Fantastic neighbourhoods within 90 minutes of the capital

If you had a dataset with dozens of key criteria for selecting your next home, you could come up with some incredibly useful lists. We asked ourselves: Where are the affordable places to live near London that have the lowest house prices, best local amenities, and good primary schools?

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Top 10 Affordable Places to Live Near London

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Our Criteria

We focused on affordable commuter towns near London, with maximum rail journeys of 100 minutes, a decent number of departures per day, and nearby originating stations. Additionally, we looked for safe, affordable places to live in London’s outskirts with ample bus services and strong “family assets” (parks, recreation grounds, playgrounds, and community centres). Green credentials were equally important, measured by nearby parks, the percentage of green belt in the area, and average tree cover.

Regarding schools, the nearest primary school (or the average performance of schools within 1 km) must be rated “Good” or “Outstanding” by Ofsted or have maintained those ratings continuously for the four years ending December 2023. We don’t penalize localities for a temporary dip in Ofsted ratings if the school’s history is strong. For families looking for budget-friendly areas near London, don’t miss our post on “Best places to live near London for families” (https://oxfordscientia.com/2024/10/15/best-places-to-live-near-london-for-families/).

Lastly, affordability was key. In our index, economical housing near London carries a 70% weight, with trains, buses, green credentials, and family assets sharing the remaining 30%.

Map: Top-ten Affordable Place to Live Near London

Credit: OpenStreetMap Contributors

Old Walsoken (PE13 3)

Old Walsoken is an historic village located in the Fenland district of Cambridgeshire. Originally part of Norfolk, it was incorporated into Cambridgeshire in 1974 during boundary changes. The village is known for its rich agricultural history, with much of the surrounding land reclaimed from marshes as part of the Fenland drainage efforts. A notable feature is the Church of St. Peter and St. Paul, a Norman structure with distinctive architectural elements, reflecting the area’s deep-rooted past. 

Old Walsoken ranks highly for affordable places to live near London, thanks to below-average house prices. Like all the localities in the top-ten, its median price is below the national average for terraced housing. But you need more than affordability to make it into our top-ten. Old Walsoken does it because of good family assets: it is joint second-place for playgrounds (seven are in the immediate vicinity). And it’s moderately good at bus service (there are 175 route-departures per day on Wednesdays and 48 on Sundays). 

Clearly Walsoken comes in tenth place for something, and one of those ‘somethings’ is rail service. The nearest station is March, about 8.5 miles distant. From there, St Pancras is an 88-minute journey with 34 departures per day. 

Credit: OpenStreetMap Contributors

Upwell (PE14 9)

Not far from Old Walsoken is Upwell. Straightaway you can see that Upwell is also a bit at a remove from the nearest station — also March. Upwell is a picturesque village located in Norfolk, known for its charming rural setting and historic significance. Nestled on the River Nene, it boasts a rich heritage with beautiful Georgian and Victorian architecture, as well as traditional fenland features. The village is characterised by its peaceful atmosphere, winding waterways, and scenic landscapes, making it an appealing destination for nature lovers and history enthusiasts alike. Upwell’s proximity to the Fens also gives it a unique agricultural and cultural connection to the surrounding countryside.

While family assets and green credentials are both better than Old Walsoken’s, bus service is less good. In fact, it’s the worst of the bunch (but far from the worst in England). Specifically, there are only 22 bus route-departures on a Wednesday and zero on a Sudnay.

West Ipswich (IP1 2)

Ipswich West is near-best in rail and bus credentials, and, of course, does well on price considering the 70% weighting on price credentials in this index. It also has great primary schools (there are three within a kilometre of the population centre of IP1 2) by definition of this index. It does relatively poorly at family assets (there are no community centres and only two playgrounds). However, the Suffolk Coast & Heaths AONB is less than two miles distant. 

Ipswich West is a residential area of Ipswich, the county town of Suffolk. It features a mix of suburban neighbourhoods with a variety of housing, ranging from modern developments to more traditional homes. The area is well-connected through major roads like the A14, which links Ipswich to other parts of Suffolk and the wider region. Ipswich West is known for its green spaces and proximity to both the town centre and the scenic countryside.

