The Cheapest Places to Live in England
London may be a dreamy city, but rental prices and the local property market can prove to be the stuff of nightmares. Other places in the South, like Winchester, Oxford, Cambridge, and Brighton, are similarly prohibitive when it comes to housing prices. Thankfully, if you're willing to look higher on the map, the North and the Midlands can make becoming a homeowner or investing in property a lot more accessible.
And if you're a retiree, student, or graduate, you can get more bang for your buck, too, with many of the amenities that matter to you.
01 Durham
For students, Durham offers an Oxbridge-like educational experience without being in the South, which has high costs. Nearby Shildon, 13 miles from Durham, has been called the Budget Capital of the UK and features green spaces and convenient connections to other urban areas but fewer recreational activities for younger people. The average detached property price in Durham is around £200,000, and the price-to-earnings ratio is 6.2, so your money goes further here than most places in the country. Terraced properties in Shildon go for even less, selling for an average price of £62,277 as of December 2023. The average monthly mortgage payment in Durham is £467.
02 Newcastle upon Tyne
Why not move to the Toon? The Geordies are friendly, and iconic Newcastle-upon-Tyne combines big-city amenities such as an international airport and a rich cultural scene with a small-town feel. The average house price is upwards of £230,000 with a price-to-earnings ratio of 6.3. Newcastle might not be the cheapest place for singles to live, with a monthly cost of living including rent, utilities, and bills coming in at £1,558, but London costs twice as much. England's northernmost borough is a favorite among students, too.
03 Sunderland
Sunderland is just 10 miles from Tyneside's "Geordie Shore," with its famous nightlife, and offers residents a high quality of life with an urban and coastal experience and affordable commuting and dining out. The average detached property price in 2024 is £256,000, and properties in Sunderland City Centre can cost as little as £80,000. According to Rightmove, the average asking price for a first-time buyer of a Sunderland property with two bedrooms or less is £111,263. The average monthly mortgage payment is £413. Ashbrooke, Seaburn, and Fulwell are some nice areas to consider.
04 Liverpool
Consider moving to Merseyside and becoming a Scouser. The average semi-detached house in this diverse maritime city in northwest England cost £215,000 as of 2024. Liverpool has a similar cost of living to Newcastle, i.e., it costs half as much to live here as it does in London. The hometown of The Beatles is the only UNESCO City of Music in England, so you can expect a happening arts and culture calendar. The health and social care industry is a leading sector for jobs. West Derby, Childwall, Toxteth, and Wavertree are some of the suburbs to look into.
05 Sheffield
Sheffield in South Yorkshire is a solid choice for folks who want to live alone. It's one of the cheapest UK cities for students and home to a red-brick Russell Group university with a stellar reputation in engineering. The average rent comes in at about £716 per month, and utilities and bills cost about £750. Graduates appreciate that, on average, only 31% of a salary is spent on rent. Sheffield residents tend to have a high quality of life, and the city is popular for low eat-out costs and plentiful cultural events at a plethora of galleries, theatres, and museums.
06 Nottingham
Nottingham in the Midlands is frequently mentioned in lists of the most cost-effective English cities. At the end of 2023, the average monthly rent was £765, and the average amount spent on utilities and bills was £760. Nottingham is attractive for retirees, thanks to good public transport, parks, opportunities for senior socializing, and high-quality healthcare. The city also has world-class sporting facilities, with rugby, tennis, cricket, football, and ice hockey on the agenda. In April 2024, the average house price was £194,000, and first-time buyers could expect to pay about £179,000. Detached properties currently cost an average of £323,000 in Nottingham.
07 Leicester
As per Stokemont Surveyors data, monthly living costs in Leicester amount to approximately £1,387. This figure includes rent, bills, and utilities. Semi-detached properties cost, on average, £264,000 in 2024, and apartments go for about £159,000—while this isn't as low as some of the cities in the North East, it's lower than in towns in the south like Brighton and Bath. Student life in Leicester is not too costly, and Leicester residents enjoy a central position with short travel times to major metros. The city is also known for its sustainability practices and the National Space Center.
08 Derby
Jane Austen's fictional hero, Mr Darcy, lived in Derbyshire, and you could too. With a rent-to-wage ratio of 29%, Derby is pretty affordable. The average monthly living cost is £1,255, which includes rent, utilities, and bills. The city is a Top 10 choice for pensioners and singles. In April 2024, the average housing price here was £199,000, and first-time buyers could expect to pay £176,000 for starter properties. If you're doing recon, start with suburbs like family-friendly Allestree, diverse Littleover, peaceful Darley Abbey, modern Oakwood, and vibrant Mickleover.
09 Stoke-on-Trent
Stoke-on-Trent in central England is among the cheapest places to live alone in the country and often features in "Top 5 Most Affordable" lists. Stoke, the World Capital of Ceramics, can provide a high quality of life, particularly in areas like Burslem, Tunstall, Fenton, and Bentilee. The city has a low population density, residents live close to green spaces, crime rates are relatively low, and there's a robust transport network. Community centers and gardening clubs make Stoke one of the best places for pensioners to move to for an active social life.
The median rent in Stoke is £500, and the city offers a low rent-to-wage ratio of 24%. Utilities and bills currently cost around £656 per month. The average house price is upwards of £200,000, and according to Rightmove data, the average starter home with two bedrooms or less can cost £117,113. The average monthly mortgage payment is £434.
