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- We reveal 10 locations that Londoners may want to reconsider relocating to
Londoners fed up with the capital and its high house prices, crime levels and rigmarole of crammed tube and bus commutes are turning to other cities in search of a better life.
The increased freedom of working from home more has provided scope for people to not be so tied to the glass offices of the capital.
But many employers want their staff in the office at least a couple of days a week, meaning remote coastal locations - popular during the pandemic - are no longer practical.
'For years London professionals faced a binary choice when it came to where they lived,' says buying agent, Jonathan Hopper, chief executive at Garrington Property Finders.
'This rulebook was rewritten by the pandemic-era "race for space".
'Inspired by the idea of permanent working from home, many Londoners sold up and moved out to rural and even remote areas.
'Now the pendulum is swinging back and we're seeing many London leavers heading for the bright lights of other cities.'
Many of these 'other cities' have created thousands of white collar jobs - for example financial services in Edinburgh, media in Manchester and biotech in Cambridge.
'For people with the right qualifications, these jobs can pay nearly as much as London salaries.' adds Hopper.
'With this sort of buying power stretching much further in the regions than it does in the capital, moving to the right city can give you a London career without the London commute.
'Crucially, this sort of move can free you from having to choose between the excitement of city life or the extra space you could never afford in London.
On top of well paid jobs, the best regional cities also offer more affordable homes with the prospect of house prices actually going up, rather than sideways.
London house prices have underperformed much of the rest of the market for more than a decade now.
Over the past 10 years the average price of an inner London home has risen 10 per cent from £591,000 to £650,000.
The UK as a whole has seen house prices rise by 47 per cent from £184,000 to £270,000 during that time.
Many of London's flat owners are facing the prospect of selling at a loss in today's market.
Almost a quarter of flats bought over the past decade are selling for less than they were bought for, based on analysis of Rightmove data by property analytics firm Property Data.
But while house prices no longer appear to be going up in the capital, homes across much of London remain far more expensive than other cities.
In inner London (the 13 most central boroughs and the City of London) , the average terraced house costs £876,000.
'Good schools, access to better transport links and ideal local social environments are key for many people when looking to move,' says Mary-Lou Press, President of NAEA Propertymark, the national association of Estate Agents).
'Changing work habits, particularly the rise of remote and hybrid working, have made relocating a much more realistic option for many people.
'These flexible models enable individuals to move to more affordable areas or places offering a better quality of life, all while keeping their current jobs.'
With the help of some property experts, we decided to take a look at locations that could make for a great place to relocate to.
1. Bristol
Average flat and maisonette: £246,000
Average terraced house: £375,000
Average detached house: £679,000
Property price growth over past decade: 58%
Train time to London: 1 hour and 16 minutes
Not only will Londoners find they are likely to get more bang for their buck in Bristol, it is also a city that offers a great way of life and plenty of employment opportunities.
A two-bedroom city centre or harbourside apartment will range in price from £220,000 to £700,000, making Bristol more affordable for young couples than London.
Meanwhile detached house prices range from £400,000 to several million in the more affluent areas of the city and surrounding areas.
For those looking for walks and the great outdoors, the city has plenty of parks and nearby countryside, including the Downs and Ashton Court, while also being a short drive from the coast, with easy access to both Devon, Cornwall and South Wales.
It is home to thriving creative, tech, and media industries that provide good career prospects, including a centre of excellence for the aviation industry.
The biggest companies headquartered in Bristol include Imperial Brands, Ovo Energy, Airbus UK and Hargreaves Lansdown.
Buying agent Jonathan Hopper says: 'Bristol is known for its lively arts scene and is home to the artist Banksy. It bristles with independent shops and has a strong sense of local community.
'It has diversity and character with a mix of neighbourhoods, cultures, and lifestyles gives Bristol a welcoming and dynamic feel that appeals to families, young professionals, and students alike.
'Fast rail links to London and good local transport make commuting or occasional trips to the capital convenient.'
