The 10 Cheapest Places to Buy a Property in The UK

Expat Property Investments Ltd
Aug 26
6 min read

If you’ve been following the UK property market, you’ll know that affordability remains a major talking point. With the average house price in England hovering around £290,000 in May 2025, according to the UK House Price Index, buyers are constantly asking me: “Where can I buy an investment property in the UK without needing to invest a fortune?”

The truth is that while London and the South East continue to dominate headlines for sky-high prices, there are still many places in England where property remains remarkably affordable, in some cases less than half the national average. For domestic buyers, British expats and non-UK residents looking to invest in the UK, these areas present opportunities that are too often overlooked.

Below, we'll detail the 10 cheapest places to buy property in the UK, based on official government data from May 2025 (their data is always a few months delayed). Keep in mind that to make an investment in the UK, you typically need 25% to 35% down payment for a mortgage. This should help you understand the feasibility of buying in one of these areas.

Once you've discovered the 10 cheapest places in the UK to buy a property, you'll want to have a play with our FREE ROI (Return On Investment) Calculator and read our article on rental yield vs capital growth to dive deeper into the numbers behind these affordable areas.

With that said, let's get into it.

10. Middlesbrough

Riverside view with modern buildings and a bridge under a pink and blue sky. Streetlamps light the promenade, creating a tranquil evening mood.

At number 10, Middlesbrough opens our list with an average house price of £144,000. This Teesside town has a mixed reputation, but regeneration of the town centre and investment in digital industries are helping shift the dial.

From an investor’s perspective, Middlesbrough is one of those markets where due diligence is essential. Yields can be attractive, but tenant demand varies area to area. For non-UK residents, this is where having an on-the-ground partner makes all the difference due to the vast differences of areas in this city.

9. Stoke-on-Trent

Urban street scene with cars under cloudy skies. Brick buildings and street signs visible, including signage for Chapel Lane and a nightclub.

As someone deeply familiar with Stoke-on-Trent, I can say this city is underrated. At an average of £143,000, Stoke offers excellent affordability combined with a growing profile as a logistics and manufacturing hub in the Midlands.

The city has multiple regeneration projects, strong transport links (between Birmingham and Manchester), and a proud industrial heritage. It’s also a market where investors can find HMOs (houses in multiple occupation) that deliver strong yields.

For non-UK residents, Stoke is particularly interesting: it offers affordability, strong rental demand from students and young professionals, and a central location. I have the majority of my portfolio here.

8. Sunderland

Silhouette of buildings and a ship at sunset, with a cloudy sky and an arch bridge in the background. Calm water in the foreground.

Sunderland, once reliant on shipbuilding, has reinvented itself in recent years with a focus on technology, services, and higher education. Despite these changes, average house prices remain just £142,000.

Sunderland University and the city’s coastal location make it appealing to students and families alike. For landlords, this translates into consistent rental demand. For non-UK residents, Sunderland provides an affordable way to enter a market with both decent yield and the potential for future growth.

7. Pendle

Rolling green hills under a cloudy sky at dawn, with distant mountains. The mood feels calm and expansive.

Pendle, in Lancashire, house prices average at £140,000. Known for its beautiful countryside (including Pendle Hill), it blends rural charm with affordability.

For investors, the appeal here is less about high yields and more about long-term stability. Demand is steady, and because many buyers are local families, the rental market tends to be reliable if not spectacular.

6. Hartlepool

Pathway lined with trees and streetlights, leading to red-roofed houses. A person in red sits on a bench. Sky is blue with clouds.

Hartlepool has made headlines in the past for struggling employment rates, which will be partly why average house prices are £140,000. However, with regeneration money flowing in, particularly to the town’s port and seafront, the narrative is beginning to change.

From an investor’s perspective, Hartlepool is one of those places where yield can be strong but tenant demand can vary depending on the area. This is where a good property management strategy comes into play.

If you’re interested in how we handle this for clients, our bespoke hands-off property sourcing service for British expats and non-UK residents explains the process in detail.

5. County Durham

A village with red-roofed houses nestled in lush green hills under a blue sky with scattered clouds during daylight.

With its historic city, cathedral, and proximity to Newcastle, County Durham might surprise some by making this list. Average property prices are around £136,000, but the county is large and diverse. Prices in Durham city itself are far higher; it’s the surrounding towns and villages that drag down the average.

