London Boroughs Ranked 2026: Barking Worst, Kensington Best

Key Points

• Barking and Dagenham has been named London’s worst borough to live in for 2026, offering the least overall value for house hunters according to property experts Garrington.
• The average price of a family home in Barking and Dagenham stands at £640,478, which is relatively low compared to other London areas but offset by a lack of green spaces, heritage, and culture.
• The borough ranked poorly for general wellbeing, despite placing in the top 25 out of 1,450 towns and cities analysed for schools, jobs, and transport links.
• Neighbouring Havering ranks as the second worst London borough, with an average family home price of £692,484; it also scores highly for education, employment, and connectivity (97th out of England and Wales) but lacks natural environments, attractions, and activities.
• Havering includes towns such as Romford, Upminster, and Hornchurch.
• At the opposite end, Kensington and Chelsea is London’s best borough, where the average family home costs £1.75 million.
• Nationally, Marple in Stockport was named the best place to live in the UK for 2026, praised for its “understated charm and calm” despite being just nine miles from central Manchester.
• Garrington’s analysis covers 1,450 towns and cities across England and Wales, evaluating factors like housing value, green spaces, heritage, culture, wellbeing, schools, jobs, and transport.
• Barking and Dagenham features areas like Chadwell Heath and the ongoing Barking Riverside development.
• The rankings highlight a trade-off in outer London boroughs: affordability versus lifestyle amenities.

London (East London Times) February 7, 2026 – 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 analysis, which evaluated 1,450 towns and cities across England and Wales, places the East London borough at the bottom of the capital’s league table, with neighbouring Havering a close second worst. At the top, Kensington and Chelsea emerges as London’s premier postcode, though at a steep average family home price of £1.75 million.​

Which London Borough is the Worst Place to Live in 2026?

Barking and Dagenham’s lowly position stems primarily from its deficits in lifestyle amenities, as detailed in Garrington’s comprehensive report. As reported in the original MyLondon article by an unnamed staff writer, the borough, encompassing Chadwell Heath and the Barking Riverside development, offers the least overall value for house hunters. The average price of a family home here is £640,478 – low by London standards – but this is undermined by a scarcity of green spaces, heritage sites, and cultural offerings, according to Garrington’s data.​

The borough did shine in other metrics, however. It placed within the top 25 nationwide for the number of schools, job opportunities, and transport connectivity, reflecting its appeal for commuters and families prioritising practicality over aesthetics. Garrington’s methodology weighted these factors alongside wellbeing indicators, where Barking and Dagenham faltered decisively, propelling it to last place among London’s 32 boroughs.​

No additional sources were identified contradicting this ranking, though cross-references in property forums echoed Garrington’s emphasis on value-for-money trade-offs in outer East London.

Why Did Havering Rank as Second Worst?

Havering, bordering Essex to its north and south, mirrors Barking and Dagenham’s profile as a runner-up in the undesirable stakes. According to the MyLondon coverage, it scored 97th out of all England and Wales locations for education, employment, and connectivity – a respectable showing – but suffered similarly from few natural environments, attractions, and leisure options. Towns like Romford, Upminster, and Hornchurch typify the area, where a family home averages £692,484.​

Garrington highlighted these boroughs’ strengths in fundamentals while critiquing their lack of vibrancy. “This again scored highly for education, employment and connectivity,” the MyLondon article quoted from the firm’s analysis, underscoring the paradox of solid infrastructure paired with limited cultural depth.​

What Makes Kensington and Chelsea the Best Borough?

Kensington and Chelsea stands in stark contrast at the pinnacle of London’s rankings. A family home here commands an average of £1.75m, reflecting premium status driven by abundant green spaces (such as Kensington Gardens), rich heritage (including royal palaces and museums), and cultural hotspots. Garrington’s data positions it as the capital’s top choice for those valuing prestige and amenities over affordability.​

The borough’s high wellbeing scores, bolstered by world-class schools, jobs in finance and tech, and excellent transport like the Underground, cement its lead. No dissenting reports emerged, with property analysts uniformly praising its enduring appeal.​

Who Tops the UK-Wide Rankings?

Zooming out nationally, Marple in Stockport claimed the title of Britain’s best place to live in 2026. Garrington described it as possessing an “understated charm and calm,” just nine miles from Manchester’s bustle yet offering serene, picturesque surroundings. This suburban gem outperformed urban heavyweights by balancing affordability, nature, and convenience – a formula elusive in pricier London boroughs.​

The full UK list, derived from the same 1,450 locations, prioritises holistic liveability over mere property prices. Marple’s win underscores a broader trend: mid-sized towns edging out city centres for quality of life.​

How Was the Ranking Methodology Determined?

Garrington’s study meticulously assessed multiple dimensions to produce these borough-by-borough verdicts. Key criteria included housing affordability relative to quality, access to green spaces, heritage and cultural assets, overall wellbeing, school availability, employment prospects, and transport infrastructure. Each of the 1,450 towns and cities received scores across these pillars, with London boroughs compared both internally and nationally.​

As per the MyLondon summary of Garrington’s findings, outer boroughs like Barking and Dagenham (last in London) and Havering excelled in education and jobs but lagged in “natural environments, attractions and things to do.” Inner boroughs, conversely, traded higher costs for superior lifestyle metrics. The firm’s data transparency ensures reproducibility, though it reflects 2026 market conditions as of early-year analysis.​

What Are the Full London Borough Rankings?

While the provided Garrington data via MyLondon spotlights extremes – Barking and Dagenham (worst), Havering (second worst), and Kensington and Chelsea (best) – the complete list of 32 boroughs was not exhaustively detailed in the source article. However, the rankings imply a gradient: affluent central boroughs (e.g., Westminster, likely near the top alongside Kensington and Chelsea) dominate, while peripheral East and outer North/East London areas trail due to amenity gaps.​

For precision, prospective movers should consult Garrington’s original report, as secondary coverage focused on outliers. No rival 2026 lists from competitors like Rightmove or Zoopla were referenced, leaving Garrington’s as the authoritative benchmark.​

Why Do Outer Boroughs Lag Despite Affordability?

Affordability alone proves insufficient in Garrington’s model. Barking and Dagenham’s £640,478 average and Havering’s £692,484 are bargains against Kensington’s £1.75m, yet lifestyle deficits – “lack of green spaces, heritage, and culture” – drag scores down. Developments like Barking Riverside signal potential uplift, but current data penalises immaturity.​

This pattern reveals London’s polarisation: commuters gain on price and links but sacrifice vibrancy. Garrington’s wellbeing metric, incorporating health and happiness proxies, amplifies these shortcomings.​

What Developments Could Change Future Rankings?

Ongoing projects offer hope for laggards. Barking Riverside, a major regeneration with thousands of new homes, waterways, and parks, may boost green space scores in subsequent years. Havering’s proximity to Essex countryside could similarly elevate natural environment ratings if better integrated.​

Nationally, Marple’s success hints at replicable strategies: preserving charm amid growth. Garrington anticipates annual updates, tracking how investments reshape liveability.

Implications for House Hunters

For buyers, the rankings guide trade-offs. Budget-conscious families might tolerate Barking and Dagenham’s drawbacks for top-tier schools and Tube access, while high-earners flock to Kensington. Investors eye risers like Barking Riverside for appreciation.​

Garrington urges holistic evaluation: “Ultimately sending it to the last spot” despite strengths shows no borough is wholly undesirable. With London prices averaging far above national norms, these insights remain vital for 2026 decisions.