Over 860,000 people left London in 2023 to live elsewhere in the UK, while only 730,000 moved in. That net loss of more than 130,000 residents isn’t a blip — it’s part of a pattern I’ve been watching closely for years. Across England, every major city saw more people move out than move in during the latest reporting period, and the numbers are too large to ignore.
What I keep coming back to is that this isn’t simply about people wanting more garden space — though that’s part of it. The cost of living in cities has pushed household budgets to a breaking point. London is now the fourth most expensive city globally, and when you stack that against stagnant wage growth, the maths stops working for a lot of families. The towns absorbing these movers — places like Birkenhead, Wigan, and Northampton — offer something cities increasingly can’t: a realistic path to homeownership without sacrificing access to jobs and transport. Here’s what you actually need to know.
What’s driving the shift from city centres to suburban towns
The core reason is straightforward: housing costs have outpaced income growth for over a decade. Disposable incomes increased by only 2.4 per cent nationally across the last decade, while rents and mortgage payments in cities climbed far faster. When you’re spending half your take-home pay on rent, the appeal of a £1,147 monthly mortgage in Northampton — versus a £4,391 mortgage in Westminster — becomes obvious.
But it’s not just about money. The research shows people are also moving for better access to transport, healthcare, shops, jobs, and green spaces. Cities that once offered all of that are now struggling to deliver on the basics. What I’d do if I were looking at this data: I’d pay close attention to towns within commuting distance of major employment hubs. Birkenhead sits across the water from Liverpool, Wigan is a short train ride from Manchester, and Northampton has direct rail links to London. You get the lower house price without losing the job market.
Why this matters for anyone thinking about their next move
The scale of this shift has real consequences. Birmingham saw over 79,500 residents leave in the latest period — that’s roughly the population of a small city walking out the door. When that many people leave, it affects local services, school funding, and the housing market itself. Over 2.1 million Brits move across the country each year, and the destinations they choose are reshaping which areas thrive and which struggle.
Consider the scenario of a first-time buyer earning £35,000. In London, they’d struggle to get a mortgage for anything habitable. In Wigan, the average house price of £187,000 means monthly payments around £841 — manageable on that salary. That’s not a marginal difference; it’s the difference between owning and renting indefinitely. And it’s not just young buyers. Over a third of expats who left the UK altogether cited the rising cost of living as their reason, which tells you how far the affordability problem reaches.
What I notice is that this trend isn’t uniform. Some cities are losing residents faster than others, and the reasons vary. Luton’s net migration dropped by 39% — the worst in the country — with average house prices above £280,000 and mortgage payments hitting £1,260. That’s a city priced out of its own appeal. Meanwhile, Birkenhead’s net migration jumped 27% because it offers proximity to Liverpool at a fraction of the cost. The pattern is clear: people aren’t fleeing cities entirely; they’re fleeing expensive cities for affordable ones nearby.
Where people go wrong when planning a move out of the city
I’ve seen the same mistakes come up again and again when people decide to leave urban centres. The data helps explain why these errors happen and what you can do to avoid them.
Assuming all towns are equally affordable
Not all towns offer the same value. Luton’s average house price is over £280,000 — higher than the national average — yet it’s the least popular destination for movers, with net migration at nearly -7,000. The mistake is assuming that leaving the city automatically means lower costs. You need to check local averages, mortgage rates, and council tax bands before you commit. Location still determines value, even outside city limits.
Overlooking commuting costs and time
A cheaper house in a distant town can be a false economy if your commute eats up £300 a month in train fares and two hours a day. Northampton’s average house price is £255,130 with mortgage payments of £1,147 — but the train to London Euston takes about an hour and costs around £40 return. That adds up. The fix is to calculate your total monthly housing + transport cost before you move, not after.
Ignoring local employment trends
Portsmouth saw over 18,000 people leave and net migration of -5,500, despite being a coastal city that was popular during the pandemic. The issue is that local job growth hasn’t kept pace with housing costs. If you move to a town without checking whether your industry has a presence there, you risk being stuck with a long commute or a pay cut. Understanding local market conditions before you relocate can save you from a costly mistake.
