Which is the cheapest place to live in England

So you're hunting for affordable living in England and wondering where to look. Honestly, the answer's almost always a city up North or in the Midlands. Based on what the Office for National Statistics and property sites keep telling us, Middlesbrough takes the crown as the cheapest place to live in England. This North Yorkshire town just keeps ranking as the most affordable spot whether you're renting or buying.

Other places that give it a run for its money? Hull (Kingston upon Hull), Bradford, and Stoke-on-Trent. These spots have property prices and rents way below what you'd pay nationally. Makes them proper attractive for first-time buyers or anyone trying to keep living costs down.

What is the average house price in the cheapest cities?

To really get what we're talking about, you need numbers. The table below shows average house prices and rents in the most affordable spots, based on the latest 2024 data from Rightmove and Zoopla.

Middlesbrough's right at the top there. For context, the national average house price in England sits around £285,000. So yeah, you could buy a home in Middlesbrough for nearly half that.

Why is Middlesbrough so cheap?

Middlesbrough's the cheapest place to live in England mostly because of its industrial past and the economic mess that followed. When heavy industries like steel and shipbuilding collapsed, housing demand just cratered compared to the South East. Property prices have been stuck low for decades because of it.

But honestly? You get incredible value for your money there. I'm talking spacious Victorian terraced houses for under £100,000. The cost of living—groceries, transport, utilities—it's all below the national average too. Sure, there aren't as many jobs as London or Manchester, but the town's got a growing digital and creative scene that's worth checking out.

What are the other cheapest places to live in England?

Beyond Middlesbrough, there's a bunch of other spots with really affordable living. Here's a quick rundown of the top contenders:

• Kingston upon Hull (Hull): A port city with a regenerated waterfront. Average house prices are around £145,000. Good transport links and low cost of living.
• Bradford: A diverse city in West Yorkshire. Strong cultural scene and affordable housing, with average prices around £155,000. Plus it's close to the Yorkshire Dales.
• Stoke-on-Trent: The pottery capital. Seriously cheap housing, especially in areas like Hanley and Burslem. Average prices around £150,000.
• Sunderland: Coastal city up in the North East. Affordable properties and a decent job market, with average prices around £160,000.
• Burnley: A small Lancashire town. One of the cheapest in England, with average prices often below £130,000.

Is it worth moving to the cheapest place in England?

Yeah, moving to the cheapest place in England can be a smart financial move. Here's what the experts reckon:

• Lower mortgage payments: With average house prices under £150,000, your monthly mortgage could be as low as £500-£600. Compare that to over £1,500 in London.
• Better quality of life: These areas often have lower crime rates and more green spaces than expensive cities. Middlesbrough's close to the North York Moors, for example.
• Good transport links: Many cheap cities have direct trains to major hubs. Hull's only 2.5 hours from London by train.
• Rental savings: Renting in these areas is way cheaper. You can save a bigger chunk of your income.

"Middlesbrough offers the best value for money in England. You can buy a three-bedroom house for what a studio flat costs in London. The key is to research the local job market and transport links before moving." — Sarah Johnson, Senior Property Analyst at Rightmove

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