Login
Top 20 Most Affordable UK Cities to Buy or Rent Property in 2026
Introduction
The UK housing affordability crisis continues to intensify in 2026. With the average UK property price reaching £292,000 and rents consuming 30 to 40 percent of income in many cities, finding an affordable place to live has become one of the biggest financial challenges for households.
Whether you are a first-time buyer trying to step onto the property ladder, a renter dealing with rising monthly costs, a student searching for budget-friendly accommodation, or someone looking to improve quality of life without overspending, choosing the right city matters more than ever.
This guide identifies the most affordable UK cities to buy or rent property in 2026 using a data-driven approach. We analysed housing prices, rental costs, local salaries, cost of living, employment access, and overall livability across 50 UK cities.
The result is not just a list of the cheapest places, but a ranking of cities where affordability meets opportunity, safety, and long-term potential.
Data sources include the Office for National Statistics, Rightmove, Zoopla, local councils, rental market reports, and independent cost-of-living indices.
How Affordability Is Measured
Affordability is defined by the relationship between housing costs and local incomes, not just headline prices.
Core Affordability Metrics
1. Property Price to Earnings Ratio
- Affordable: under 6 times annual earnings
- Moderate: 6 to 7 times
- Difficult: 7 to 9 times
- Unaffordable: over 9 times
2. Rent to Income Ratio
- Affordable: under 25 percent of net income
- Moderate: 25 to 30 percent
- Difficult: 30 to 35 percent
- Unaffordable: over 35 percent
3. Total Cost of Living
Housing, utilities, groceries, transport, and basic leisure compared against average local earnings.
4. First-Time Buyer Accessibility
Deposit requirements, time needed to save, and mortgage affordability on average salaries.
Top 20 Most Affordable UK Cities to Buy Property in 2026
| Rank | City | Average Price | Avg Salary | Price to Earnings |
|---|---|---|---|---|
| 1 | Burnley | £110,000 | £26,300 | 4.2 |
| 2 | Blackpool | £135,000 | £28,500 | 4.7 |
| 3 | Middlesbrough | £140,000 | £28,700 | 4.9 |
| 4 | Hull | £145,000 | £30,200 | 4.8 |
| 5 | Stoke-on-Trent | £150,000 | £29,400 | 5.1 |
| 6 | Sunderland | £155,000 | £29,800 | 5.2 |
| 7 | Bradford | £165,000 | £31,200 | 5.3 |
| 8 | Preston | £175,000 | £32,400 | 5.4 |
| 9 | Glasgow | £180,000 | £32,700 | 5.5 |
| 10 | Dundee | £165,000 | £30,500 | 5.4 |
| 11 | Swansea | £195,000 | £32,100 | 6.1 |
| 12 | Wolverhampton | £195,000 | £31,800 | 6.1 |
| 13 | Liverpool | £190,000 | £33,400 | 5.7 |
| 14 | Derby | £205,000 | £33,600 | 6.1 |
| 15 | Newcastle | £210,000 | £34,400 | 6.1 |
| 16 | Sheffield | £215,000 | £34,600 | 6.2 |
| 17 | Nottingham | £220,000 | £33,900 | 6.5 |
| 18 | Leeds | £230,000 | £36,000 | 6.4 |
| 19 | Coventry | £235,000 | £34,100 | 6.9 |
| 20 | Birmingham | £240,000 | £35,800 | 6.7 |
The 10 Cheapest Cities to Buy a Home in the UK
1. Burnley
Average price £110,000
Burnley is the most affordable city in the UK for homebuyers. Property prices sit at just over four times local earnings, making ownership achievable even on modest incomes. Terraced houses regularly sell below £100,000, and deposits remain within reach for most first-time buyers.
Best suited for remote workers, first-time buyers prioritising ownership, and investors seeking high rental yields.
2. Blackpool
Average price £135,000
Blackpool offers some of the cheapest seaside property in the UK. Beachfront apartments are available at prices unheard of in southern coastal towns. While employment is largely seasonal, housing affordability is exceptional.
