10 cheapest places to live in London

Map showing the 10 cheapest places to live in London

The cheapest place to live in London in 2020 is Bexley, with an average rent of £1,084.

We take a look at Bexley and the full list of the ten cheapest places to live in London. This is based on average (mean) rental prices for London boroughs from the Valuation Office Agency, using the latest statistics available at the time of publishing (July 2020).

Living in london

Aerial view of London skyline

Life in London is notoriously expensive. The latest figures from PwC indicate that London tenants aged 22 – 29 spend on average 53% of their income on private rents. The usual benchmark for rents to be considered affordable is 30% of gross annual income. This means that finding the best value homes in London is crucial if you want to be able to live there.

We’re using rental prices as a guide to the cheapest places to live in London. Why? Firstly, because rent is by far the largest expense that you’ll have to budget for when living in London. Secondly, the data available for rental prices is much more consistent and regularly updated than stats around other living costs.

London living costs

People walking along a London street with double decker buses

That being said, there are, of course, many more factors you’ll need to consider. Living costs like food prices, transport costs and council tax rates will have a big effect on how affordable certain areas are.

However, the following list will give you a good idea of where to look to find the cheapest places you can live in London. We’ll show you the ten cheapest London boroughs, then keep scrolling for links to some of the best value London apartments on HomeViews!

The ten cheapest places to live in London

1. Bexley

Average rent: £1,084 pcm

The cheapest place to live in London is Bexley, with an average rent of £1,084 pcm. Sitting between Dartford to the east and Greenwich to the west, Bexley offers Londoners good value homes in areas such as Bexleyheath, Sidcup, Erith and Crayford. Transport connections come in the form of rail services on the North Kent, Bexleyheath and Dartford Loop lines. Crossrail is also set to provide a major boost, with a terminal at nearby Abbey Wood station.

2. Croydon

Average rent: £1,112 pcm

Our second cheapest place to live in London is Croydon. Massive regeneration has provided this southerly borough with a new lease of life in recent years, but rents stay low at an average of £1,112 pcm. Trains from East Croydon station into London Victoria can take as little as 15 minutes, making it a very easy commuter option. As well as the urban area of Croydon, the wider borough includes areas such as Purley, South Norwood, Coulsden and Norbury.

3. Sutton

Average rent: £1,130 pcm

Sutton comes in at third on our list of budget places to live in the capital. Average rent of £1,130 pcm and plenty of green spaces makes this a highly attractive area for young parents working in central London. In addition, schools are excellent – Sutton achieives the best GCSE results of all London boroughs – and crime rates are also low. Rail connections from the borough run through to London Victoria, London Bridge, St Pancras and Clapham Junction.

4. Havering

Average rent: £1,131 pcm

Havering comes in at fourth on our list of the cheapest London boroughs with an average rent of £1,131 pcm. Havering has a lower population density than most London boroughs, giving it the extra appeal of plenty of open green spaces. Sitting at the far eastern edge of Greater London, Havering is still connected to the District line, Overground and C2C services at Upminster station. Romford, Gidea Park and Harold Wood stations will also benefit from increased services once Crossrail opens.

5. Barking & Dagenham

Average rent: £1,192 pcm

Just to the west of Havering lies Barking & Dagenham, number five on our list of the cheapest places to live in London. Average rent of £1,192 pcm and regular services on the Hammersmith & City and District lines, as well as National Rail services into Fenchurch Street. As with many of its neighbouring boroughs, Barking & Dagenham will also benefit from the completion of the Elizabeth line, with a connection at Chadwell Heath station.

6. Hillingdon

Average rent: £1,268 pcm

Over to the far west now, and the borough of Hillingdon. The second largest by area of all the London boroughs, average rent of £1,268 pcm also makes it one of the cheapest places to live in Greater London. Heathrow Airport is a major employer in the borough, and the presence of Brunel University also provides a significant boost to the local economy.

7. Redbridge

Average rent: £1,303 pcm

Redbridge sits in the north east corner of Greater London, and offers an average rental price of £1,303 pcm. Ilford is the main municipal centre of the borough, with Wanstead and Woodford being the other key settlements. Currently running as TfL Rail but soon to be renamed as part of the Elizabeth line, services from Ilford, Seven Kings, Goodmayes and Chadwell Heath stations complement extensive Central line services on the Epping Branch and Hainault Loop.