2. Edinburgh
Average flat and maisonette: £237,000
Average terraced house: £357,000
Average detached house: £653,000
Property price growth over past decade: 49%
Train time to London: 4 hours and 20 minutes
For London leavers, Scotland's capital is also likely to provide more house for your money.
It has a strong financial services sector with US giant BlackRock currently doubling its workforce in the city.
The average price of a four-bed detached house with garden and garage in Edinburgh runs from £550,000 to £700,000, according to Garrington Property Finders.
At the lower end, one can find four-beds from £400,000 to £500,000, while in premium suburbs or for an exceptional property, you may have to fork out £900,000 or more.
Those happy with a flat could save themselves even more. A two-bed flat in Edinburgh, tends to fetch between £250,000 to £320,000.
In the most desirable areas such as the City Centre, New Town and Bruntsfield buyers should expect to pay between £320,000 and £380,000, or for a luxury or exceptional property you're likely forking out more than £400,000.
'We're seeing an increase in Scots returning to Edinburgh from London and WFH, doing the occasional commute to London for meetings,' says Hopper.
'It offers a gentler pace of life than London, it is in easy reach of an international airport and is a steady market with good investment opportunities.'
3. Manchester
Average flat and maisonette: £199,000
Average terraced house: £246,000
Average detached house: £471,000
Property price growth over past decade: 87%
Train time to London: 2 hours and 15 minutes
If you like new builds or warehouse conversions, Manchester might well be the city for you.
The city is well-known for its young and vibrant population, bars, cafes and restaurants.
Of late, it's skyline has totally changed thanks to a massive wave of construction creating a wave of high end new tower blocks equipped with gyms, swimming pools and concierge.
It has a student population of over 100,000, roughly half of whom choose to remain in the city after graduation, according to one study - only London has a higher retention rate.
A strong jobs market, good transport links, rich cultural scene, and ongoing urban regeneration make it an attractive location for Londoner leavers.
It also faces demand from buy-to-let investors due to the rental demand being huge, which is likely to keep pushing prices higher.
The city centre population is forecast to grow 200,000 in the next few years.
Some major companies have offices in Manchester including Barclays, Booking.com Siemens, Deloitte and of the BBC, albeit in neighbouring Salford.
'The average property price in inner and outer London was approximately £640,000 last month,' Mary-Lou Press, President of NAEA Propertymark.
'By comparison, someone commuting to London from a city like Manchester could save around £260,000 on the average home.'
4. Birmingham
Average flat and maisonette: £146,000
Average terraced house: £216,000
Average detached house: £435,000
Property price growth over past decade: 61%
Train time to London: 1 hour and 21 minutes
Britain's second largest city could well be a perfect relocation target for Londoners looking for better value for money and better chances of house price growth.
Similar to Manchester it looks like a city that's going places, with upcoming regeneration across the city and the arrival of HS2 that will see journey times to London reduced to 49 minutes.
Birmingham City council is currently overseeing a 20-year £10billion project to improve the city by 2040.
This includes creating over 50,000 new jobs alongside thousands of new homes and lots of new public spaces, better rail, tram and bus networks and cycle routes.
Some of the city's biggest employers include National Express, Mondelez (Cadbury's and Trebor) and Sainsbury's.
The financial sector holds a big presence in the city, with HSBC, Lloyds Bank and PWC all having large offices there.
Justyn Horton, director at Horton & Senate estate agents has worked in the industry for 19 years covering areas across Birmingham.
He says the 'buzz' in the Birmingham property market really grew momentum on the announcement of the HS2 line.
'I saw first hand the first wave of investment coming from the capital with clients calling up and investing long term in the city to capitalise on future growth projected from the HS2 line,' says Horton.
'We even began selling the project to buyers from the capital with the fact that it could take workers approx. 50 minutes from your door in Birmingham to the office in London - a quicker journey that commuters currently take and you can purchase a large apartment in the city for a fraction of the price.
'During this period I saw the HSBC headquarters move to within a stones throw of my office thus starting the relocation of workers from the capital. This saw our rental prices increase with the clients from the south pleasantly surprised on the accommodation on offer at the price.'
