Summary:

• London’s average rent for a property is around £2,712 per month, but several boroughs remain significantly more affordable.
• The article lists the nine cheapest London boroughs to rent, based on combined data for average rent and council tax.
• Havering, Hillingdon, and Bexley emerge as the most affordable overall when council tax is factored into monthly housing costs.
• Each borough profile highlights affordability, local amenities, green spaces, cultural attractions, and transport links.
• Renters can balance cost savings with lifestyle needs, choosing between suburban family areas, cultural hubs, or well-connected commuter boroughs.

If you are looking for a place or room to rent in London, you might be wondering which London boroughs and areas offer the best value for money.

London is known for being one of the most expensive cities in the world, but there are some areas that are more affordable than others. In fact, rents across the capital fell by 2.7% year-on-year as of January 2025, offering tenants a slightly better outlook when searching for budget-friendly boroughs. 

This guide highlights the nine most affordable places to live in London, outlining local affordability, amenities, transportation links, and community features. 

Whether you’re a family seeking green space, a commuter prioritising transport connections, or a young professional looking for value, these areas provide the best balance of cost and lifestyle.

Disclaimer: The information provided in this post was correct at the time of publication, but may be subject to change.

LBN Trust Score Methodology

The LBN Trust Score is an independent benchmark designed to evaluate and compare the affordability and liveability of London boroughs. Scores are calculated on a scale of 1 to 10, based on the following weighted factors:

• Affordability (45%) – Lower rent + council tax → higher score
• Transport & Connectivity (20%) – More fast links to central London → higher score
• Green Space & Environment (15%) – Size and accessibility of parks → higher score
• Local Amenities & Lifestyle (10%) – Shopping, dining, schools → higher score
• Cultural & Community Appeal (10%) – Festivals, arts, family-friendly vibe → higher score

Each factor is scored out of 10, then weighted to produce a final score out of 10.

1. Waltham Forest | LBN Trust Score: 8.10/10

Waltham Forest combines creative culture with affordability, attracting young renters and artists. The borough is home to vibrant local markets, independent cafes, and community arts projects. Its mix of historic streets, modern developments, and abundant green spaces fosters a unique atmosphere that blends artistic flair with practical suburban living.

Council Link: 

Waltham Forest Council

Affordability:

• Average Rent: £1,738 per month.
• Council Tax (Band D, 2025/26): £2,277.65 per annum.

Local Facilities & Amenities:

• Shopping & leisure: 17&Central Shopping Centre, Walthamstow High Street Market, The Scene cinema and dining complex.
• Green spaces: Walthamstow Wetlands, Lloyd Park, Leyton Jubilee Park.
• Culture & community: Soho Theatre Walthamstow, Fellowship Square events, local community hubs.

Public Transport Options:

• Victoria & Central Line (TFL).
• London Overground & Greater Anglia.
• Waltham Forest Community Transport: This is a charity that offers specialised community-transport services (minibuses, accessible vehicles) particularly to older people, disabled people and volunteer organisations in the borough.

Estate Agents:

• Central Estate Agents
• Douglas Allen – Walthamstow Branch
• Portico Property – Walthamstow

2. Croydon | LBN Trust Score: 8.08/10

Croydon offers a vibrant mix of commercial, cultural, and residential opportunities, making it a desirable yet affordable option for renters. With a strong arts and music scene, modern flats, and a variety of shopping centres, the borough has become increasingly attractive to young professionals and families seeking a lively community with urban conveniences.

Council Link: 

Croydon Council

Affordability:

• Average Rent: £1,534 per month.
• Council Tax (Band D, 2025/26): £2,480.48 per annum.

Local Facilities & Amenities:

• Shopping & leisure: Whitgift Centre, Centrale Shopping Centre, Surrey Street Market.
• Green spaces: Wandle Park, Lloyd Park, Queen’s Gardens.
• Culture & community: Warehouse Theatre, Croydon Arts Festival, local community centres.

Transport Options:

• Southern & Thameslink services.
• Overground (TFL).
• Fast trains: Croydon to London Bridge in approx. 15 mins.

Estate Agents:

• Cray & Norton Estate Agents Ltd
• Martin & Co Croydon
• Neighbour – Croydon Estate & Letting Agents

3. Hillingdon | LBN Trust Score: 8.03/10

Hillingdon blends suburban tranquillity with excellent commuter links, attracting professionals and families. The borough features a wide variety of housing, from traditional homes in Uxbridge to modern developments near Hayes. With its proximity to Heathrow, recreational parks, and local shopping areas, Hillingdon balances affordability with convenient living options.