8. Waltham Forest

Average rent: £1,314 pcm

Epping Forest is the main surviving remnant of the original Waltham Forest that gives this borough its name. The eighth cheapest place to live in London, Waltham Forest extends from Chingford in the north down through Walthamstow to Leytonstone in the south. The borough is particularly well served by London Underground services, with Central and Victoria lines running through its south and middle respectively. London Overground services also serve the borough on the Gospel Oak to Barking line.

9. Bromley

Average rent: £1,318 pcm

Next in the list is Bromley in the far south eastern corner of Greater London. Still offering good value accommodation with an average rent of £1,318 pcm, Bromley is also the largest of all the London boroughs. Bromley has no London Underground stations within its borders but is well served by the Overground, as well as Thamelink, Southeastern and Southern rail services.

10. Lewisham

Average rent: £1,318 pcm

Last on our list of London’s cheapest places to live is Lewisham. The low average rent of £1,318 pcm makes it a popular choice for young professionals and families looking for good value for money. In addition, exceptional transport options, including DLR and rail services from Lewisham, make this a highly appealing


South London (from £970 pcm – click below to see apartments)

5 Bedford Park, CR0

Way of Life
3.94 (based on 17 reviews) 3.94 (17 reviews)
Area guide to Croydon
Image of 5 Bedford Park, CR0
5 Bedford Park, by Way of Life, is a collection of new-build apartments in the heart of Croydon. The building comprises 82 units – a mix of one and two-bedroom flats. Residents are just a 10-minute walk from both East and West Croydon stations, which provide access to London’s National Rail, Tramline and Overground services. Read reviews and details of 5 Bedford Park, CR0

East London (from £1,100 pcm – click below to see apartments)

Gunmakers by A2Dominion Rental Only, E3

A2Dominion Rental Only
5.00 (based on 1 review) 5.00 (1 review)
Area guide to Bow
Image of Gunmakers by A2Dominion Rental Only, E3
Located on the banks of the canal by Victoria Park, Gunmakers is a residential development by A2Dominion Rental Only. It features a range of family homes as well as a mix of studios, one, two and three-bedroom apartments. The development is only moments away from Victoria Park and only a 20-minute walk away from Hackney […] Read reviews and details of Gunmakers by A2Dominion Rental Only, E3

North London (from £1,350 pcm – click below to see apartments)

Fellows Square by A2Dominion Rental Only, NW2

A2Dominion Rental Only
4.14 (based on 16 reviews) 4.14 (16 reviews)
Area guide to North West London
Image of Fellows Square by A2Dominion Rental Only, NW2
Fellows Square offers a selection of one and two-bedroom apartments in Brent Cross Cricklewood. Cricklewood Station for Underground and Rail services is close by to the development. Trains to St Pancras International take just 12-minutes. Similarly, you can reach Bond Street in 20-minutes. Read reviews and details of Fellows Square by A2Dominion Rental Only, NW2

West London (from £1,195 pcm – click below to see apartments)

be:here Hayes, UB3

4.58 (based on 72 reviews) 4.58 (72 reviews)
Area guide to Hayes
Image of be:here Hayes, UB3
be:here Hayes is a residential development from Build to Rent developer be:here, comprising of 119 one, two and three-bedroom apartments. It is part of the Old Vinyl Factory development, which offers commercial units including restaurants, leisure amenities and a music venue. The development is close to Hayes & Harlington station, the M4, M25 and Heathrow […] Read reviews and details of be:here Hayes, UB3

Discover more developments that residents consider to be the best value new homes in London, or explore stunning London properties under £500k.

the terrace at 10 george street by Vertus, Canary Wharf
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HomeViews provides verified resident reviews of the UK’s housing developments. We’re working with developers, landlords and the Government to recognise high performers and help to improve standards in the built environment.

Jan Moys
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Jan Moys

A copywriter and content specialist with over 13 years’ experience across arc... Read all

A copywriter and content specialist w... Read all