The cheapest places to buy a house in London aren’t just about price, they’re about value. Whether it’s the strong transport links in West Drayton, the regeneration promise in Thamesmead, or the commuter convenience in Luton, these 15 areas provide opportunities for both homebuyers and investors to enter the London property market without paying central London premiums.
FAQs About Buying Property in London’s Cheapest Areas
What’s the best area to buy affordable property near London with good commute options?
Purfleet and Luton both offer affordable homes and strong transport connections to central London, making them ideal for commuters.
Are cheaper London boroughs a good choice for property investment?
Yes, areas like Dagenham, Croydon, and Enfield are gaining traction due to regeneration efforts and offer strong rental yield potential.
How accurate are average house prices in these areas?
Average prices are based on recent transactions and property listings. They provide a general benchmark but can vary by property type and condition.
Can first-time buyers get financial help in these affordable areas?
Yes, several government schemes like Shared Ownership and First Homes are applicable in many of these postcodes.
Are there new housing developments in budget-friendly parts of London?
Areas such as Thamesmead and Tilbury are seeing significant new-build activity aimed at providing more affordable homes.
What deposit would I typically need to buy in one of these cheapest areas?
On average, a 10% deposit would range between £23,000 and £39,000, depending on the area’s house price.
Do property prices in Greater London tend to increase over time?
Historically, most Greater London areas have experienced steady price growth, especially those undergoing regeneration or infrastructure upgrades.