Credit: OpenStreetMap Contributors

Northwest Castle (NN1 2)

The Northwest Castle area of Northampton, located in Northamptonshire, is a historic and picturesque part of the town. It is known for its beautiful blend of old and modern architecture, with charming stone buildings and lush greenery surrounding the area. The area is popular among locals and visitors for its tranquil atmosphere and proximity to some of Northampton’s key attractions, including parks and historical landmarks. Its combination of heritage and natural beauty makes it a pleasant spot for leisurely walks and exploring Northampton’s rich history.

Castle NW scores well in this index because great bus and rail service. It is less good at family assets and green credentials. Local primary schools, again by definition, are great. 

Credit: OpenStreetMap Contributors

Bridge (IP2 8)

Bridge is the middle of three Ipswich entries in this top-ten list. It’s an historic area located in the southern part of the city, known for its proximity to the River Orwell and its blend of residential and commercial spaces. The area features a variety of housing, from Victorian and Edwardian homes to more modern developments. Bridge is well-connected to the town centre and benefits from local amenities such as parks, schools, and shops. The community is diverse, and the neighbourhood has a rich heritage, reflecting Ipswich’s long history as a port town. Its riverside location offers scenic views and outdoor recreational opportunities.

Bridge scores well because of good rail service. Ipswich station is just nearby and offers a 66-minute journey into London Liverpool Street, 48 times a day. Bridge is also less than a mile away from the Suffolk Coast & Heaths AONB. 

Clarendon (CT17 9)

The Clarendon area of Dover, located in southeast England, is a residential district known for its quiet streets and close proximity to both the town centre and the historic Dover Castle. The area offers a mix of housing styles, from traditional terraced homes to more modern developments, making it a desirable location for families and commuters. Clarendon is well-served by local amenities, including schools, parks, and shops, while also being just a short drive from Dover’s iconic white cliffs and ferry port, offering easy access to continental Europe.

Clarendon shines for its green credentials (having great tree cover, close proximity to protected landscapes, and a big area of greenbelt nearby). It is also best in the group at rail connection. Dover Priory station is nearby and offers a 66-minute journey to London Victoria, 64 times a day. 

Credit: OpenStreetMap Contributors

Wellingborough (NN8 1)

Wellingborough is a market town in Northamptonshire, England, situated on the River Nene. It has a rich history dating back to the Anglo-Saxon period and developed significantly during the mediaeval era. Wellingborough is known for its historic buildings, including the 12th-century All Hallows Church and various timber-framed houses. The town expanded during the industrial revolution, with the boot and shoe industry playing a key role. Today, it enjoys a blend of modern amenities and cultural heritage, serving as a commuter town for nearby cities like Northampton and London, thanks to its excellent rail links.

In this index, Wellingborough is medium or good at everything. There’s loads of greenbelt nearby and yet London is an easy 56-minute journey from the local Wellingborough station, with plenty of daily departures. 

Redcastle Furze (IP24 3)

Redcastle Furze is a residential area in the Breckland district of Norfolk. Known for its quiet, suburban character, it offers a blend of post-war housing developments and more modern homes. Situated near Thetford, it provides easy access to local amenities, parks, and woodlands, making it appealing for families and those seeking a peaceful lifestyle. Redcastle Furze is also close to the historic Thetford Forest, offering residents opportunities for outdoor activities and nature exploration in a rural setting.

In addition to all that, Redcastle Furze is joint second-place in affordability and second-place in family assets. Specifically, it is joint first-place for parks and for playgrounds (there are thirteen and eight respectively) and there are three community centres. 

Credit: OpenStreetMap Contributors

Pinebrook (IP8 3)

The top of Ipswich’s three entrants in this top-ten list, Pinebrook is mid-grade only in terms of rail. At everything else it excels. And a mid-grade rail rating in this group is a fantastic one by national standards. As noted previously, the Ipswich station offers plenty of departures to London Liverpool street and a 66-minute journey time. The station is just a bit distant from the centre of Pinebrook (about 1.8 miles). Schools, of course, are rated “Good” by Ofsted. 

