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
| Rank | Borough | Average Property Price | Shared Ownership Starting Price | Key Features and Highlights |
|---|---|---|---|---|
| 1 | Barking and Dagenham | £359,232 | £67,500 | A regenerating hub in East London with major developments like Barking Riverside. Offers excellent Elizabeth Line links, great value, and fast access to central London. |
| 2 | Bexley | £454,723 | £235,000 (full ownership one-bed flat) | Affordable and family-friendly, with green spaces such as Danson Park and historic Hall Place. Borders Kent and provides fast trains to London Bridge. |
| 3 | Newham | £462,049 | £96,875 | Transformed since the 2012 Olympics. Home to Westfield Stratford, Queen Elizabeth Olympic Park, and strong transport links via the DLR and Jubilee Line. |
| 4 | Croydon | £472,514 | £76,250 | Strong investment potential with fast rail links to Victoria and Gatwick. Features major retail hubs like Centrale and Whitgift and green spaces including Addington Hills. |
| 5 | Lewisham | £521,701 | £79,000 | Offers Zone 2 living with excellent value. Ongoing regeneration around Lewisham Gateway brings new homes, shops, and public spaces. Quick access to London Bridge. |
| 6 | Sutton | £512,826 | £240,000 | Known for its outstanding schools and over 600 hectares of green space. A top choice for families seeking peaceful living with good education options. |
| 7 | Havering | £530,278 | £65,625 | Combines nature and connectivity in East London. Over half the borough is green space. The Elizabeth Line links Romford and Harold Wood directly to central London. |
| 8 | Waltham Forest | £530,352 | £81,250 | A creative, community-driven borough with over 500 acres of green land. Named London Borough of Culture in 2019. Excellent cycling routes and vibrant neighbourhoods. |
| 9 | Greenwich | £536,102 | £91,875 | Blends riverside heritage with modern living. Close to Canary Wharf and well-connected by DLR, tube, and riverboat services. Popular attractions include Greenwich Market and the Cutty Sark. |
| 10 | Hillingdon | £539,521 | £96,250 | Offers West London affordability near Heathrow Airport. Areas like Uxbridge and Ruislip provide tube connections, strong schools, and lively 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 for an initial share well below £100,000. 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.
