Short-term fluctuations in house prices may grab headlines and fuel dinner party chat. For homeowners, though, it’s the longer-term change in value that tends to matter more and, as long as there are good schools and green spaces, helps them decide where to settle down.
According to the English Housing Survey, the average homeowner has lived in their current property for 17 years. So where are the best places to put down roots and buy a forever home with the greatest potential for monetary gains?
Using Office for National Statistics data based on Land Registry records, estate agent Strutt & Parker has pinpointed the local authority in each region of England and Wales with the largest increases in average property values during the 17 years from September 2008 to September 2025.
“These are the areas that have successfully navigated everything from changes to stamp duty, lockdowns and the ensuing ‘race for space’ to shifting interest rates, economic uncertainty and tightening affordability constraints,” says Matthew Henderson, of Strutt & Parker.
“The places that stand out and remain desirable over such a long period tend to be those with enduring reasons to live there – whether that’s good schooling, strong connectivity, a thriving local community or simply a limited supply of the types of homes people want.
“These fundamentals will always support demand through both the stronger and more challenging parts of the market cycle.”
South East
Elmbridge in Surrey, called the Beverly Hills of England, is an uber-affluent patch that attracts a lot of buyers from London and overseas – not to mention footballers (Chelsea FC’s training ground is in nearby Cobham). Its private estates, lined with mansions, are a magnet for the rich and famous and families looking for a forever home.
“It’s always been a really desirable place for people to put down roots and schooling plays a huge part in that,” says Andrew Grant, of estate agent Curchods. Local options include the international school ACS Cobham.
Connectivity is another trump card. Trains to London Waterloo take less than 30 minutes and the A3, M3 and M25, plus Heathrow and Gatwick airports, are all nearby.
There’s a slew of clubs, from tennis and golf to rowing and rugby, and the borough’s towns are full of upmarket amenities: think Gail’s, The Ivy and Waitrose.
Yet the area still has a village-like atmosphere, says Grant, pointing to Weybridge’s cricket green and Esher’s May Fair as examples.
London
Kensington and Chelsea has long held a reputation as one of London’s most desirable boroughs.
Its chic neighbourhoods are brimming with leafy garden squares and picture-postcard homes, from white stucco-fronted townhouses and red-brick mansion blocks to charming mews properties tucked down cobbled streets.
Safety is really important, says Rosie Campbell, of Strutt & Parker’s Kensington office. Families buy in Kensington, she says, “because of the transport links, the security – which is the main thing for them – and also the parks”.
High-end shops, bars and restaurants, traditional pubs, sought-after schools and world-class attractions bolster its appeal.
According to Campbell, families pull out all the stops with their house decorations at Christmas and Hallowe’en.
“You can just tell that people really enjoy living here,” she says. “There’s a real community and family aspect.”
East of England
St Albans, which encompasses the cathedral city and Harpenden, is a well-to-do area that is particularly popular with young families from London and has seen house prices more than double in the last 17 years. According to Mark Rimell, of Strutt & Parker, fast transport connections and well-regarded schools are “absolutely key” to its appeal.
The M1, A1, M25 and London Luton airport are within easy reach, while trains to London St Pancras take just over 20 minutes.
“Both St Albans and Harpenden are relatively safe environments to raise children,” says Rimell. “They have a real village feel and a much more sociable, friendly atmosphere than what you might find in London.”
There’s plenty to keep locals close to home, from independent shops and restaurants to regular markets and masses of green space, including the 100-acre Verulamium Park and 233-acre Harpenden Common.
Sought-after villages nearby include Sandridge and Wheathampstead, Rimell adds.
South West
The remote Isles of Scilly, off Cornwall’s coast, take the regional crown for the largest uplift in home values. But bear in mind that average house price data can be volatile in small markets.
This picturesque archipelago – designated a National Landscape – is perfect for those looking to escape the rat race. Just over 2,000 people live there, most of them on St Mary’s, one of five inhabited islands.
Freedom is a big draw, says Anthony Dingley, of Scilly Estate Agents: “You can let your child wander around without the supervision that I’m sure you have to give them nowadays on the mainland.”
Other selling points include the close-knit community – “everybody knows everybody,” he says – plus the mild climate, rare plant life, unspoilt sandy beaches and scope for sailing.
Dingley has noticed more families buying homes recently, helped by the rise in remote working.
In 2022, the council warned of “unprecedented pressure” on housing, partly because of a number of rental homes being sold or converted into holiday lets, but the Duchy of Cornwall has since unveiled a housebuilding drive on the archipelago.
North West
Leafy Trafford in Greater Manchester is famed for its sporting landmarks including Old Trafford Stadium and Old Trafford Cricket Ground. But those-in-the-know appreciate its well-heeled neighbourhoods, such as Hale, Altrincham and Bowdon.