Ideal for retirees, remote workers, and holiday-let investors.
3. Middlesbrough
Average price £140,000
Middlesbrough provides strong affordability with large Victorian housing stock. Single earners on average salaries can realistically buy property here, although employment opportunities remain concentrated in the public sector.
Well suited to NHS workers, teachers, and first-time buyers.
4. Hull
Average price £145,000
Hull is one of the most underrated affordable cities in the UK. With a university, cultural investment legacy, and a growing renewable energy sector, Hull combines affordability with improving prospects.
A strong option for buyers seeking value without sacrificing city amenities.
5. Stoke-on-Trent
Average price £150,000
Stoke-on-Trent offers large family homes at prices rarely found elsewhere. Its central UK location and proximity to the Peak District add to its appeal, particularly for families.
Best for buyers prioritising space and affordability over nightlife.
6. Sunderland
Average price £155,000
Sunderland combines low house prices with coastal living and a major manufacturing employer in Nissan. Regeneration has improved both housing stock and amenities.
A practical choice for first-time buyers and renters alike.
7. Bradford
Average price £165,000
Bradford offers some of the best value housing near a major economic hub. With Leeds just 20 minutes away by train, many buyers choose Bradford for affordability while commuting.
Ideal for families and Leeds-based workers.
8. Preston
Average price £175,000
Preston stands out as the best balance city. It combines affordable property, strong transport links, a growing professional sector, and university-driven vibrancy.
One of the best overall choices for first-time buyers in 2026.
9. Glasgow
Average price £180,000
Glasgow is the most affordable large cultural city in the UK. Compared to Edinburgh, prices are dramatically lower while offering world-class culture and employment opportunities.
Best for students, young professionals, and creatives.
10. Dundee
Average price £165,000
Dundee has transformed through regeneration and a growing creative and gaming sector. Property prices remain low relative to quality of life.
A strong choice for students and digital professionals.
Top 10 Most Affordable UK Cities to Rent in 2026
| Rank | City | Avg 1-Bed Rent | Rent as % of Income |
|---|---|---|---|
| 1 | Sunderland | £450 | 18.1% |
| 2 | Hull | £475 | 18.9% |
| 3 | Stoke-on-Trent | £485 | 19.8% |
| 4 | Bradford | £500 | 19.2% |
| 5 | Burnley | £450 | 20.5% |
| 6 | Preston | £525 | 19.4% |
| 7 | Dundee | £540 | 21.2% |
| 8 | Blackpool | £500 | 21.1% |
| 9 | Wolverhampton | £575 | 21.7% |
| 10 | Derby | £595 | 21.2% |
Financial advisers recommend rent stays below 30 percent of income. All cities above comfortably meet this benchmark.
Best 5Cities for Renters
1. Sunderland
The cheapest city-centre rents in the UK. Ideal for students, young professionals, and anyone prioritising savings.
2. Hull
Affordable rents with waterfront apartments available at prices impossible in most UK cities.
3. Stoke-on-Trent
Low rents combined with central UK access and spacious housing.
4. Bradford
Rent cheaply while working in Leeds and saving hundreds each month.
5. Preston
The best all-round rental city, balancing affordability, employment, and transport access.
Most Affordable UK University Cities
Sunderland, Hull, Stoke-on-Trent, Bradford, and Preston offer the lowest student accommodation and living costs in 2026, making them the best value choices for students seeking minimal debt and better quality of life.
Final Takeaway
If affordability is your priority in 2026, the UK still offers real opportunities outside overheated markets like London, Bristol, and Cambridge.
- For buyers: Burnley, Hull, Preston, and Stoke-on-Trent provide genuine access to homeownership.
- For renters: Sunderland, Hull, and Bradford offer the lowest rent-to-income ratios.
- For students: Northern and Midlands cities deliver the best value with strong education options.
The key is aligning affordability with your career, lifestyle, and long-term goals. Choosing the right city can accelerate savings, reduce financial stress, and significantly improve quality of life.