Redbourn, Hertfordshire, has been crowned the best place to live in England and Wales by Garrington Property Finders, the largest independent buying agency in the UK. 

The annual report, which ranks 1,447 cities, towns and large villages of 5,000-plus residents, uses five key criteria to determine its rankings: natural beauty, wellbeing, heritage, schools and jobs – plus value for money.

Located five miles from St Albans and 30 miles north-west of London, Redbourn scores particularly highly for its natural environment, and the quality and value of its housing (the average price sits at £767,501). 

The postcard village is known for its pop-up farm, picnic site and Chequers Inn pub, where Hollywood actor Matt Damon famously dropped in for a pint in 2016 and left a £280 tip. 

Second place goes to the Surrey spa town of Epsom, with an average property price of £790,983.

Generally, locations with a higher average property price perform better on Garrington’s report. Third place, however, bucks the trend: bronze is awarded to Whitburn, Tyne and Wear, where the average price for a family home is more than half that of Epsom at £328,699, and two-bed cottages go for as little as £150,000.

The second cheapest location in the 1,447-strong ranking is Shildon, County Durham, which ranks within the top 25 per cent (340th) despite having an average property price of just £124,760.

In contrast, the City of London ranks 427th – despite being the third most expensive place overall based on its average property price of £1,744,894. In fact, the top ten most expensive places are all in London, but only three appear in the top 100 places to live: Camden (89th), Hackney (94th) and Kensington and Chelsea (99th).

Here, we take a closer look at the top 21 places to live - with an analysis of amenities, schools and transport links, plus an interactive tool revealing how your hometown fares in the list of all 1,447 spots.

21. BRADFORD-ON-AVON, WILTSHIRE

This achingly quaint market town is brimming with heritage and scenic charm.

In Bradford-on-Avon, streets are flanked by Georgian architecture, tranquil waterways and beautiful green spaces.

Cross the ancient Town Bridge and you’ll reach a hill peppered with former weavers’ cottages and 19th-century cloth mills lining the banks of the River Avon.

The town offers plenty in the way of shopping, cafes and restaurants thanks to The Shambles, a cobbled lane of historic buildings. Other popular pastimes include canal walks, wandering the street markets and gigs at the 300-seater Wiltshire Music Centre.

Ranking 21st in Garrington’s best places to live report, it scores most highly for natural environment, coming 37th, and wellbeing, coming 159th.

In Bradford-on-Avon, streets are flanked by Georgian architecture, tranquil waterways and beautiful green spaces. Pictured is the ancient Town Bridge

Average price of a family home: £592,054

Transport links: Direct trains to Bath Spa, Trowbridge and Westbury run from Bradford on Avon station taking 17, 13 and six minutes respectively. The A363 connects Bath in 20 minutes or, in the opposite direction, the A36 for Salisbury.

Schools: Churchfields, the Village School (primary, for ages four to 11) and St Laurence School (secondary, 11 to 18) are both rated ‘good’ by Ofsted.

On the market: This four-bedroomed Grade II listed property is bursting with characterful features, from panelled walls and flagstone floors to inglenook fireplaces and ceiling beams. The 17th-century house, in the town centre, is set over three floors with two bathrooms, a study and a garage. It’s for sale with no onward chain for offers in excess of £775,000.

This Grade II listed property in Bradford-on-Avon is bursting with characterful features, from panelled walls and flagstone floors to inglenook fireplaces and ceiling beams

20. TADWORTH, SURREY

For people who want the best of all worlds, look no further than Tadworth. Halfway between London and the south coast, the large suburban village sits on top of the rolling countryside of Surrey Hills while being just within the M25 with direct train links to London.

Location aside, Tadworth has lots to offer. There is Tadworth Park, a leisure centre and plenty of charming pubs such as The Inn on the Green serving an excellent Sunday roast.

Nearby walking trails include Tadworth’s iconic Boxhill, a beauty spot on the North Downs which features in Jane Austen’s novel Emma.

The report also recognises Tadworth most for its natural environment, coming 14th. It also performs well in the house price quality and value category, coming 58th.

Tadworth village sits on top of the rolling countryside of Surrey Hills while being just within the M25 with direct train links to London

Average price of a family home: £753,088

Transport links: Trains to London Bridge take just over 50 minutes. The M25 provides access to the capital and to the M23 which connects to the A23 heading south to the coast, with Brighton reached in 50 minutes.