Council Link: 

Hillingdon Council

Affordability:

• Average Rent: £1,531 per month.
• Council Tax (Band D, 2025/26): £1,952.38 per annum.

Local Facilities & Amenities:

• Shopping & leisure: The Chimes and The Pavilions shopping centres in Uxbridge, Highgrove Pool and Fitness Centre in Ruislip, and Hayes Town Centre.
• Green spaces: Ruislip Woods, Colne Valley Regional Park, and Hillingdon Court Park.
• Culture & community: Beck Theatre in Hayes, Uxbridge Town Centre, Vision community events, and local community centres.

Transport Options:

• Arriva Kent Thameside Ltd.
• Metropolitan & Piccadilly Line (TFL).
• Chiltern Railways.
• Great Western Railway.

Estate Agents:

• Coopers Residential – Hillingdon
• Andrews Residential
• Link Up Estate Agents

4. Redbridge | LBN Trust Score: 7.93/10

Redbridge is known for its leafy streets, strong schools, and multicultural community. Areas like Ilford and Gants Hill offer affordable housing while providing easy access to retail, leisure facilities, and local heritage sites. With Crossrail connections, Redbridge is increasingly appealing to commuters seeking value without sacrificing suburban comforts.

Council Link: 

Redbridge Council

Affordability:

• Average Rent: £1,693 per month.
• Council Tax (Band D, 2025/26): £2189.67 per annum.

Local Facilities & Amenities:

• Shopping & leisure: The Exchange Ilford, Ilford Town Centre, Loxford Leisure Centre.
• Green spaces: Valentines Park, Hainault Forest Country Park, Clayhall Park.
• Culture & community: Redbridge Museum, Valentines Mansion, local community centres.

Transport Options:

• Central & Elizabeth Line.
• Regular bus services to Stratford and Canary Wharf.

Estate Agents:

• Sandra Davidson Estate Agents
• Redcastle Real Estate
• Letting International – Gants Hill

5. Havering | LBN Trust Score: 7.78/10

Havering provides a semi-rural escape within Greater London, appealing to families and young professionals. The borough offers a mix of urban and rural areas, local markets, country parks, and historic sites. It balances affordable housing with access to leisure activities and shopping in Romford, making it a popular choice for those seeking tranquillity near the city.

Council Link: 

Havering Council

Affordability:

• Average Rent: £1,542 per month.
• Council Tax (Band D, 2025/26): £1,735.16 per annum.

Local Facilities & Amenities:

• Shopping & leisure: Romford Market, Liberty Shopping Centre, Brookside Theatre.
• Green spaces: Raphael Park, Havering Country Park, Bedfords Park.
• Culture & community: Romford Carnival, Havering Arts Festival, local community centres.

Transport Options:

• Elizabeth Line (Romford to Liverpool Street in approx 25 mins).
• Greater Anglia Rail services.

Estate Agents:

• Haart Romford
• Stephen James Letting & Sales
• OC Homes Gidea Park

6. Barking and Dagenham | LBN Trust Score: 7.75/10

Barking & Dagenham, once considered a less desirable borough, has transformed with regeneration projects such as Barking Riverside and Beam Park. It now offers modern housing, riverside living, and an improving cultural scene, while remaining one of London’s affordable rental areas.

Council Link: 

Barking and Dagenham Council

Affordability:

• Average Rent: £1,655 per month.
• Council Tax (Band D, 2025/26): £2,002.75 per annum.

Local Facilities & Amenities:

• Shopping & leisure: Vicarage Field Shopping Centre, Barking Riverside retail hub, Dagenham Heathway.
• Green spaces: Barking Park, Beam Valley Country Park, Eastbrookend Country Park.
• Culture & community: Barking Folk Festival, Dagenham Town Show.

Transport Options:

• District Line (Barking, Dagenham Heathway, Upney).
• C2C Rail (Barking to Fenchurch Street in approx 15 mins).
• London Overground connections at Barking.

Estate Agents:

• Carter & Willow Estate Agents
• Sandra Davidson Estate & Letting Agents
• Steps Estate Agents

7. Bexley | LBN Trust Score: 7.72/10

Bexley combines suburban charm with affordability, making it ideal for families and commuters. The borough offers a mix of period homes and modern developments, cultural landmarks like the Red House, and extensive green spaces. Its calm, low-density environment and local events foster a strong community feel while remaining well-connected to central London.

Council Link: 

Bexley Council

Affordability:

• Average Rent: £1,512 per month.
• Council Tax (Band D, 2025/26): £2,258.03 per annum.

