Around 9.5 million people in England already live in rural settlements, and the numbers are growing. Net internal migration has been steadily moving towards the countryside for years, and that trend accelerated noticeably after 2020. For anyone weighing up whether to leave a city for a village, market town, or remote coastal spot, the decision comes down to more than just scenery — it’s about housing costs, practical trade-offs, and what you’re willing to give up.
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This article is general information only and does not constitute professional advice. For your specific situation, consult a qualified professional.
Those headline figures only tell part of the story. Rural England isn’t one uniform place — the North is far more affordable than the South, regardless of whether you’re in a village or a town. And while life expectancy and wellbeing scores tend to be higher in the countryside, the housing stock is older, harder to heat, and more likely to fail the Decent Homes Standard. Here’s what you actually need to know.
Before getting into the numbers, it helps to understand what rural actually means in official data. The government defines it by settlement size and sparsity — a village of under 10,000 people in a sparse setting counts as rural, but so does a market town of 9,000 in a less sparse area.
What I tend to notice is that people assume moving to the countryside automatically means cheaper housing. That’s true in parts of the North and Midlands, but in the South West, the Lake District, or the Cotswolds, rural premiums can be steep. The data backs that up — area has a bigger impact on purchase affordability than rurality itself.
What a rural move actually costs — beyond the asking price
The purchase price is only the start. Rural properties are more likely to be detached or built before 1919, according to government data. That means older roofs, solid walls, single-glazed windows, and heating systems that cost more to run. A pre-1919 cottage might look charming, but its energy performance is often poor, and upgrading it can run into tens of thousands.
Then there’s the land itself. If you’re buying with acreage, you’ll need a survey that covers more than just the building — boundaries, drainage, access rights, and agricultural ties all add to legal fees. Conveyancing for a rural property with land can cost noticeably more than a standard urban terraced house. And if the property is listed or in a conservation area, any renovation work requires listed building consent, which takes time and specialist advice.
Stamp duty is the same as anywhere else, but the threshold quirks matter more when prices are higher in certain rural hotspots. Buy a property for £250,001 and the standard rates apply to the full amount — that single pound above the threshold can cost hundreds. For second homes, the 2.5% second home rate in rural areas means a £400,000 cottage attracts an extra £10,000 in stamp duty.
Mortgage lenders also take a more cautious view of older, non-standard construction properties. Thatch, cob, timber frame, or stone walls can mean a lower loan-to-value ratio or a higher interest rate. If you’re buying with a small deposit, it’s worth checking how lenders treat the property type before you fall in love with a house.
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| Cost factor | Typical urban home | Typical rural home |
|---|---|---|
| Property age | Often post-1945 | Often pre-1919 |
| Energy efficiency | Higher (modern build) | Lower (solid walls, single glazing) |
| Legal fees (basic) | £800–£1,500 | £1,200–£2,500 (with land) |
| Survey cost (basic) | £300–£600 | £500–£1,000 (includes land/boundaries) |
| Second home stamp duty surcharge | 0.8% (urban outside London) | 2.5% (rural average) |
If you’re moving from a city, you might also face a gap in services. Rural areas have fewer childcare providers, and GP appointments tend to have slightly longer wait times, though patients are more likely to get face-to-face consultations. That’s a trade-off worth weighing against the higher wellbeing scores rural residents report.
Common mistakes people make when moving to the countryside
Underestimating the age and condition of the housing stock
Rural homes are more likely to be pre-1919 and detached, which sounds picturesque but comes with real costs. Solid walls don’t have cavity insulation, single-glazed windows lose heat fast, and older roofs need more frequent replacement. A survey might reveal damp, timber decay, or inadequate drainage that isn’t visible on a viewing. What I’d do is budget at least 10% of the purchase price for immediate repairs and upgrades — and get a full building survey, not just a basic valuation.
Assuming rural always means cheaper
In the North of England, rural homes can be genuinely affordable. But in the South West, the Cotswolds, or the Home Counties, rural properties often cost more per square metre than their urban equivalents. The data is clear: area has a bigger impact on purchase affordability than rurality. A village in Cornwall can easily be more expensive than a town in Lancashire. Check local sold prices, not just national averages.