But Horton says they continue to see strong investment in the area with large build to rent companies carrying out projects in the city centre.
Post covid he has also also noticed people moving to Solihull from London, a town on the outskirts of Birmingham.
'London buyers have been snapping up properties circa £1,000,000 in the affluent area, with most families selling up in the capital, taking advantage of their market conditions and purchasing larger and more exclusive properties in Solihull which provides some of the best state schooling and private schooling in the midlands.
5. Leeds
Average flat and maisonette: £151,000
Average terraced house: £198,000
Average detached house: £442,000
Property price growth over past decade: 58%
Train time to London: 2 hours and 16 minutes
Leeds is Britain's third biggest city and has a digital sector that is arguably growing faster than anywhere else in the country.
Companies with offices in Leeds include Burberry, Reed Smith and Perform Group.
Channel 4 is also about to establish a landmark digital creative unit in the city, which could create 1,200 jobs.
Over the last five years the city has invested about £500million in sustainable transport infrastructure in Leeds, including over 20km of cycle super-highways.
The South Bank regeneration is the main development project in Leeds creating thousands of new green homes.
Rob Dix, co-founder of Property Hub says Leeds is one of the cities where he expects to see house prices rise above and beyond the norm over the coming years.
'There's a clear line across the midlands that separates stagnant markets in the south from stronger growth in the north,' says Dix.
'This largely comes down to affordability: for both homebuyers and investors, every metric shows better value in the north.
'The South East, on account of higher values, has also been hit particularly hard by higher mortgage rates and the increased Stamp Duty surcharge for investors.
'As a result we see Leeds, among a few others, pulling the average up, while places like Brighton, Cambridge and Oxford will struggle.
'This means that if you want to try outsmarting the housing market, you'll need to move a fair distance out of London - putting it beyond commutable distance for anyone who needs to be in the office regularly.'
6. Cambridge
Average flat and maisonette: £319,000
Average terraced house: £506,000
Average detached house: £1,009,000
Property price growth over past decade: 19 per cent
Train journey to London: 1 hour and 25 minutes
Cambridge is home to some 130,000 people making it an ideal relocation spot for someone looking for a smaller, more walkable alternative to London.
While Cambridge property prices have grown broadly in line with the wider London market over the past 10 years, it still offers better value than large parts of London.
Cambridge has become somewhat of a technology hub and Cambridge Science Park is home to over 100 companies.
It is of course home to an 800-year old university that is regarded as one of the greatest in the world.
Cambridge was singled out recently by Anna Clare Harper, chief executive of sustainable investment adviser GreenResi. She believes it is a property hotspot to invest in right now.
'For house price growth, I like areas with strong inward investment like Cambridge and its outskirts which offer world-class research, global employers and inward investment in a compact city with major infrastructure improvements on the way,' she said.
'Demand is high, and supply is constrained. That's a strong setup for long-term capital growth.
'Surrounding areas such as Ely, Waterbeach, and Cambourne offer lower entry prices, with strong commuter appeal, especially with transport upgrades on the horizon.'
7. Oxford
Average flat and maisonette: £310,000
Average terraced house: £483,000
Average detached house: £1,010,000
Property price growth over past decade: 26%
Train time to London : 1 hour
For family buyers, Oxford has a great combination of excellent schools, a cosmopolitan feel, green spaces and beautiful countryside on the doorstep.
The city is a manageable size and public transport is good, though property prices in the most popular areas aren't much lower than London.
People moving from London tend to head for Central North Oxford, and North Oxford, especially Summertown.
For London leavers, where they end up should really depend on what 'vibe' they want, according to buying agent Jonathan Hopper.
'There's Jericho,' says Hopper. 'It's cosmopolitan, young, vibrant, trendy - great for social life. Mostly terraced streets and converted apartments.
'Summertown. This is more high end and sophisticated. Good selection of shops. Mix of semi-detached, terraced, and flats.
'East Oxford; up and coming, more multicultural feel, a bit grittier, mostly terraced streets. Great for social life.