Local Facilities & Amenities:

• Shopping & leisure: Broadway Shopping Centre, Sutton High Street, Honeywood Museum.
• Green spaces: Danson Park, Hall Place Gardens.
• Culture & community: National Trust’s Red House and local festivals.

Transport Options:

• Southeastern Rail: 30 mins to London Bridge.
• Thameslink services.

Estate Agents:

• Harpers & Co
• Ashton Reeves
• Acorn Bexleyheath

8. Enfield | LBN Trust Score: 7.72/10

Enfield offers a mix of historic charm and modern development, appealing to families and professionals. Its neighbourhoods feature period homes, new-builds, and local markets, complemented by green spaces and community initiatives. Enfield balances affordability with quality of life, providing a convenient base for commuting while offering a strong sense of local identity.

Council Link: 

Enfield Council

Affordability:

• Average Rent: £1,738 per month.
• Council Tax (Band D, 2025/26): £2,164.02 per annum.

Local Facilities & Amenities:

• Shopping & leisure: Palace Exchange and Palace Gardens shopping centres, Edmonton Green Shopping Centre, and local markets.
• Green spaces: Trent Park, Forty Hall Estate, Pymmes Park.
• Culture & community: Dugdale Arts Centre, Millfield Theatre, Museum of Enfield.

Transport Options:

• Piccadilly Line (TFL).
• National Rail.
• Superloop Bus Services.

Estate Agents:

• Ellis & Co Enfield
• The Letting Line (Enfield)
• Barnfields Estate Agents

9. Sutton | LBN Trust Score: 7.62/10

Sutton is a family-friendly borough prized for its green spaces, low-density streets, and highly rated schools. It combines suburban living with accessible town centres and cultural amenities, including museums and local theatres. Affordable rents and a strong focus on community activities make Sutton an appealing choice for families and first-time renters alike.

Council Link: 

Sutton Council

Affordability:

• Average Rent: £1,524 per month.
• Council Tax (Band D, 2025/26): £2,269.72 per annum.

Local Facilities & Amenities:

• Shopping & leisure: St. Nicholas Centre, Sutton High Street, Leisure Centres across the borough.
• Green spaces: Beddington Park, Manor Park, Sutton Green.
• Culture & community: Sutton STEAMs Ahead events, Heritage houses & archives, local libraries and community centres.

Transport Options:

• Thameslink & Southern services to London Victoria (approx. 30 mins).
• Tramlink connections via Wimbledon.

Estate Agents:

• Haart Sutton
• Gascoigne‑Pees
• Patricia Shepherd Lettings & Management

Finding the Most Affordable London Boroughs in 2025/2026

Renting in London can often feel overwhelming due to high property prices, but exploring the city’s most affordable boroughs can make the search far more manageable. 

Each of the cheapest London boroughs has its own distinct character, from family-friendly suburbs with excellent schools to lively areas offering culture, shopping, and green spaces. By looking beyond central London, renters can strike the right balance between lower monthly costs and a comfortable lifestyle. 

For more insights into what to weigh up before deciding, take a look at the key considerations for long-term urban rentals that can guide your choice.

Factoring in both average rent and council tax is key to identifying real value, as this combined cost provides a clearer picture of overall affordability. Boroughs such as Havering, Hillingdon and Bexley stand out for their cost-effectiveness, while others may appeal for their transport links or community feel.

Ultimately, the best choice depends on your priorities, whether that’s connectivity, green space, or simply the lowest housing costs. With careful research, it’s possible to enjoy living without stretching your budget to its limits.

If you want us to add a suggestion here based on your experience, please get in touch with us!

Frequently Asked Questions:

1. Which is the cheapest borough to rent in London?

Based on average rent and council tax combined, Havering, Hillingdon, and Bexley are among the cheapest London boroughs for renters in 2025.

2. How much does it cost to rent in the cheapest areas of London?

In London’s most affordable boroughs, renters can expect monthly housing costs (rent plus council tax) to be between £1,686 and £1,750, significantly below the city average.

3. Which London boroughs offer the best value for families?

Suburban boroughs like Sutton, Bexley, and Hillingdon offer good value for families, thanks to affordable rents, strong schools, and plenty of green space.

4. How can I find affordable rental properties in London?

Affordable rentals in London can be found through platforms such as Rightmove, Zoopla, OnTheMarket, and SpareRoom, as well as local estate agents operating in each borough.

Author Profile

Manuela WillboldOnline Media & PR Strategist

As the Chief of Marketing at the digital marketing agency ClickDo Ltd I blog regularly about technology, education, lifestyle, business and many more topics.

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