Where to Buy a Doer-Upper in London in 2025

With a lower up-front cost and endless potential for dreaming up a space that suits you, buying a doer-upper appeals to both the head and the heart. While the capital’s property prices often make headlines for all the wrong reasons, there are still plenty of pockets of promise for savvy buyers. 

From Croydon’s renaissance to Walthamstow’s village vibes, this guide to London’s cheapest areas to buy shows you where to look beyond the usual suspects. Whether you’re hunting for a Victorian gem in need of TLC or a family home that’s much more than a shoebox, with the right renovation team, properties in these areas are goldmines of opportunity. 

Most affordable regions 

Gone are the days when you can do work to your home and expect to see its market value skyrocket, but there are still plenty of opportunities in London for turning dated houses into dream family homes – and if their price increases, that’s a win.

Some of East and South-East London’s boroughs offer the most bang for your buck, in up and coming areas where you can have the best of both worlds: the luxury of space and all the conveniences of the capital.

In West London, the Elizabeth Line has transformed once-overlooked areas into easily accessible spots that offer both plenty of green space and speedy commutes.

East London’s rising stars

Waltham Forest

Average 2024 house price: £470,000

Walthamstow is fast becoming one of London’s most sought-after areas thanks to its distinctive village-like atmosphere and end-of-the Victoria line location. Distinctive red-brick Victorian properties on the Warner Estate are particularly popular for their renovation potential: with a little dust and the right team you could see an average uplift of £8,700 a year. According to Zoopla, 64% of Waltham Forest properties increased in value in 2024 – the highest in London and eighth highest nationwide.

From a neighbourhood point of view, E17 boasts Europe’s longest street market, craft breweries, independent cinemas and a serious amount of food choices – the ‘Stow is the birthplace of the cult-followed Yard Sale Pizza. For young families, the primary schools are well thought of and Lloyd Park offers so much room for activities. 

Barking and Dagenham 

Average 2024 house price: £345,000

Barking and Dagenham has long been London’s most affordable borough and it’s shedding its industrial reputation faster than you can say ‘renovation’ – ongoing regeneration and the new Elizabeth line connection are a big win for the area. The most opportunities for buyers come from ex-council properties, and according to Zoopla over 50% of homes increased in value in 2024. 

It’s not the greenest borough on the surface but there are plenty of neighbouring parks and gardens that are easy to get to (even a National Trust property) and schools are on the up.

Newham 

Average 2024 house price: £401,000

With the legacy of Olympic facilities, Crossrail connectivity and increased gentrification, Newham’s popularity is on the up. From a revamp perspective, there’s a mix of period properties on the market at reasonable rates given its Zone 2 and 3 location. What’s more interesting for potential buyers is that 41% of homes increased in value in 2024.

Newham also offers a great lifestyle: the Olympic Park’s Timber Lodge Café has become a community hub while the Aquatics Centre offers world-class swimming facilities to locals. Education is strong – Brampton Manor Academy regularly sends students to Oxbridge. With spots like East Village’s street food markets and the Roof East rooftop bar, locals are spoilt for choice when it comes to weekends.

South London’s sweet spots

Sutton 

Average 2024 house price: £385,000

South London offers some of the best value for buyers, with Sutton leading the pack. If you’re looking for a period property to put your stamp on, this area is prime: a big plus point for renovators is how many Victorian terraced houses are on the market. Many haven’t been updated in decades, but have huge dream home potential. 

Located in zone 5, Sutton is just a half an hour train ride to Victoria and London Bridge, but with an abundance of green space (like Sutton Common) it feels more rural than urban. The area boasts excellent schools, a big win for families, while its bustling high street has a community feel thanks to independent shops and cafes.

Croydon

Average 2024 house price: £420,000

Accessible and affordable, Croydon is an exciting spot for those wanting to get onto the property ladder. The area is already making a name for itself as London’s next tech hub, which is attracting lots of young professionals, while news of a £1.4bn Westfield development suggests major regeneration.

With its Zone 4 and 5 location, properties here offer remarkable value considering you can be in central London within 20 minutes – South Croydon and Addiscombe are particular treasure troves of period properties waiting for their glow ups. 