Schools: Tadworth Primary School is a ‘good’-rated primary (four to 11) and Glyn School (11 to 18) is an ‘outstanding’ secondary.

On the market: This three-bedroomed, two-bathroom mews sits in a gated development on Tadworth Park. The modern property has a charming conservatory, central communal garden, car barn and visitor parking. For sale for £575,000.

This gated development in Tadworth Park has a central communal garden, car barn and visitor parking

19. MELTHAM, WEST YORKSHIRE

Rich in industrial history, particularly textiles, Meltham is known for its beautiful countryside views, located within the South Pennines of West Yorkshire.

The town is perfect for families, offering excellent schools and ample green spaces including Robert Ashton Memorial Park and Folly Dolly Falls.

It’s no surprise, then, that it scores highest for heritage and culture, ranking 208th, and comes 19th overall.

For things to do, Meltham Sports and Community Centre is home to several sports clubs and Meltham Pleasure Grounds is a scenic woodland walking trail on the edge of town.

Huddersfield, five miles away, is home to Kingsgate Shopping Centre, children’s play centres and a cinema.

Rich in industrial history, particularly textiles, Meltham is known for its beautiful countryside views, located within the South Pennines

Average price of a family home: £387,318

Transport links: Meltham is well-connected by road and rail, with easy access to the A635 towards Manchester and the M62 for Leeds. Local bus services operate to Huddersfield town which has a 40-minute direct train journey to Manchester or 20 minutes to Leeds.

Schools: Castle Hill School is an ‘outstanding’-rated school for children of all ages with additional needs as is Spring Grove Junior Infant and Nursery School (three to 11) and Holmfirth High School (11 to 16).

On the market: This three-bedroomed end of terrace with far-reaching views has an attractive enclosed garden to the rear. It sits moments from the town centre and is within walking distance of schools and amenities. For sale for £150,000.

This three-bedroomed end of terrace in Meltham with far-reaching views has an attractive enclosed garden to the rear

18. LONG ASHTON, SOMERSET

Known for its green areas, woods and open spaces, Long Ashton has a country feel despite being just four miles from Bristol.

It’s ideal for commuters, thanks to the A370 connecting the city in just ten minutes by car or in 40 minutes via regular bus services.

The Somerset town hosts several fairs, music festivals and seasonal events including the West Country Games, where groups compete in a series of themed games.

Golf enthusiasts can tee off at Long Ashton Golf Club and families will enjoy the outdoor playground at Touchwood Play. While Ashton Court Estate offers beautiful gardens and hiking trails with panoramic views of Bristol.

In the report, which puts it in 18th position overall, the town’s highest score falls under heritage and culture, ranking 33rd.

Long Ashton has a country feel despite being just four miles from Bristol. Ashton Court Estate offers beautiful gardens and hiking trails with panoramic views of the city

Average price of a family home: £626,521

Transport links: The town connects via the A370 to Bristol which has regular trains to Exeter or London Paddington in an hour and a half and to Cardiff in 50 minutes.

Schools: Birdwell Primary School (three to 11) is rated ‘good’ by Ofsted, as is St Katherine’s School (11 to 18) in nearby Bristol.

On the market: This modern three-bedroomed semi-detached house has two allocated parking spaces and a landscaped rear garden with elevated southerly views. It’s less than a ten-minute walk to local schools and amenities and is for sale for £475,000.

This modern semi-detached house in Long Ashton offers two allocated parking spaces and a landscaped rear garden

17. TUNBRIDGE WELLS, KENT

Some 23 years after the discovery of a spring in 1606, Tunbridge Wells received its first royal visitor, the wife of King Charles I, Queen Henrietta Maria.

With this royal seal of approval, it quickly became the most fashionable spa town less than an hour from London - being more convenient than Bath or Buxton.

The area is surrounded by some of the finest castles and stately homes in Kent as well as beautiful gardens and countryside.

From annual music and foodie festivals to theatre, drama and family events, it has a busy annual events calendar as well as playgrounds, cycling trails, a boating lake, bowling, cinemas and more.

Throw in The Pantiles, a Georgian colonnade now home to independent boutiques, and you have a popular London commuter town for those looking for a mix of old landmarks and new town facilities.