For investors, this means opportunity. Student demand from Durham University supports the rental market, while more affordable towns appeal to families and retirees. County Durham is also within commuting distance to Newcastle, which strengthens its long-term fundamentals.

For non-UK residents, properties here can be a great way to blend affordability with a location that carries more prestige than some of the other areas on this list.

4. Kingston upon Hull (Hull)

Aerial view of a city by the water at sunset, featuring a marina, industrial buildings, bridges, and a clear blue sky.

Hull, or Kingston upon Hull, has been steadily climbing in reputation since its year as UK City of Culture in 2017. Today, the average property costs just £131,000, but don’t let that low figure fool you. Hull is a port city with a strong student population, links to renewable energy (particularly wind power), and a growing service sector.

For investors, Hull is interesting because it offers strong yield. Unlike some other towns on this list, Hull has wider economic development behind it, which means there’s a stronger argument for long-term appreciation, but more research is needed to back up this theory.

3. Blackpool

People stroll near a red tower on a sunny day. Shops in the background, clear blue sky, and a bird flying above add to a relaxed atmosphere.

Blackpool is famous for its seaside attractions, but it also has the somewhat less glamorous title of being one of the UK’s cheapest property markets. Average prices here are £129,000, driven largely by lower wages, an oversupply of ageing housing stock, and seasonal employment patterns.

But here’s the interesting thing: Blackpool is undergoing a quiet transformation. The council is investing in regenerating the seafront and attracting new industries. For landlords, Blackpool offers a strong market for affordable rentals, particularly for working families and younger tenants.

It’s also worth noting that seaside towns often perform well in the long run when regeneration really kicks in, think of Margate or Brighton decades ago. For non-UK resident buyers, Blackpool might not be the first place that springs to mind, but with the right due diligence, it could represent a high-yield, long-term bet.

2. Hyndburn

Landscape with green fields, distant hills, and scattered trees under a moody sky. Foreground features dense shrubbery and branches.

Just up the road from Burnley, Hyndburn (which includes towns like Accrington) is another hot spot for affordability. With an average price of £128,000, Hyndburn remains one of Lancashire’s most accessible areas.

The town has long suffered from an image problem, but new housing schemes and improved connectivity to Manchester and Preston are slowly changing its fortunes. Investors are drawn to Hyndburn’s affordability, but the challenge is ensuring you buy in the right part of the borough, as quality can vary dramatically street by street.

This is where working with someone who understands the area is crucial.

1. Burnley

Cobblestone alley between stone houses, lined with garbage bins, leading to distant houses. Overhead wires under a cloudy sky. Quiet mood.

Burnley takes the crown as the UK’s most affordable local authority for property purchases. At an average of £121,000, you could buy more than two homes here for the cost of a single property in the South East.

So why so cheap? Burnley’s economy has struggled historically, with a decline in traditional industries (such as mining) and lower local wages compared to the national average.

However, regeneration projects, particularly around the Weavers’ Triangle and the town centre, are starting to shift perceptions.

For investors, Burnley is particularly interesting because of its high rental yields. While house prices are low, rents are relatively stable, meaning yields can often hit 8–9% in some cases. If you’re curious about how yields compare to growth in real terms, I recommend reading our analysis on whether rental yield or house price growth is more important.

For British expats and non-UK residents, Burnley represents an entry point into the market with minimal capital required. That means buying in Burnley could allow you to enter the market sooner with a smaller upfront outlay. Just make sure you do all of the due diligence neccesary before jumping into a super cheap property.

If you’d like to explore how we handle sourcing, management, and due diligence, book a free call and we’ll walk you through the process step by step.

Cheap Doesn’t Mean Bad, It Means Opportunity

The ten areas above all share one thing in common: affordability relative to the rest of the UK. But that doesn’t mean they’re all equal in terms of opportunity. The key is choosing the right property, in the right street, with the right management in place.

Some shine on yields. Others offer a balance of yield and growth. For me, Stoke-on-Trent provides great affordability, strong rents and strong fundamentals in terms of regeneration investment and great transport links to Manchester, Birmingham and even London.

If you’d like to discuss which of these towns might align with your goals — whether that’s income, long-term growth, or a mix of both — I’d encourage you to get in touch via our contact page or book a call with me.

We specialise in guiding British expats and non-UK residents through the process of sourcing, financing, and managing UK property, making the journey as hands-off as possible. With the right knowledge and strategy, these “cheap” areas can turn into powerful wealth-building opportunities.