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London’s most family-friendly boroughs revealed by estate and lettings agency Portico

Em Morley - June 17, 2022

Research from London estate and lettings agency Portico has found the most family-friendly boroughs in the capital.

Portico analysed a large cross-section of Rightmove data from May 2022, taking into account the following metrics related to family-friendly living:

  • Average property prices
  • Number of 3-bedroom properties currently listed
  • Percentage of properties offering outdoor space
  • Percentage of properties featuring a garden
  • Percentage of properties with parking
  • Percentage of freehold properties
  • Distance to the nearest school
  • Crime incident rates

Formulating the overall score of each metric for each borough and ranking the results, Portico was able to determine the most (and least) family-friendly boroughs.

According to this data analysis, the following London boroughs make for the best family-friendly living in the capital:

1. Hillingdon

Plenty of green space, reputable schools, lots of freehold properties and homes with outdoor space, Hillingdon residents also enjoy a relatively low crime rate. With 246 three-bedroom properties available at an average price of £577,192, Hillingdon takes the top spot for family-friendly London living.

2. Kingston upon Thames

Featuring a wide selection of highly regarded ‘Ofsted’ schools, Kingston upon Thames’ average three-bedroom prices are a little higher at £774,833, but come with a high chance of gardens and freehold options. It is also London’s 2nd safest borough according to the latest crime figures released by the Metropolitan Police.

3. Richmond upon Thames

The most expensive borough in the top ten with an average three-bedroom price of £919,082. Nevertheless, Richmond upon Thames achieved third place overall, as it is the safest of all London boroughs and features many properties with gardens and outdoor space. There are also a good number of more affordable property options around the Hampton and Twickenham pockets.

4. Havering

Offering the most freehold options of any borough, Havering also has a low crime rate, a reasonable chance of finding property with outdoor space/gardens, and an affordable average three-bedroom price point of £523,146.

5. Harrow

With a relatively low crime rate and lots of opportunity to find a property with outdoor space/gardens, and parking, Harrow completes the top five for family-friendliness, with an average price of £632,310 for three-bedroom homes.

The boroughs of Redbridge, Bexley, Sutton, Barnet, and Waltham Forest close out the top ten list for family-friendly living as revealed by Portico’s data analysis. 

The report also breaks down the metrics individually, revealing the ranking of boroughs based on each for a comprehensive view of how each area fares.

According to this data analysis, the following are the top boroughs for each metric:

Metric CategoryTop Borough (Statistic)
Average 3-Bedroom Property PriceBarking & Dagenham (£430,533)
Number of 3-Bedroom Properties ListedWestminster (949)
% of Properties with Outdoor SpaceKingston upon Thames (69%)
% of Properties with a GardenKingston upon Thames (63%)
% of Properties with ParkingBexley (57%)
% of Freehold PropertiesHavering (88%)
Distance to the Nearest SchoolCamden (0.13 miles)
Crime Incident Rate (p/1000 people p/yr)Richmond upon Thames (55)

Portico’s full data analysis report outlines all 32 boroughs’ ranking for each metric, revealing both the highest and lowest for each category and each position in-between. This allows for a comprehensive overview of each borough, with a clear pattern determining not only the most family-friendly boroughs, but many that fall outside of the top ten but are still considerably family-friendly.

Boroughs such as Merton, Croydon, Ealing, Hounslow, Lewisham, Barking & Dagenham, Greenwich, Bromley, Wandsworth, Enfield, Brent and Southwark score consistently well in particular metrics, and narrowly missed the top ten ranks.  

Portico’s Regional Director, Sophie Durkin, says: “Many London boroughs have a lot to offer families, and this report demonstrates clearly which of the capital’s pockets represent the most ideal conditions for family-friendly living.

“Prioritising affordability is common for families living in London boroughs, but given that this report takes a deeper dive into a range of variables, we get a more comprehensive overview of how each borough fares for families.

“That is why some of the more affluent boroughs, such as Richmond upon Thames and Barnet, also made it into the top ten, based on other relevant family merits such as outdoor space, the prevalence of freehold options, and low crime statistics”