Pinebrook is a residential area known for its peaceful, family-friendly environment. It features a mix of housing styles, including modern and traditional homes, surrounded by green spaces and parks, making it ideal for outdoor activities and community living. The area offers good access to local schools, shops, and amenities, with convenient transport links to the town center and surrounding regions. It is a popular choice for those looking for a quiet yet accessible suburban lifestyle within Ipswich.

And the winner is …

Crabble (CT17 0)

Crabble is a residential area located in the northern part of Dover, Kent. It’s known for its picturesque setting, nestled between the River Dour and surrounding hills. Crabble is home to Dover Rugby Club and the historic Crabble Athletic Ground, where Dover Athletic Football Club plays. The area offers a mix of green spaces, local schools, and a sense of community, with nearby parks like Crabble Gardens adding to its appeal. Its proximity to Dover’s town centre and transport links makes it a popular area for families and commuters alike.

Crabble is in the Kent Downs AONB. It also has the highest tree cover of any today’s Top Ten, at 28%. As with Clarendon, also in Dover, the rail connection to London is excellent (although Crabble is slightly more distant from the station than is Clarendon, at about 1 mile). Weekday and weekend bus services are excellent by national standards. 

The index

Table: Affordable Places to Live Near London
The numbers in this table represent distance-to-frontier scores, where 0 is the worst in England and the best.

Rank	Location	Sector	Rail	Bus	Family	Green	Value*	Index
1	Crabble	CT17 0	61	58	32	72	84	75.71
2	Pinebrook	IP8 3	50	61	60	73	82	75.25
3	Redcastle Furze	IP24 3	46	40	57	54	86	75.02
4	Wellingborough	NN8 1	58	53	53	46	84	74.83
5	Clarendon	CT17 9	67	58	28	69	83	74.70
6	Bridge	IP2 8	58	51	33	54	85	74.42
7	Castle NW	NN1 2	57	79	27	23	86	74.39
8	Ipswich W	IP1 2	57	70	22	39	86	74.14
9	Upwell	PE14 9	30	21	55	56	88	73.54
10	Walsoken, Old	PE13 3	26	49	53	30	88	73.48

The Affordable Places to Live Near London Index is based on Oxford Scientia’s scoring of localities across England. Scores range from 0-100 and represent “distance to frontier”, where 100 is the best performing locality. 

Oxford Scientia scores localities on dozens of dimensions; the Index in today’s blog post highlights a few of those: value for money (median house price relative to England average), rail connectivity (itself being a combination of journey time to London, frequency of departures, and proximity of the local train station), bus availability (considering both midweek bus availability and weekend availability), green credentials (a combination of distance from a protected landscape, number of nearby parks and recreation grounds, and average tree cover) and family assets (a combination of scores for parks, playgrounds and community centres). 

For the index in today’s blog post, only areas whose main metropolis destination is London are included, and they must be at least ten miles from Charing Cross. Morevoer, to qualify for the Index, the nearby primary school or schools must be rated Good or Outstanding by Ofsted — or, if currently rates less than that — must have been continuously Good or Outstanding for four years ending December 2023.

What do all eligible areas look like? 

In the heatmap below, darker shades of red indicate higher values of our Index. Holes in the coverage indicate lack of a sub-100-minute train connection to London. And nowhere within ten miles of Charing Cross is included in the Index. 

Notably, some areas of Luton and Milton Keynes are very dark red, but just beyond the top-ten. They are much closer to London than any of the top-ten locations, so might be worth a closer look. 

Interestingly, none of our Best Places to Live Near London For Families list feature in this top-ten list. That’s in part because the latter puts no weight on affordability, whereas today’s Index places a 70% weight on it.  Polegate South & Willingdon Watermill in Wealden, ranking Number One in the Best Places to Live Near London For Families list, comes in at 38 in today’s Affordable Places to Live Near London list. 

Credit: OpenStreetMap Contributors

Caveats and Disclaimers:

The data used to compile this list were current to June 2024 or the most recent date available before that. Price data can be patchy so it’s worth checking local prices carefully.