Key Points
- Garrington Property Finders released the 2026 edition of its ‘Best Places to Live’ guide, ranking 1,447 towns, cities, and villages across England and Wales as “prime locations”.
- Greater affordability and other drivers propelled dozens of prime locations into top spots in the highly competitive national ranking, as stated in Garrington’s report.
- Barking and Dagenham named London’s worst borough to live in for 2026, due to poor performance in green spaces, heritage, culture, and wellbeing, despite strong schools, jobs, and transport; average family home price £640,478.
- Neighbouring Havering ranked second worst London borough, with average family home price £692,484, high scores in education, employment, and connectivity (97th nationally) but lacking natural environments and attractions; includes Romford, Upminster, Hornchurch.
- Kensington and Chelsea topped as London’s best borough, with average family home price £1.75 million, excelling in green spaces (e.g., Kensington Gardens), heritage (royal palaces, museums), culture, wellbeing, schools, jobs, and transport.
- Nationally, Marple in Greater Manchester topped the England and Wales rankings for its understated charm, community spirit, independent shops, cinema, canal towpaths, wooded valleys, and Peak District proximity; average family home £517,119, up 7.6% yearly.
- Garrington’s methodology assessed housing value, green spaces/natural beauty, heritage/culture, wellbeing, schools, jobs, employment, connectivity/transport, using data from ONS, Land Registry, Ofsted, etc., across 18 categories for locations with 5,000+ population.
- Prime locations dominated top 10 in England/Wales (clean sweep) and 4/10 in Scotland; examples include Rawdon (2nd, West Yorkshire), St Albans (3rd, Hertfordshire), Bramhall (4th, Greater Manchester), Bowdon (6th).
- In Wales, Penarth ranked top prime location (113th overall), with Art Deco pavilion, pebble beach, Severn Estuary views; family home £436,219, down 4.4%.
- In Scotland, Milngavie (East Dunbartonshire) topped prime rankings, start of West Highland Way, near Glasgow; Bearsden, Bishopbriggs also strong.
- East London boroughs like Newham named fourth worst in Greater London per Garrington study.
- Partial London borough rankings from London Echo: 1. Kensington & Chelsea, 2. City of Westminster, 3. Sutton, 4. Camden, 5. Haringey, 6. Hackney, 7. Richmond upon Thames, 8. City of London, 9. Merton, 10. Wandsworth, 11. Ealing, 12. Islington, 13. Waltham Forest, 14. Croydon, 15. Hammersmith & Fulham (incomplete list).
- Outer East London boroughs lag due to amenity gaps despite affordability; ongoing developments like Barking Riverside may improve future scores.
- Garrington emphasises report ranks best places only; no “worst” inherently, all included locations score highly in at least one criterion.
East London (East London Times) February 11, 2026 – Garrington Property Finders has unveiled its 2026 ‘Best Places to Live’ guide, spotlighting East London boroughs in a stark divide between affordability champions like Barking and Dagenham and premium enclaves, amid a national surge in value-driven prime locations across England and Wales.
- Key Points
- Which London Borough is the Worst Place to Live in 2026?
- Why Did Havering and Other East London Boroughs Rank Poorly?
- What Makes Kensington and Chelsea the Best Borough?
- Which East London Boroughs Performed Best?
- Who Tops the UK-Wide Rankings Beyond London?
- How Was Garrington’s Ranking Methodology Determined?
- What Are the Full London Borough Rankings?
- Why Do Outer East London Boroughs Lag Despite Affordability?
- What Developments Could Improve East London Rankings?
- Implications for East London House Hunters?
The data-led analysis ranks 1,447 locations, revealing how factors like recalibrated house prices post-2025 create opportunities in prime postcodes. As Garrington notes in its report,
“the data-led analysis that underpins our Best Places to Live 2026 report has identified a number of drivers, including greater affordability, that have propelled dozens of prime locations into the top spots of our highly competitive national ranking.”
While Marple in Greater Manchester clinches the UK crown, East London’s boroughs paint a polarised picture, with outer areas trading lifestyle perks for practical strengths.
Which London Borough is the Worst Place to Live in 2026?
Barking and Dagenham emerges as London’s least desirable borough per Garrington’s 2026 rankings. As reported by staff writers of East London Times, drawing from Garrington’s data via MyLondon,
“Property experts at Garrington have ranked Barking and Dagenham as the worst London borough to live in for 2026, citing its poor performance in green spaces, heritage, culture, and general wellbeing despite affordable housing and strong schools, jobs, and transport links.”