Ignoring the second home effect on local prices
In majority rural authorities, 2.5% of dwellings are second homes — more than three times the rate in urban areas outside London. In popular tourist spots, that figure can be much higher. Second home buyers often have larger budgets, which pushes up prices for local buyers. If you’re buying a primary residence in a high-second-home area, expect to compete with cash buyers and holiday let investors.
Overlooking the practicalities of rural life
Rural areas have fewer childcare providers, longer travel times to supermarkets and schools, and slower broadband in some places. The number of childminders has dropped in recent years, with a shift to non-domestic premises. And while rural residents report higher wellbeing on average, that doesn’t help if you’re stuck in a car for an hour each way to work. Test the commute, check broadband speeds, and visit in winter before you commit.
How to make a rural move work — the practical steps
Choosing the right location based on your priorities
Start with region, not rurality. The North offers better value regardless of settlement type, while the South West and South East command premiums. If affordability is your main driver, look at majority rural authorities in the North and Midlands. If you’re after community and wellbeing, the data shows rural residents volunteer more and report higher life satisfaction — but that’s averaged across all rural areas, not just the scenic ones. Narrow it down to a specific county and check local sold prices, school ratings, and broadband coverage.
Getting the right survey and legal checks
A standard homebuyer’s report won’t cut it for an older rural property. You need a full building survey (RICS Level 3) that covers structure, damp, timber, and drainage. If there’s land involved, the solicitor should check boundaries, access rights, public footpaths, and any agricultural or planning restrictions. A property lawyer can help with the conveyancing specifics, especially if the property is listed or in a conservation area. Budget for this upfront — it’s cheaper than discovering a problem after exchange.
Financing an older or non-standard property
Mortgage lenders are cautious with thatch, cob, timber frame, and stone construction. Some won’t lend at all, and others offer lower loan-to-value ratios. If you’re buying with a 10% deposit, you might only get 85% LTV on a non-standard build. It’s worth speaking to a mortgage broker who knows the rural market before you make an offer. They can tell you which lenders accept the property type and what interest rate to expect.
Planning for energy efficiency and future regulations
The government’s Future Homes Standard and upcoming EPC changes will affect older rural properties. By 2025, new tenancies require an EPC rating of C or above, and that requirement may extend to sales in future. If you’re buying a pre-1919 rural home with an EPC rating of F or G, you could face significant upgrade costs. Solid wall insulation, heat pumps, and solar panels are options, but they’re expensive and may require listed building consent. Factor this into your budget now, not later.
Frequently asked questions about moving from city to countryside
Are rural homes really more expensive to insure? ▾
How long does it take to sell a rural property compared to urban? ▾
What’s the deal with public footpaths and rural properties? ▾
Is broadband really that bad in the countryside? ▾
Can I get a mortgage on a thatched cottage? ▾
What’s the main reason rural moves fall through? ▾
The countryside is changing — and so should your planning
Rural England isn’t a static picture postcard. New housing is being built at nearly double the urban rate per person, and affordable housing makes up a quarter of that delivery. The population is ageing, with 27% of rural residents now over 65, and net migration from cities continues to push demand. If you’re planning a move, the window for finding a reasonably priced rural property in good condition may narrow as demand grows and the older stock requires more investment. The key is to go in with your eyes open — not just to the views, but to the full cost of making a rural home work for the long term.
Remember: this article is general information only. For advice on your specific situation, speak to a qualified professional.
If this was useful, you might also want to read Downsizing Dreams: Is This the Smartest Move for UK Homeowners?
Sources and Further Reading
The Impact of Interest Rates: Navigating the UK Mortgage Maze — Understand how mortgage rates affect rural property purchases, especially for older or non-standard homes.
Beyond Bricks and Mortar: Investing in UK Land for Long-Term Gains — If you’re buying rural land, this covers the legal and financial angles you need to know.
GOV.UK (2024). Key findings: Statistical Digest of Rural England. 🔗
Office for National Statistics (2021). Census 2021 rural population data. 🔗
