Gaff Guide

Cheapest places to live in England

Official UK House Price Index, July 2026.

The cheapest place to live in England is Burnley, where the average home sold for £135,012 in July 2026, 8.6% up on a year earlier. We ranked all 294 local authority areas in England by average sold price.

Top 20 cheapest areas

  1. 1Burnley£135,0128.6% up
  2. 2City of Kingston upon Hull£135,5115.9% up
  3. 3Hartlepool£136,8945.5% up
  4. 4Blackpool£137,3866.8% up
  5. 5County Durham£140,4474.7% up
  6. 6Middlesbrough£140,9093.7% up
  7. 7Hyndburn£141,4308.5% up
  8. 8Sunderland£147,1144.8% up
  9. 9Stoke-on-Trent£147,3770.8% down
  10. 10North East Lincolnshire£147,7276.9% up
  11. 11Redcar and Cleveland£151,3414.2% up
  12. 12Pendle£152,7988.3% up
  13. 13Gateshead£155,5503.7% up
  14. 14Darlington£159,9882.9% up
  15. 15South Tyneside£161,5595.3% up
  16. 16Blackburn with Darwen£165,1315.2% up
  17. 17Stockton-on-Tees£170,0293.0% up
  18. 18Cumberland£170,9663.3% up
  19. 19Doncaster£172,3054.7% up
  20. 20Barnsley£175,5373.5% up

Cheapest by home type

  • Flats

    Boston · £72,477

  • Terraced houses

    Hartlepool · £107,343

  • Semi-detached houses

    County Durham · £141,233

  • Detached houses

    Stoke-on-Trent · £230,562

How we ranked this

Each area is a council or local authority, ranked by its average sold price in the official UK House Price Index (HM Land Registry, Registers of Scotland and Land & Property Services). This ranks house prices only, not rent or wider living costs. The list updates automatically each month.

Questions

What is the cheapest place to live in England?
By average house price, Burnley is the cheapest local area in England, where homes sold for an average of £135,012 in July 2026.
How does Burnley compare with the rest of England?
The typical local area in England has an average price of £298,985, so Burnley is £163,973 cheaper than the middle of the table.
Where are flats cheapest in England?
Boston, with an average flat price of £72,477.
How often is this list updated?
Every month. The figures come straight from the official UK House Price Index, so this page updates itself when new data is published.

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