Lewisham

Average 2024 house price: £455,000

The combination of Victorian and Edwardian properties ready and waiting to be fixed up, plus excellent transport links, a growing food scene and community feel is making Lewisham an appealing place to buy in London. With 50% of properties in Lewisham increasing in value in 2024, the potential of the area is huge. Brockley has seen a particular boom with young buyers ‘discovering’ the area in recent years, but prices are still significantly lower than in other Zone 2 and 3 areas.

The newly refreshed Ladywell Fields plus the Horniman Museum and Gardens are havens for young families, while Goldsmith’s University brings a creative energy to the area. The high street is full of charm and character, dotted with independent shops, cafes, bars and restaurants.

Bexley

Average 2024 house price: £390,000

Bexley manages to pull off that rare trick of feeling distinctly un-London while being firmly within the capital’s bounds (it’s in Zone 6, so a commute into the city on the train takes about 45 minutes). There’s a range of doer-uppers to set sights on, with properties ranging from Victorian terraces to 1930s semis – a big plus point is that homes tend to have big gardens in comparison to more central spots. Bexley is another borough where house prices are slowly rising, with 50% of properties increasing in value in 2024.

Stroll through Bexley Village on a Sunday morning and you’ll find families feeding ducks by the historic mill pond, friends chatting over coffee and dog walkers heading towards the sprawling Danson Park. The area strikes a good balance between suburban comfort and urban convenience, making it particularly appealing for families looking to put down roots without breaking the bank.

North London opportunities

Enfield 

Average 2024 house price: £425,000

With average house prices offering excellent value for North London, good transport links and investment into regeneration, plus easy access to parks, Enfield is a great choice for buyers who are after a village feel without hopping off the tube line. With a family-friendly atmosphere, extensive green space and plenty of big period properties ready for updating, Enfield is a golden goose.

Haringey

Average 2024 house price: £565,000

Don’t be deterred by the over half a million average price, Haringey is a borough with many faces. While it’s home to affluent areas like Highgate and Muswill Hill, there are affordable and up and coming pockets, including Tottenham and Bruce Grove (with average prices of £450,000 and £485,000 respectively). 

There’s much more to Tottenham than Spurs (although the stadium is a definite draw if you’re a fan): Victoria line access and Tottenham Hale’s creative quarter, complete with everything from microbreweries to artist studios enhance the neighbourhood’s appeal. Victorian terraced houses and ex council flats in need of some love offer savvy buyers great renovating potential.

Bruce Grove has a more villagey feel, with tree-lined streets showcasing some of Haringey’s finest Victorian and Warner properties – many still featuring original details like stained glass and ornate cornicing. Transport is a major plus with direct trains to Liverpool Street taking just 20 minutes. 

West London’s hidden gems

Hounslow 

Average 2024 house price: £430,000

Often overlooked, Hounslow offers great value for West London. With investment in the area, a regenerated high street and the addition of the Elizabeth line in Hounslow West, now’s the time to invest here. The housing stock is a mix of 1930s semis, Victorian terraces and period conversions, many of which have been untouched for decades but have good bones – i.e. ripe for renovating.

Hillingdon 

Average 2024 house price: £430,000

This corner of west London is having quite the moment. The Elizabeth Line has transformed Hayes & Uxbridge Road station from commuter pit-stop to prime property hotspot, with the journey to Bond Street now a breezy 25 minutes.

Housing stock here is a treasure trove of potential. Streets of solid 1930s semis offer the kind of space you’d need a lottery win for in Zone 2 – think bay windows, potential for side returns, and huge gardens. Ex-local authority properties around Hayes Town are also available and offer particularly good value.

Unlock your property’s potential with The Page

When you find your dream doer-upper, understanding whether or not your end goal is realistic logistically and from a budget perspective is essential. But unless you’ve renovated a home before, it’s hard to have even a ballpark idea of costs – this is where getting a pre-purchase renovation quote can be a game changer. For a set fee of £300, one of our Pagers can give you an accurate estimate on your plans before any contracts change hands, so you can feel confident in your investment, and make sure the property really can tick all your boxes.