10 Cheapest Areas to Buy in London 2025
10 Cheapest Areas to Buy in London 2025 | Buying a property in London often feels like a dream that’s slipping further out of reach. With the average house price climbing to £935,205 in 2025, it’s no surprise that many first-time buyers feel priced out of the capital’s property market. Rising demand, limited housing supply, and London’s global appeal all continue to push prices higher, making affordability a real concern.
But here’s the good news: while some parts of London remain eye-wateringly expensive, there are still pockets of affordability scattered across the city. From up-and-coming boroughs to areas benefiting from regeneration projects and improved transport links, buyers can still find properties that don’t require millionaire budgets.
In this guide, we’ll take a closer look at the 10 cheapest places to buy a property in London in 2025. Whether you’re a first-time buyer, an investor, or someone simply looking for better value within the capital, this list highlights areas where your money stretches further — without leaving the city behind.
10 Cheapest Locations to Buy in London 2025
1. Barking and Dagenham: A Regenerating Hub in East London
Barking and Dagenham tops the list for affordability in 2025, with average property prices at £359,232. New homes under the Shared Ownership scheme start from £67,500. This area has seen vast regeneration, including the Barking Riverside development and improved transport with the Elizabeth Line. It’s ideal for city workers seeking value without sacrificing commute times.
2. Bexley: Affordable and Family-Friendly
Bexley comes second, offering average property prices of £454,723. Full ownership of a one-bed flat starts at £235,000. Located in Southeast London, Bexley borders Kent and offers a quieter pace of life. Residents enjoy green spaces like Danson Park and historic sites like Hall Place. Fast trains to London Bridge add commuter convenience.
3. Newham: Olympic Legacy and Growing Value
Newham is next, with an average property cost of £462,049. Through Shared Ownership, homes begin at £96,875. The area has transformed since the 2012 Olympics. Key attractions include Westfield Stratford, Queen Elizabeth Olympic Park, and fantastic transport, including the DLR and Jubilee Line.
4. Croydon: Strong Transport and Investment Potential
Croydon ranks fourth with properties averaging £472,514. Shared Ownership flats start from £76,250. Located in South London, it offers fast rail connections to Victoria and Gatwick. There are major retail centres, such as Centrale and Whitgift, and plenty of green spaces, including Addington Hills.
5. Lewisham: Inner London Value in Zone 2
Lewisham offers inner London access with average property prices at £521,701. Shared Ownership properties start from £79,000. The area is undergoing rapid change, with developments around Lewisham Gateway bringing new homes, shops, and improved public space. Its Zone 2 location offers quick access to London Bridge.
6. Sutton: Green Living with Top Schools
Sutton, known for top-performing schools, sees average house prices of £512,826. New homes start from £240,000. The borough is one of London’s greenest, with over 600 hectares of open space. It is especially popular with families who want space and good education options.
7. Havering: Nature and Connectivity in the East
In Havering, average prices sit around £530,278. First-time buyers can get Shared Ownership flats from £65,625. The area offers excellent value for those needing space. Over 50% of Havering is green space. The new Elizabeth Line links Romford and Harold Wood directly to central London.
8. Waltham Forest: Creativity and Community Spirit
Waltham Forest follows with property prices averaging £530,352. Shared Ownership options begin at £81,250. This borough was named London Borough of Culture in 2019, reflecting its creative energy. It’s home to Walthamstow Village, over 500 acres of green land, and excellent cycle links.
9. Greenwich: Heritage Meets Modern Living
With average prices at £536,102, Greenwich combines riverside charm with transport ease. Shared Ownership homes start from £91,875. It’s a favourite for buyers wanting proximity to Canary Wharf. Attractions include Greenwich Market, the Cutty Sark, and access via the DLR, tube and riverboat services.
10. Hillingdon: West London Affordability
Hillingdon rounds off the list with average prices of £539,521. Shared Ownership starts at £96,250. It’s close to Heathrow Airport, yet surrounded by greenery and good schools. Areas like Uxbridge and Ruislip offer tube links and vibrant high streets.
House Price Comparison Table (2025)
| Rank | London Borough | Avg. Property Price | Shared Ownership From |
|---|---|---|---|
| 1 | Barking & Dagenham | £359,232 | £67,500 |
| 2 | Bexley | £454,723 | £235,000 |
| 3 | Newham | £462,049 | £96,875 |
| 4 | Croydon | £472,514 | £76,250 |
| 5 | Sutton | £512,826 | £240,000 |
| 6 | Lewisham | £521,701 | £79,000 |
| 7 | Havering | £530,278 | £65,625 |
| 8 | Waltham Forest | £530,352 | £81,250 |
| 9 | Greenwich | £536,102 | £91,875 |
| 10 | Hillingdon | £539,521 | £96,250 |
Source: Rightmove and Land Registry (2025 data)
Shared Ownership figures based on 25% share + deposit estimate
Shared Ownership lets you buy a share (often 25%-75%) of a property and pay rent on the rest. It’s a great option if you cannot afford full ownership. Many of the boroughs listed above offer Shared Ownership properties well below £100,000 for the initial share. This reduces deposit requirements, making homeownership more achievable.
Making London Affordable in 2025
While central London may remain expensive, these boroughs offer smart alternatives for first-time buyers and families. Access to transport, schools, parks, and local amenities means you don’t have to compromise on quality of life. Additionally, Shared Ownership schemes continue to support affordability.
If you’re thinking about buying in one of these areas, speak to a mortgage adviser who can guide you through your best options.