Forgetting to factor in council tax and utilities
Council tax varies significantly between areas. A band D property in one town might cost £1,500 a year; in another, it could be £2,500. When you’re already stretching your budget for a mortgage, an extra £1,000 in annual council tax can be the difference between comfortable and stretched. Check the local authority’s rates before you make an offer.
| Location | Net Migration | Avg House Price | Avg Monthly Mortgage |
|---|---|---|---|
| Birkenhead | +27% | £210,338 | £945 |
| Wigan | +26% | £187,000 | £841 |
| Northampton | +25% | £255,130 | £1,147 |
| Luton | -39% | £280,000 | £1,260 |
| Portsmouth | -5,500 | — | £1,125 |
| Birmingham | -79,500 | — | — |
What I’d do differently if I were planning this move: I’d spend a weekend in the town I’m considering — not just visiting estate agents, but actually living the commute, checking the local shops, and talking to residents. The data tells you where people are moving, but it doesn’t tell you whether you’ll be happy there.
How to make a smart move from city to suburb
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The research points to a clear playbook for anyone considering leaving a city centre. Here’s how to approach it step by step.
Compare total housing costs across your shortlist
Don’t just look at the asking price. Calculate the full monthly cost: mortgage or rent, council tax, utilities, home insurance, and service charges if you’re buying a leasehold property. In Blackpool, the average monthly mortgage is £586 — the lowest in the country. In Westminster, it’s £4,391. The difference isn’t just about house size; it’s about whether you can afford to live comfortably. Use a mortgage calculator and check local council tax bands on the government website before you view any property.
Check the commute before you commit
Wigan to Manchester is about 30 minutes by train. Northampton to London is about an hour. But those journeys cost money and time. A season ticket from Northampton to London is over £5,000 a year. If your new job is in the city you left, factor that into your budget. If you’re remote or hybrid, check whether the town has reliable broadband. A Wi-Fi water leak detector is a small investment that protects your home while you’re away commuting, but the bigger point is to test your internet speed before you move.
Research local schools and healthcare access
One of the top reasons people move to towns is better access to services. Check Ofsted ratings for local schools and read NHS reviews for nearby GP surgeries. If you have children or plan to, school catchment areas can affect property values significantly. A house in a good catchment area often holds its value better than one without.
Look at future infrastructure plans
Towns that are gaining population now may see further investment in transport, shops, and housing. Birkenhead’s 27% net migration increase suggests it’s on an upward trajectory. Luton’s 39% decline suggests the opposite. Check your local council’s development plan to see what’s coming — new train stations, road improvements, or housing developments can change a town’s character and property values quickly. Future housing trends can give you a sense of where an area is headed.
Consider the legal side of buying in a new area
If you’re buying a property in a town you don’t know well, local property laws, planning restrictions, and leasehold terms can trip you up. A property lawyer can review contracts, check for easements, and flag any issues with the title before you exchange. It’s a small cost compared to the risk of buying a property with legal problems.
Frequently asked questions about moving from cities to suburbs
Are people still moving to coastal areas like Cornwall? ▾
Which UK city gained the most residents recently? ▾
Is London still popular despite people leaving? ▾
What’s the cheapest place to buy a home in the UK right now? ▾
Why are people leaving Birmingham in such large numbers? ▾
Should I use a lawyer when buying a property in a new area? ▾
The shift from city centres to suburban towns isn’t a temporary trend — it’s a structural change driven by affordability, lifestyle preferences, and the lasting impact of remote work. If you’re thinking about making the move, start with the numbers: compare total housing costs, check the commute, and research the local services that matter to you. The data shows that towns like Birkenhead, Wigan, and Northampton are absorbing the people who leave cities, and they’re doing it because they offer something cities increasingly can’t — a home you can actually afford. If this was useful, you might also want to read Property Renovation ROI: Where Should UK Homeowners Focus Their Efforts?
Sources and Further Reading
Is Investing in London Property Still Worth It? — A closer look at whether the capital still makes financial sense for buyers and investors.
How to Buy Abandoned Properties in the UK and Restore Them for Profit — A practical guide for those looking to find value in overlooked properties.
Where Are Brits Moving? The Most Popular Locations for Self Storage in 2026. Stora, 2026.
Where are UK residents moving to? Are more UK residents escaping the cities?. Chiltern Relocation, 2025.
Cities Outlook 2026. Centre for Cities, 2026.