In the ranking, its highest scores are for natural environment (third) followed by house price quality and value (264th).

The Pantiles is a Georgian colonnade home to independent boutiques in Tunbridge Wells

Average price of a family home: £716,094

Transport links: London and Hastings are an hour-and-a-half away via the A21 or 50 minutes away via direct train services from Tunbridge Wells station.

Schools: Some great secondary options include The Judd School and Tonbridge Grammar School (11 to 18), both rated ‘outstanding’ by Ofsted. Broadwater Lane (four to 11) is a ‘good’ primary school in the area.

On the market: A smart semi-detached home, this property has two bedrooms each with an ensuite bathroom, a downstairs toilet, mature garden and private driveway with space for three vehicles. Set at the end of a private lane, it is minutes from the high street and is for sale with no chain for £675,000.

A smart semi-detached home, this Tunbridge Wells property is set at the end of a private lane

16. WHITNASH, WARWICKSHIRE

Just 25 minutes from Coventry, Whitnash is a gem of a town that dates back to before the Romans with plenty of historic buildings.

Despite sitting in the shadow of its popular neighbour Warwick, it is an ideal choice for families thanks to excellent primary schools, green spaces and affordable properties.

Prices here dipped by 1.8 per cent last year making it good value for the West Midlands where average prices rose by 4.2 per cent, according to Garrington.

It’s no wonder its strongest category in the report is house price quality and value, where it ranks 13th, which boosts it into 16th place overall.

The immediate area offers several cafes, the 17th-century Plough and Harrow pub, a golf course and an outdoor children’s play area.

A mile away, Leamington and Spa is home to Royal Priors Shopping Centre, Leamington Spa Art Gallery and Museum, a leisure centre, cinema and several spa hotels.

Whitnash is a gem of a town that dates back to before the Romans with plenty of historic buildings

Average price of a family home: £536,692

Transport links: The nearest station is Leamington Spa, a 30-minute walk or 15-minute bus ride away. Direct services reach Birmingham New Street in 35 minutes or London Marylebone in one hour, 20 minutes. Local roads connect Warwick within ten minutes while Coventry is a 25-minute drive via the A46.

Schools: ‘Outstanding’ schools in the area are Briar Hill Infant School (four to seven), Clinton Primary School (four to 11) and Sydenham Primary School (four to 11). Campion School (11 to 18) is a ‘good’ secondary academy in Leamington Spa.

On the market: This four-bedroomed Victorian terrace has a modern refitted kitchen, driveway parking and a good-sized, south-facing garden. It’s close to local amenities and is for sale for £345,000.

This four-bedroomed Victorian terrace in Whitnash has a good-sized, south-facing garden

15. CORSHAM, WILTSHIRE

From starring in the BBC TV series Poldark to exotic peacocks and acres of whimsical countryside, Garrington ranks Corsham in Wiltshire as the 15th best place to live in England and Wales.

Its highest performing area is natural environment, for which it ranks 52nd.

It also offers plenty of good schools, a sports centre, library, arts centre and cricket club as well as a pretty high street speckled with shops, cafes and pubs.

When it comes to heritage and culture, the picture-perfect town has its roots in the wool trade and the quarrying of beautiful cream-coloured stone used for properties in nearby Bath.

Corsham also has links to Isambard Kingdom Brunel, who designed the Great Western Railway and London Paddington Station, and showcases this and more at its Heritage Centre.

The picture-perfect town of Corsham has a pretty high street speckled with shops, cafes and pubs

Average price of a family home: £531,431

Transport links: Corsham connects to Bath via the A4 in around 35 minutes and Bristol via the M4 in one hour, 15 minutes. Chippenham Station, five miles away, has direct trains to London Paddington in just over an hour.

Schools: Corsham offers a range of well-regarded schools including Corsham Primary School (four to 11) and The Corsham School (11 to 18), both rated ‘good’ by Ofsted.

On the market: This detached house has three bedrooms, an upstairs family bathroom and gardens to the front and rear. Ready-to-move-into, it’s a ten-minute walk from Corsham’s primary and secondary schools and local amenities. For sale for £190,000.

This £190,000 home is a ten-minute walk from Corsham’s primary and secondary schools

14. GATLEY, GREATER MANCHESTER

Conveniently located between Stockport and Manchester Airport, Gatley is a wonderfully sleepy but well-connected suburb on the fringes of Manchester.