10 Coventry
Stokemont Surveyors included the central England town Coventry in its 2023 Top 10 list of cheapest UK cities to live in alone. With the average monthly rent at around £800 and utilities and bills costing about £700, Coventry is worth bookmarking if you're considering a move. In April 2024, the average house cost £222,000, and first-time buyers could expect to pay £196,000.
The Office for National Statistics lists the average price for a maisonette at £136,000. With two well-known universities, Coventry is a student town with a high degree of livability, from widely available public transport to a prevailing sense of safety in the city center.
11 Wolverhampton
Wolverhampton, just north of Birmingham, offers houses at an average price of £197,000, at least in 2024, and your money will likely get you a bigger home if you stick to Wolftown. First-time buyers will fork out around £173,000 for beginner homes, and detached properties cost as much as £315,000. Job prospects are promising, and the city's a good place to raise a family. Rent in a city center studio flat can cost upwards of £750.
12 Bradford
There's more to Bradford than Zayn Malik and curries. This Yorkshire town is notable for its low cost of living. Average monthly expenses for rent, utilities, and bills come to an estimated £1,136. The house price-to-earnings ratio is an impressive 4.8, and if you want to buy a property in the city center, you needn't pay more than £87,653. In general, though, the average asking price for first-time buyers in April 2024 was £155,000. Saltaire and Bingley are good options for families, while Shipley holds cultural appeal.
13 Hull
How could you not be tempted by a place where the locals are called Hullians? Kingston upon Hull in East Yorkshire is among the least expensive places to rent in the country, with a rent-to-wage ratio of 22%. As it stands, you can cover rent, utilities, and bills for just over a thousand pounds in this port city, so you might want to say cheerio to your annoying flatmates and get packing. The average house price is, wait for it, £135,000, and detached properties cost as little as £252,000.
What's the catch, you may ask? While Hull has a wide range of eateries, and there's loads to do in your time off, it is short on green spaces, and could do with better train services to other Northern areas.
14 Middlesbrough
Middlesbrough has a bad rep, but with a bit of luck, you can live a very good life in this North Yorkshire town. The average house price in April 2024, as per the ONS, was £139,000, and you can bag a detached property for £240,000. The monthly rent costs about £600. Middlesbrough's closeness to both the coast and countryside, combined with good transport links and regeneration efforts, make it an attractive choice for families. Smoggies are a friendly bunch for the most part, and that goes a long way, too. Some of the best areas include Nunthorpe, Marton, Acklam, Linthorpe, and Coulby Newham.
15 Doncaster
Doncaster's Racecourse is world-renowned, and the town has much to offer besides its equestrian pursuits, from the Yorkshire Wildlife Park to a low crime rate. In 2024, the average asking price for a first-time buyer of a starter property was £128,062. Average mortgage payments in Doncaster are currently £475 and monthly rent costs around £611. Hooton Pagnell mixes city amenities with rural charm, and other nice areas include but are not limited to Armthorpe, Sprotbrough, Bawtry, and Bessacarr.
16 Birmingham
You may hear confusing opinions on Birmingham's living costs, but Stokemont Surveyors suggest the land of the Brummies is quite affordable, all things considered. Living costs, including rent, utilities, and bills, tally up to £1,500 pounds every month, which is reassuring. This major city in the West Midlands is also a boon for pensioners, with convenient transport, a bustling cultural life, social opportunities, green spaces, and amazing healthcare. In April 2024, the average house price was £228,000.
17 Preston
The average house price in Preston is currently £167,000. Not too shabby, eh? The average rent will add about £670 to your monthly expenses. Preston offers residents a good quality of life. Nice areas to consider with good schools include Preston Docks, Broadgate, Clayton-le-Woods and Ashton.
18 Lincoln
This city on the Brayford Pool Waterfront is an attractive choice for students and would-be property owners seeking peace. In 2024, buying a nice terraced home in Lincoln cost around £182,000, and the average monthly rent came in at £806. You'll get excellent value for money in the 14th safest county in the country and one of the happiest places in England to live and work.
19 Croydon
If you're looking to live somewhere close to London without breaking the bank, consider Croydon, where the house prices are a lot less eye-watering. According to the ONS, the average house cost £398,000 in April 2024. Monthly rent amounted to £1,413. This South London borough gives you access to a wide array of jobs that make the daily commute worth the time and money.
20 Lancaster
Looking to purchase property in Lancaster? With a house price-to-earnings ratio of 6.2, you won't have to save for too long before you can sign the paperwork. The average house price in this North West town was £208,000 in April 2024, and rent costs about £700 a month. With the Lake District close by and a strong sense of community, Lancaster has a lot going for it. Areas to check out include Scotforth, Bowerham, Hala, Quernmore, and Skerton.
21 The bottom line
Many of the cheapest places to live in England and buy property have strong transport links and excellent infrastructure. Iconic cities like Newcastle, Birmingham, and Liverpool will make your money stretch further without compromising on big city vibes, and the smaller towns on this list may work for your unique needs and lifestyle. Explore these locations further, and you'll be bound to find the right fit at the right price point. If you've lived in these or similar areas, we'd love to hear your opinions, and if you want to learn more, feel free to ask questions about the locations mentioned.
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