Altrincham has an award-winning market and food hall, while in Hale, bars, restaurants and coffee shops spill out nicely on to the street, according to Anthony Jevons, of estate agent Jackson-Stops.
This patch has a track record of attracting entrepreneurs and sporting personalities, he adds: “We’ve got some outstanding countryside on our doorstep and some really good private and state schools.”
They include Altrincham Grammar School for Girls and Altrincham Grammar School for Boys, both known for their sought-after places and excellent results, Jevons says.
Speedy connections into the heart of Manchester and other cities are another big plus, helping to prop up property values.
West Midlands
Connectivity helps put Warwick on buyers’ radars when looking for a long-term home. The M40 runs along the edge of the district and there are trains to nearby Birmingham, Oxford and London.
The district is home to Warwick and Kenilworth – both historic market towns with striking castles – and elegant Regency-era Royal Leamington Spa. For village life, popular picks include Barford, Leek Wootton and Shrewley.
According to Jonathan Handford, of estate agent Fine & Country, schooling in the area is “incredible”. Warwick School, which claims to be the oldest boys’ school in England, is a key attraction.
There are a lot of employment opportunities too, Handford says. He points to Warwick Technology Park and the gaming industry in Leamington Spa, nicknamed “Silicon Spa”. Jaguar Land Rover also has a strong local presence.
“It’s got access to everything that you need, while still being a beautiful place to live,” he adds.
East Midlands
Rushcliffe in Nottinghamshire has something for everyone, from affluent pockets on the edge of Nottingham right through to picturesque villages, making it a desirable place to buy a forever home.
Schools are a major draw, according to Tom De Ville, of Fine & Country, alongside connectivity: locals can get into the heart of Nottingham quickly and the M1 and A1 are nearby.
The Nottingham suburb of West Bridgford is a hotspot, with a café culture, major high street brands and the River Trent on its border.
“Even when the rest of the market might be slightly challenged at times, the West Bridgford market maintains its strength,” says De Ville.
Desirable villages include Upper Broughton – where cricketers Stuart Broad and Harry Gurney own a pub – as well as Colston Bassett, famed for its cheese, and Cropwell Butler. Not only are they full of attractive houses and nice communities but they’re also very accessible, says De Ville.
North East
Sandwiched between Newcastle upon Tyne and the North Sea, North Tyneside offers the best of both worlds.
The coastline is blessed with sandy Blue Flag beaches, so, unsurprisingly, water sports are a big part of life there, from surfing and paddleboarding to open-water swimming, according to Jason Roberts, of Strutt & Parker.
Yet the bright lights of Newcastle upon Tyne are less than 30 minutes away by metro.
Good schools, more affordable prices than Newcastle’s suburbs and proximity to Northumberland also help make this area suitable for families looking to settle, Roberts adds.
The seaside communities of Whitley Bay, Cullercoats and upmarket Tynemouth are firm favourites, while North Shields, a fishing town on the River Tyne, has an up-and-coming feel.
It’s a family-friendly borough with a strong community spirit.
“It’s the kind of place where you say ‘hello’ to people when you pass them on the street,” says Roberts. “It’s very neighbourly as well. You’ll find that most people are very willing to muck in.”
Wales
Nestled between the Brecon Beacons National Park and Wye Valley National Landscape, Monmouthshire has scenic countryside in spades. Yet it’s far from remote: the M4 skirts the south and trains run to Cardiff, Hereford, Bristol and Newport – with onward services to London.
Its historic towns have a mix of independent businesses and well-established names, including Waitrose (in Monmouth and Abergavenny) and Marks & Spencer (in Monmouth and Chepstow).
Usk is famed for its floral displays and Abergavenny has a buzzing food scene and the Brecon Beacons on its doorstep. Meanwhile, Monmouth and Chepstow – close to the border – are particularly compelling spots for those with ties to England.
According to Chloe Dumbill, of estate agent David James, many Bristol families head over the River Severn into the Wye Valley, drawn to villages such as Llandogo and Tintern. Other rural Monmouthshire gems include Raglan and Dingestow.
Yorkshire & The Humber
The compact city of York has a bountiful supply of history and culture, helping to support property values. Anchored by York Minster, its ancient streets are teeming with theatres, museums and galleries as well as independent shops, cafés and restaurants.
It’s well-connected, too – trains run to Leeds, Manchester, London and Edinburgh. Plus, the Yorkshire Dales and North York Moors national parks and the coast are not far away.
Despite being a tourist destination, York “remains a city that’s built around its communities”, says Katherine Jones, of estate agent Carter Jonas. Neighbourhoods such as Bishopthorpe, Fulford, Stockton-on-the-Forest and Huntington are all popular for their amenities and community feel.
York attracts a mix of buyers. For families, this welcoming northern city has “superb” schools, plenty of parks and open spaces, and the River Ouse, says Jones. York also appeals strongly to solo buyers – including those who are divorced or widowed – looking for a city that offers a blend of greenery and convenience, she adds.