With a history in button-making and textiles, the area is now a hub for sports and the great outdoors from Bruntwood Park to Baxter Park Tennis Club and the Manchester Padel Club.

In the report, Gatley ranks 14th with its best-performing categories being house price quality and value (19th) and schools, employment and connectivity (35th).

Gatley is a wonderfully sleepy but well-connected suburb on the fringes of Manchester

Average price of a family home: £518,395

Transport links: Rail services from Gatley station connect Manchester in 15 minutes, Manchester Airport in seven and Wilmslow in 20. The town has easy access to the A34 which runs south to Birmingham in 90 minutes. Regular buses link with neighbouring Cheadle.

Schools: There is an ‘outstanding’ primary school, Gatley Primary School (four to 11), and secondary academy, Cheadle Hulme High School (11 to 18), in the area.

On the market: This four-bedroomed, two-bathroom semi-detached house is situated on a cul-de-sac close to Gatley’s amenities. It has a utility room, an enclosed garage and a driveway and is on the market with no chain for £375,000.

This four-bedroomed, two-bathroom semi-detached house is situated on a cul-de-sac close to Gatley’s amenities

13. GODALMING, SURREY

This idyllic Surrey town has earned the nickname ‘Celebrity Central’ on account of its appeal to the rich and famous.

Along with nearby Virginia Water and Oxshott, it forms a triangle of countryside thick with decadent properties. Cheryl Cole, Peter Andre, Chris Evans and Kate O’Mara have been among residents.

Godalming’s leafy lanes, grand mansions and long sweeping driveways offer privacy aplenty as well as space to land a helicopter, swimming pools and tennis courts.

Just 30 miles from London, the market town is set on the River Wey, where cattle graze on the waterside meadows and Cala boats rest up against the wharf.

It has sports facilities and several National Trust properties such as Winkworth Arboretum.

Coming 13th overall, Godalming’s best-performing areas were house price quality and value (32nd) and heritage and culture (34th).

Just 30 miles from London, the market town of Godalming is set on the River Wey, where cattle graze on the waterside meadows

Average price of a family home: £833,583

Transport links: Godalming is well-connected by road and rail. The A3 connects it to Portsmouth and London in an hour. There are direct trains to both places in around the same time.

Schools: Loseley Fields Primary School is a ‘good’ primary (four to 11) in Godalming as is Rodborough School (11 to 16). Godalming College is an ‘outstanding’ sixth form (16 to 18).

On the market: This semi-detached period home has three bedrooms, a sitting room with sash bay windows and working fireplace, a traditional kitchen with separate utility area and a walled south-facing garden. Situated near central Godalming, there is a prized no-through road near to riverside walks. On the market for £525,000.

This semi-detached period home boasts sash bay windows and a walled south-facing garden

12. WORCESTER PARK, SURREY

A suburban town on the edge of south London, Worcester Park has a lot to offer buyers looking to be close to the capital, which is 30 minutes away by train – or you can cycle there in just an hour.

The A3 also makes it easy to get out into the countryside, or to Heathrow and Gatwick airports.

Worcester Park’s high street has all the essentials including Waitrose, Starbucks and Nando’s, plus independent bars and cafes.

There are also welcoming parks, an appealing mix of properties and top-notch schools.

The latter is its highest-performing category, ranking 56th out of a total 1,447 for schools, employment and connectivity. It is 12th overall.

Worcester Park’s high street has all the essentials including Waitrose, Starbucks and Nando’s, plus independent bars and cafes

Average price of a family home: £810,773

Transport links: London can be reached in 30 minutes and Epsom in ten minutes via trains from Worcester Park station. The coast is an hour’s drive away via the A24 to Worthing or the M23 followed by the A23 to Brighton.

Schools: Dorchester Primary School (four to 11) is a ‘good’ primary in Worcester Park and The Kingston Academy (11 to 19) is an ‘outstanding’ secondary in nearby Kingston upon Thames.

On the market: This modern terrace has two bedrooms, a modern fitted kitchen, a spacious upstairs bathroom, a 50ft garden and on-road permit parking. For sale with no chain for £500,000.