'Headington: a real mix of students, families, and young professionals. Several shops and businesses in the centre. Some pubs and restaurants.
'Central North Oxford: this is the most expensive and exclusive area. Not much to do there, but it's close to Jericho, Summertown, and the City Centre for shopping or social life.'
Three other alternatives...
8. Northumberland/Newcastle
Average flat and maisonette: £104,000
Average terraced house: £164,000
Average detached house: £362,000
Property price growth over past decade: 47%
Train time (from Newcastle) to London: 2 hrs 36mins - 3hrs and 9mins.
In September the Government announced the creation of an AI Growth Zone in the North East, which it's hoped will generate 5,000 new jobs and attract up to £30 billion in private investment.
James Middleton, regional partner at Garrington Property Finders says he is seeing lots of people moving to the area from London.
'What I see time and again is that people moving out of London fall in love with the lifestyle Northumberland offers,' says Middleton.
'The county gives you space, clean air and some of the most beautiful coastlines in the country – things you simply can't find in the capital.'
For families, Middleton suggests towns like Alnwick and Morpeth
'You've got excellent schools, a strong sense of community, and homes with proper gardens,' he says. 'A good four-bed detached here will typically cost around £600,000 to £700,000.
If it's coastal living people are after, Middleton suggests Londoners consider Bamburgh.
'Properties here often go for £750,000 and above,' he warns, 'but you're buying into that iconic view of the castle and beach, which is priceless for many.'
There are also plenty of great market towns like Hexham and Corbridge.
'These towns are full of character – period homes, independent shops, and a really welcoming community. Detached houses here usually sit in the £650,000–£750,000 bracket.
'Even smaller properties represent excellent value at the higher end. A well-presented two-bed flat in a period conversion or with sea views will often be in the £300,000–£400,000 range.'
Middleton adds: 'What London leavers tell me is that it's not just about the house – it's about the lifestyle.
'Here you get more space, better views, and a calmer pace of life, but still with strong transport links: Newcastle on the doorstep, and London reachable in under three hours by train.
'For many, it feels like they're upgrading their quality of life as much as their property.'
9. Stamford, Lincolnshire
Property prices: Homes range from £550,000 for a modern four bed on a new housing estate to over £1million for a Georgian townhouse.
Train time to London: Stamford station (1hr, 22 mins) or direct from Peterborough station (48 mins).
Stamford was crowned Best Place to Live by the Sunday Times in 2013 and is widely cited as the best place to live in the Midlands.
Aside from quick commuting times, there are plenty of attractions for those moving from London, according to buying agent Jonathan Hopper.
'OK so not a city, but this beautiful Georgian town,' says Hopper. 'There are good schools including the independent Stamford School or Witham Prep School, which are both very popular with ex-London parents.
'There are a wide choice of pubs, bars, restaurants and shops - both chains and independents such as Walkers Books, Rennet & Rind (cheesemongers) and Sophie Allport.
'Some great leisure options too, including Stamford Arts Centre is an 18th century venue hosting a theatre, cinema and art gallery. Nearby Rutland Water offers a great range of outdoor activities and watersports.'
10. Harrogate, North Yorkshire
Property prices: A modest sized four-bed house in the town will typically cost from £600,000 to £800,000. Good detached houses may go for £1.25m to £1.5m. Good two-bed flats can cost upwards of £500,000.
Train time to London: 2hrs 54 mins
Harrogate could make another great destination for Londoners.
Families will have a choice of some great state schools such as Harrogate Grammar and St Aidans as well as good private schools such as Ashville College and Duchy College.
The town is packed with independent shops, cafes, bars and restaurants.
Buying agent Jonathan Hopper offers a machine gun of responses when it comes to describing why he thinks Harrogate could be an excellent choice for London leavers.
'Direct trainline connection to London, 200 acres of grassland in the middle of the town, home of Harrogate Spa Water, home of Yorkshire Tea, Taylor's of Harrogate and on the edge of the Yorkshire Dales.'