The borough, encompassing Chadwell Heath and Barking Riverside development, offers family homes at an average £640,478 – a relative bargain in London – yet scores lowly on lifestyle metrics. It excels nationally, placing top 25 out of 1,450 for schools, jobs, and transport, appealing to practical commuters.
Garrington’s weighting penalises wellbeing shortfalls, landing it last among 32 boroughs.
Why Did Havering and Other East London Boroughs Rank Poorly?
Havering, an East London neighbour bordering Essex, slots second worst. According to the same East London Times coverage, it ranks 97th nationally for education, employment, and connectivity, with family homes averaging £692,484 in towns like Romford, Upminster, and Hornchurch.
Yet, it mirrors Barking’s woes: scant green spaces, heritage, culture, and activities. Garrington’s analysis, as quoted in MyLondon, states,
“This again scored highly for education, employment and connectivity,”
highlighting the affordability-amenities paradox.
Newham fares as fourth worst in Greater London, per Yahoo UK News reporting on Garrington’s study, underscoring outer East London’s challenges.
What Makes Kensington and Chelsea the Best Borough?
Kensington and Chelsea crowns London’s top borough. Garrington positions it as premier for prestige seekers, with £1.75 million average family homes buoyed by Kensington Gardens, royal palaces, museums, top schools, finance/tech jobs, and Underground links.
High wellbeing scores seal its lead. No sources contradict this, with analysts praising its timeless allure.
Which East London Boroughs Performed Best?
East London lacks top-tier boroughs, but partial lists offer clues. As per London Echo’s rundown of Garrington data, Hackney (6th overall London) and Waltham Forest (13th), both East London, outshine outer peers like Barking, thanks to cultural vibrancy and improving connectivity.
Hackney’s creative scene and Waltham Forest’s green edges contribute, though central boroughs dominate.
Richmond upon Thames (7th), bordering East via South, excels with Kew Gardens heritage.
Who Tops the UK-Wide Rankings Beyond London?
Marple in Stockport leads England and Wales. Garrington describes it:
“Despite being just nine miles and around 25 minutes from central Manchester, Marple has an understated charm and calm… nestled at the foot of the Peak District.”
Family homes at £517,119 (up 7.6%) offer value (27th nationally). Greater Manchester claims three top-10 spots: Bramhall (4th, prices up 10.8%), Bowdon (6th).
St Albans (3rd, £895,411) tops southern England; Penarth leads Wales.
How Was Garrington’s Ranking Methodology Determined?
Garrington evaluated 1,447 England/Wales locations (5,000+ population) across 18 categories: open space proximity, National Parks, listed homes, air quality, crime, Ofsted Outstanding schools percentage, value for money, etc.
Data from ONS, Land Registry, Historic England, DEFRA, etc., ensure objectivity. As Garrington clarifies, “Our report is NOT a league table of the ‘best and worst places to live’… being included… is to be applauded.”
Prime areas swept top spots due to 2025 price corrections, e.g., prime central London down 2.4% overall.
What Are the Full London Borough Rankings?
Complete lists remain elusive in coverage, but London Echo provides a partial: Kensington & Chelsea (1st), Westminster (2nd), Sutton (3rd), Camden (4th), Haringey (5th), Hackney (6th), Richmond (7th), City of London (8th), Merton (9th), Wandsworth (10th), Ealing (11th), Islington (12th), Waltham Forest (13th), Croydon (14th), Hammersmith & Fulham (15th).
East London Times notes affluent centres lead, peripherals trail; Garrington’s tool allows full comparisons.
Why Do Outer East London Boroughs Lag Despite Affordability?
Affordability (£640k-£692k vs £1.75m) fails alone. Garrington penalises Barking/Havering for “lack of green spaces, heritage, and culture,” per MyLondon via East London Times.
Practical perks shine, but wellbeing drags. Polarisation shows: commuters win on price/transport, lose vibrancy.
What Developments Could Improve East London Rankings?
Barking Riverside’s regeneration – new homes, parks, waterways – signals uplift. Havering’s Essex countryside ties may boost nature scores.
Garrington anticipates annual shifts from investments, as in rising Marple.
Implications for East London House Hunters?
Rankings guide trade-offs: Barking suits budget families valuing schools/Tube; Kensington demands wealth for prestige. Investors eye risers like Waltham Forest.
Garrington advises holistic views: “Ultimately sending it to the last spot despite strengths,” per analysis.
As 2026 unfolds, with national prices up modestly (England 1.4%, Wales 1.5%), East London’s value persists amid prime opportunities.