This modern Worcester Park terrace has two bedrooms, a 50ft garden and on-road permit parking

11. RAWDON, WEST YORKSHIRE

In 11th place is the West Yorkshire village of Rawdon, home to some 5,680 residents.

Natural environment (47th) and heritage and culture (60th) are its strongest categories in the report thanks to its beauty spots and historic sites.

Among them is Rawdon Billing, a grassy hill with panoramic views of the area, and Rawdon Hall, a historic house dating back to the 17th century.

Perched on the River Aire - and the A65 - it is conveniently located between Leeds and Bradford.

In 11th place is the West Yorkshire village of Rawdon, thanks to its beauty spots and historic sites. Pictured is Rawdon Billing, a grassy hill with panoramic views of the area

Average price of a family home: £498,580

Transport links: Apperley Bridge has the closest train station, two miles away, with 15-minute services to Leeds and Bradford. Both cities are less than a 20-minute drive away.

Schools: Rawdon Littlemoor Primary School (four to 11) is a ‘good’ local primary school. ‘Outstanding’ schools in the nearby area include Bramhope Primary School (four to 11) in Leeds and Carlton Bolling (11 to 16) secondary academy in Bradford.

On the market: This mid-terrace stone house is well-presented throughout with two bedrooms, one bathroom and a private front garden. For sale with no chain for £200,000.

This mid-terrace stone house, well-presented throughout, is for sale in Rawdon with no chain for £200,000

10. ASHTEAD, SURREY

This pretty village, just 20 miles from London Waterloo, is often overlooked for more famous Surrey locations.

But it proves stiff competition in the ranking, coming tenth overall with its top scores in schools, employment and connectivity (16th) and house price quality and value (98th).

Ashtead has a great recreation ground, The Woodfield, which has a children’s playground, skate park, football pitch, tennis courts and provides a pleasant walk to the train station.

There are also art programmes at the local Art-K Ashtead studios with options for adults and children. Nearby, the Mole Gap Trail meanders its way through the countryside passing small villages, pubs and the large wine estate Denbies.

There are also several ‘outstanding’ Ofsted-ranked schools in the area.

The pretty village of Ashtead, just 20 miles from London Waterloo, is often overlooked for more famous Surrey locations

Average price of a family home: £859,562

Transport links: Ashtead offers direct train services to Leatherhead in five minutes and London Waterloo in under 45 minutes. The A3 provides access to the capital in the same time. The A24 connects to coastal Worthing within an hour via the scenic Surrey Hills.

Schools: Ashtead is home to the ‘outstanding’ Barnett Wood Infant School (five to seven) and independent Little Downsend Ashtead (two to six). Hinchley Wood School (11 to 18), in nearby Hinchley Wood, is an ‘outstanding’ secondary.

On the market: This detached four-bedroomed house has a bright and airy kitchen-diner, two bathrooms and two reception rooms – one with French doors opening on to a large garden. Situated opposite a resident-only green, it is within walking distance of St Andrews Senior School, rated outstanding in all areas by Ofsted in 2024. It’s on the market for £820,000.

This bright and airy house in Ashtead has two reception rooms – one with French doors opening on to a large garden

9. CHIGWELL, ESSEX

In ninth place, Chigwell is an attractive choice for those seeking a family-friendly environment with access to excellent schools, parks and central London.

Gaining the most marks for house price quality and value (66th) and natural environment (82nd), the town holds its own when it comes to value for money.

Falling within London’s commuter belt, it benefits from good transport links with a Central Line tube station stopping at Bank and Tottenham Court Road.

One of the quaintest corners is Chigwell Village where you’ll find plenty of period properties, shops, restaurants and green spaces.

Chigwell is an attractive choice for those seeking a family-friendly environment with access to excellent schools, parks and central London

Average price of a family home: £836,520

Transport links: Chigwell is on London’s underground network with the closest tube station a ten-minute walk away. The nearby M11 connects Cambridge in around an hour.

Schools: Chigwell Primary Academy (four to 11) and Woodbridge High School (11 to 18), in neighbouring Woodford Green, are rated ‘outstanding’ by Ofsted.

On the market: This impressive semi-detached house sits beyond a private driveway and provides four bedrooms, two reception rooms and two bathrooms arranged over three floors. It is on the market for £900,000. 

