Deciding where to raise a family involves many considerations for couples and individuals across the UK. House prices, schools, proximity to family, and job opportunities all tend to sit near the top of the list when choosing where to put down roots.
To help narrow down the search, Pepper Money has created an index ranking 126 local authorities across England on their suitability for families. The index looks at semi-detached house prices, crime rates per 1,000 people, the percentage of good or outstanding schools in the area, and access to green spaces. Each factor has been equally weighted to produce a final ranking of the locations best suited to family life.
Halton, York, and Warrington top the rankings for raising a family
Halton in Cheshire was ranked the overall best place to raise a family, with an overall family score of 77.04 out of 100. It ranked in the top 25 for four out of five categories, with semi-detached housing at £205,000, a low crime rate of 67.2 per 1,000, and nearly 65% of schools rated good or outstanding.
Just behind Halton was the city of York; the popular university and tourist city had a score of 69.36 across the study. With house prices at £305,000, they are still 63% lower than the average of the study, which sits at £497,707. In terms of take-home earnings, York had a £2,000 higher wage packet than Halton (£39,337). York also recorded a lower crime rate, at just under 52, making it a safer place to live while also offering higher take-home earnings for families.
The North West area of Warrington rounded off the top three with a score of 67.44. The area offers families direct commuter access to Manchester while providing a quieter setting further away from the city centre. Warrington ranked highly for workplace earnings, with average wages over £41,000, and shares Halton's low crime rate, due to being in the same police area. The findings also show that the area has a high proportion of homes with access to private outdoor space, ranking in the top 25 at 93%.
At the other end of the table, Salford, Tameside, and Greenwich were among the lowest-ranked areas across the study. Meanwhile, London ranked as the worst-performing region overall, with Havering, the capital’s highest-ranked borough, placing 53rd out of 126.
The North East leads the way for affordable housing
If affordable housing is what you’re looking for, then the North East region has the best prices for semi-detached homes across the study. Across the 126 locations analysed, the average house price was close to £500,000. Families looking to make their money go further could find a very different picture in the North East, where property prices are considerably lower, averaging £176,538. This could leave more of the family budget available for the things that matter beyond the mortgage.
County Durham had the most affordable prices, at £149,950, 89% cheaper than the UK average and around £350,000 cheaper than the study average of £500,000. Of the top five, only Blackpool was outside the North East, with Hartlepool, Sunderland, Stockton, and Redcar all featuring, each with a price tag below £165,000. At the other end of the scale, London boroughs Kensington & Chelsea and Westminster recorded the highest prices in the study, both exceeding £4 million.
51% of areas have over 90% access to outdoor space
If access to outdoor space is important, looking at the percentage of addresses with private outdoor space, South Tyneside ranks highest, with 97% of addresses having access to private outdoor space. This is followed by six areas, all scoring 95%, including Blackburn with Darwen, St Helens, Darlington, Redcar and Cleveland, Rotherham, and Middlesbrough.
Looking across all areas included in the study, 51% had 90% or more of their homes with access to private outdoor space, highlighting the availability of gardens and other private outdoor areas across much of the country.
Three London boroughs have the highest percentage of good/outstanding schools
Finding the right school for your child can be a stressful time for any parent, with catchment areas dictating which school places to prioritise. If you're looking for an area that has more good and outstanding schools within the catchment, meaning less competition from your postcode, London seems to have the best options. The highest percentages of schools rated ‘Good’ or ‘Outstanding’ are found in Harrow (75%), Camden (73%), and Waltham Forest (72%). While residents in these London areas may benefit from greater access to higher-performing schools, unfortunately, higher property costs impact their overall rankings.
15 of the top 20 areas with the highest percentages of good/outstanding schools are London boroughs (75%). The remaining five areas are in the South East (Oxford and Isle of Wight), East of England (Luton), East Midlands (Nottingham), and Yorkshire and The Humber (Barnsley) in the top list of school areas.
The South East commuter belt: the best balance for earnings and family life
For families, finding the right home isn’t just about the property itself; it’s about how easily it fits into everyday life and the location. Good transport links and a manageable commute can mean less time stuck in traffic or on a train, so you can spend time with your family in the evening. If having more money left over for family days out is important, it’s worth looking at commuter-friendly locations. For London families in particular, moving further afield could offer the chance to enjoy more space, a better quality of life, and more affordable homes, while still keeping the daily commute manageable.
London has the highest earners across the index, with Tower Hamlets ranking the highest for earnings at over £66,000. However, no London locations rank in the top 50 overall, so while earning potential is highest in areas like Westminster and Camden, overall, it may not strike the balance for your family.
It's the South East commuter belt that could offer the best of both worlds, with strong earning potential and family balance. Reading, with easy transport links to London Paddington, ranks seventh for earning potential (£49,062) and is 51% cheaper to buy a home in than Tower Hamlets. Oxford and Wokingham could also be considered too; both land in the top 30 for the overall family score despite strong local earnings.
The areas with the lowest crime rates
North Yorkshire was found to have the lowest crime rate of any police force in the study, at 51.91 crimes per 1,000 people, the safest of the forces analysed. This is why York was ranked the safest area. North Yorkshire is one of the largest police force areas in England, but has a relatively small population for its size. Swindon and Wiltshire followed close behind for safety, both under Wiltshire Police, so they share an identical crime rate.
Paul Adams at Pepper Money comments on the findings: “Finding the right area to raise a family can be complicated, with priorities varying depending on each family’s circumstances. The data shows that families across the UK have a range of options, whether they’re looking for more affordable housing in the North East, access to highly rated schools in London, or the strongest overall combination of factors in Cheshire.
For families considering a move, affordability is likely to be a key part of the decision. A specialist lender can look beyond a standard assessment and consider the income a family actually has available to live on. This could open up options in areas that families may otherwise have ruled out, helping them explore where they could realistically afford to live and find the right fit for their needs.”