This impressive semi-detached house offers four bedrooms, two reception rooms and two bathrooms arranged over three floors in Chigwell 

8. EWELL, SURREY

Surrey is hardly short of gorgeous villages - but you won’t find many better located than Ewell.

Central London is little more than ten miles away, reached by two railway lines in less than 45 minutes, and for the Surrey Hills, it’s an eight-mile drive.

But this is no drab commuter town. Ewell high street is speckled with independent cafes, good restaurants and fashion boutiques such as The Style Closet and Bluebells, selling designer children’s clothes.

A Sainsbury’s Local and a Co-op are there for your weekly shop, along with a bakery.

There’s a museum, a theatre and a library all set among a duck pond, a lake and lots of green spaces.

Hogsmill River, a tributary of the Thames, serves as a backdrop winding its way through the village.

For a fun day trip, Chessington World of Adventures theme park is a 15-minute drive away.

In eighth place, Ewell scores highly for schools, employment and connectivity (12th) and natural environment (187th).

Ewell high street is speckled with independent cafes, good restaurants and fashion boutiques

Average price of a family home: £821,408

Transport links: Ewell West station provides direct trains to Guilford and London Waterloo both taking 35 minutes. East Ewell station connects London Bridge in 40 minutes. The A240 connects the town to the M25.

Schools: Several ‘outstanding’ schools are found in Epsom and Ewell including Danetree Primary School (two to 11) and Glyn School (11 to 18).

On the market: This chic terrace house sits in a quiet cul-de-sac close to primary and secondary schools. It has two bedrooms, two bathrooms and a private rear garden. For sale for £525,000.

This chic terrace house sits in a quiet cul-de-sac close to Ewell's primary and secondary schools

7. MERLEY, DORSET

There is lots bringing the community together in the Dorset town of Merley located a few miles north of Poole and Bournemouth.

The Allendale Community Centre, near Merley Court, is a cornerstone of local life with a busy line-up of events from live shows and dances to film screenings and seasonal fairs.

Plenty more activities can be accessed at Merley Community Centre including social groups, Pilates, line dancing and even ukulele clubs.

Ranking outside of the top 20 last year, the area is now the seventh best place to live largely thanks to its pleasing natural environment (73rd) as well as good schools, employment and connectivity (109th).

Delph Woods provides scenic countryside trails and there are several golf clubs and sports centres nearby.

For a day at the beach, it’s a 15-minute drive to Poole or 30 minutes to Bournemouth.

The Dorset town of Merley is located a few miles north of Poole (pictured) and Bournemouth

Average price of a family home: £617,035

Transport links: The nearest station is Branksome, around four miles away, with direct services to Southampton in 50 minutes and London Waterloo in two hours 20 minutes.

Schools: Merley is within reach of many ‘outstanding’ schools. Among these are Manorside Academy (three to 11) primary school and Parkstone Grammar School (11 to 18) in Poole and Glenmoor Academy (11 to 16) secondary school in Bournemouth. Locally is the ‘outstanding’ Down In The Woods preschool (two to five) and the ‘good’ Merley First School (five to nine).

On the market: This three-bedroomed cottage has a newly remodelled kitchen and breakfast room, a spacious lounge with log burner, attractive gardens and beautiful farmland views to the rear. For sale for offers in excess of £550,000.

This cottage in Merley boasts attractive gardens and beautiful farmland views to the rear

6. ALNWICK, NORTHUMBERLAND

From bookshops to broomsticks, Alnwick is famed for its starring role in the Harry Potter movies with Alnwick Castle featuring as Hogwarts School of Witchcraft and Wizardry.

But this cobbled Northumberland market town has a magic of its own.

There is one of the world’s largest treehouse restaurants, where you can dine in the twinkling treetops, the spectacular Alnwick Garden home to 4,000 different plants, Bailiffgate Museum and Gallery showcasing 10,000 years of history and a hearty farmers market on the last Friday of the month.

That’s not to mention a wide range of shops, cafes and restaurants.

Despite having so much to offer, the town earns its highest score for house price quality and value (fourth) followed by natural environment (16th).

It is one of several locations identified by Garrington’s analysts for bucking their regional trend to perform strongly in the value for money category.

‘These include sixth-placed Alnwick, a cobbled market town with a stunning castle that starred as Hogwarts in the Harry Potter films where a typical family home costs £327,246,’ they said.

Alnwick is famed for its starring role in the Harry Potter movies with Alnwick Castle featuring as Hogwarts School of Witchcraft and Wizardry

Average price of a family home: £327,246

Transport links: The nearest station is Alnmouth, four miles away, with direct services to Edinburgh in an hour and 15 minutes, Leeds in two hours and London King’s Cross in three hours and 40 minutes. The A1 connects northbound to Berwick-upon-Tween and southbound to Newcastle in 40 minutes.

Schools: ‘Good’ schools in the area include Shilbottle Primary School (four to 11) and St Paul’s Catholic Primary School (two to 11).

On the market: This gorgeous semi-detached stone cottage has two bedrooms, an open-plan living room, a light-flooded modern kitchen with solid wood countertops and a beautiful garden. For sale for £355,000.

This gorgeous semi-detached stone cottage in Alnwick has a light-flooded modern kitchen with solid wood countertops

5. ST ALBANS, HERTFORDSHIRE

Homeowners in St Albans have seen their homes jump in value by nearly £300,000 on average in the past 20 years, the biggest growth in house prices outside the capital.

This increase of nearly double the national average, £160,000, makes the small Roman city the best place to have owned a property outside London in two decades.

Investments aside, the city also consistently ranks within Garrington’s top ten best places to live, bursting with great restaurants, indie shops, pretty terraced houses and a good dose of community spirit.

It has a cathedral, several private health centres, two leisure centres, pilates clubs, food, craft and antique markets and a strong selection of pubs.

The Alban Arena is a one-stop shop for music and comedy nights while The Roman Open Air Theatre Festival puts on local and touring shows throughout summer.

This year, St Albans has dropped from second to seventh place scoring well for natural environment (25th) and schools, employment and connectivity (79th).

Despite property growth, it remains a good place for house price quality and value, ranking 51st in this category.

Homeowners in St Albans have seen their homes jump in value by nearly £300,000 on average in the past 20 years. Pictured is St Albans Cathedral

Average price of a family home: £974,657

Transport links: St Albans has fast train links to London St Pancras (27 minutes) and Luton (15 minutes). The A1 connects Cambridge in an hour while the A5183 links Luton Airport in under 30 minutes.

Schools: Plenty of top-performing options: Cunningham Hill Infant School (five to seven) and Junior School (seven to 11) were rated ‘outstanding’ by Ofsted in 2024. Beaumont School (11 to 18) is an ‘outstanding’ secondary academy.

On the market: This three-bedroomed detached house is positioned on a highly sought-after road near the local overground station and well-regarded schools. Around 2,000 sq ft in size, it has a study, private back garden and garage via its own driveway for £775,000.

This three-bedroomed house in St Albans is positioned on a highly sought-after road near the local overground station

4. MARPLE, GREATER MANCHESTER

In the foothills of the Peak District, Marple in Greater Manchester has access to beautiful forests and lakes bearing plenty of opportunities for hiking, cycling and water sports.

The village has some of the most beautiful architecture in Cheshire. Many Georgian and Victorian buildings have been converted into shops and restaurants.

There is a lively arts scene thanks to theatres, galleries, museums and community events held throughout the year such as festivals and concerts.

Popular among families, there are good schools, a theatre group, cricket club and farmer’s market.

In the ranking, it performs best for natural environment (114th) and heritage and culture (159th).

Marple village has some of the most beautiful architecture in Cheshire. Pictured is the Peak Forest canal

Average price of a family home: £496,289

Transport links: Trains to Manchester take 22 minutes while Sheffield is reached in an hour. The M60 connects to Manchester in 30 minutes or the M60 on to Liverpool, taking one hour.

Schools: ‘Good’ local schools include All Saints Church of England Primary School Marple (four to 11), and Audenshaw School (11 to 16), a secondary academy.

On the market: This charming mid-terrace is tucked in a quiet location, with sweeping farmland views, a scenic walk from Macclesfield Canal and Lyme Park. It has two bedrooms, an open plan kitchen and sun room and a conservatory leading on to the back garden. For sale for £290,000.

This charming mid-terrace is tucked in a quiet location in Marple, with sweeping farmland views

3. WHITBURN, TYNE AND WEAR

Taking the bronze, this seaside village in Tyne and Wear is the perfect base for those who enjoy being by the sea but don’t want to sacrifice the perks of the countryside.

Its beaches comprise long stretches of sand with the occasional pub or restaurant nearby.

Whitburn has been redeveloped in recent years, welcoming new properties and schools which blend tastefully with its period properties dating back as far as the 17th century.

It is well-connected thanks to Seaburn and East Boldon metro stations and is just five miles from Sunderland, offering a large shopping centre, museum and more.

In the ranking, it performs best for schools, employment and connectivity (72nd) and heritage and culture (78th).

Whitburn is the perfect base for those who enjoy being by the sea but don’t want to sacrifice the perks of the countryside

Average price of a family home: £328,699

Transport links: East Boldon station, around two miles away, has a Nexus Metro train service to Newcastle City Centre in just over 20 minutes.

Schools: The area provides several well-regarded primary schools: Marsden Primary School (three to 11) and Whitburn Village Primary School (three to 11). St Wilfrid’s RC College, in nearby South Shields, is an ‘outstanding’ secondary academy according to a 2024 Ofsted report.

On the market: This modest end of terrace has two double bedrooms, two spacious reception rooms and one bathroom. In need of modernising, it is ready for a new buyer to put their stamp on and is £149,950.

This modest end of terrace in Whitburn is ready for a new buyer to put their stamp on

2. EPSOM, SURREY

The Surrey spa town of Epsom, home to the world-famous Derby horse races owned by The Jockey Club, has been a consistent performer in previous editions of Garrington’s annual ranking.

In this year’s ranking, it gains one place moving from third to second thanks to a number of highly rated schools and high-paying jobs in the area, according to the property finders.

And it comes seventh in the schools, employment and connectivity category.

Other draws to the town are its vibrant high street with independent shops and eateries, train links to London and more green spaces than you can shake a dog’s lead at.

There is also a large choice of homes on the market and excellent local schools.

The Surrey spa town of Epsom has a vibrant high street with independent shops and eateries

Average price of a family home: £790,983

Transport links: Trains to London Victoria, London Bridge and London Waterloo take around 40 minutes while Guildford is reached in 30 minutes. Central London is a 45-minute drive away via the A3. The M23 heads south to the coast connecting to the A23 for Brighton, reached in around an hour.

Schools: Danetree Primary School (two to 11) was rated ‘outstanding’ by Ofsted in 2024 as was Glyn School (11 to 18) secondary academy in 2023. Both are in Epsom and Ewell.

On the market: Positioned on the edge of Epsom Downs, this bright and airy semi-detached house has two bedrooms, a contemporary kitchen and a living room with bi-fold doors on to a south-facing courtyard garden. Benefits from a private driveway. On the market for £550,000.

Positioned on the edge of Epsom Downs, this bright and airy semi-detached house has a living room with bi-fold doors on to a south-facing courtyard garden

1. REDBOURN, HERTFORDSHIRE

Drumroll, please… the best place to live in England and Wales is the picture-postcard village of Redbourn in Hertfordshire.

Less than 30 miles from central London, the town has an attractive yet well-connected rural location surrounded by open fields, wooded areas and gentle rolling hills.

The town, population 5,453, traces its history back to Roman times and hosted one of the first cricket matches ever played on its common in 1666.

A typical family home in the village costs well above the English national average, but prices have dipped by 8.2 per cent in the past year, bucking the national trend.

All this and more helped the town secure 11th place in the ranking’s natural beauty category, 45th in heritage and culture and 15th in house price quality and value.

The best place to live in England and Wales is the picture-postcard village of Redbourn in Hertfordshire

Average price of a family home: £767,501

Transport links: The nearest train station is Harpenden, just over three miles away, with direct trains reaching Luton within ten minutes, London St Pancras in 45 minutes and Brighton in just under two hours.

Schools: The local area has a strong selection of ‘outstanding’ rated schools including Brockswood Primary School in Woodhall Farm, and Roundwood Park School (11 to 18) and Sir John Lawes School (11 to 18), both secondary academies in Harpenden.

On the market: This delightful Grade II listed house has three double bedrooms, off-road parking, a 500sq-ft commercial premises, a utility room and garage with annexe potential. On the market for £775,000.

This delightful Grade II listed house in Redbourn has three double bedrooms, off-road parking, a 500sq-ft commercial premises, a utility room and garage with annexe potential