The ‘trendy’ suburb Londoners are flocking to — while it’s still affordable

London rents have never been cheap, so when city-dwellers discover a relatively affordable spot, they head there in their droves.

Unfortunately, this then tends to result in prices going up (just look at the likes of Hackney or Brixton) so it pays to spot up-and-coming areas before everybody else.

To give you a steer, new data has revealed the London neighbourhoods where rents have increased the most in the last 12 months, with one South London hub taking top spot.

Yes, it’s in Zone 4, and yes, it’s 10 miles from the city centre, but it remains endlessly ‘bustling’. And – at least for the moment – living there won’t break the bank.

Thornton Heath is arguably most famous for its proximity to the BRIT School, the performing arts and technology institution that has a list of alumni including Amy Winehouse, Adele, Rizzle Kicks, and RAYE.

And any grime music fan will know that it’s also the home of Stormzy, as he’s referenced the area multiple times in tracks including Wicked Stengman Part 4.

But, according to new data from Rightmove, Thornton Heath is quickly becoming steadily more expensive. Between 2024 and 2025, the area saw a 14% year-on-year increase in rental prices – the largest of any area in London.

Following behind was Harlesden in the borough of Brent, Greenford in Ealing, and Barnes in Richmond upon Thames, all at 12% respectively.

Meanwhile, Biggin Hill in Bromley, Bayswater in Westminster, and East Finchley in Barnet have each seen increases of 11%.

‘While new tenants are still paying more than they were at this time last year, the pace of growth continues to slow,’ Rightmove’s Colleen Babock said of the data.

‘However, though this is the big picture of market activity, agents on the ground still tell us that the market is very hot, and some areas have improved more than others when it comes to the supply and demand balance.

‘Our own data shows that the average rental property is still receiving 10 applications per property, which is lower than the peak, but still double the pre-pandemic norm.’

Things to do in Thornton Heath

When it comes to architecture, Thornton Heath is famous for its Victorian buildings – as seen in the St Paul’s Church and St Alban’s Anglican. There’s also the newer Clocktower, found on the junction between the high street and Parchmore Road.

The sense of local community is strong too, epitomised by the Thornton Heath Community Action Team, founded in 2014 to deliver local projects to improve the area. So far, they’ve established a gardening club, as well as the Thornton Heath Art Trail.

If you’re into board games, you’ll be gunning for a visit to The Ludoquist, a board game café bar offering a whopping 1,400 board games alongside craft beer and coffee produced by Volcano, an institution famous among South Londoners.

And if football’s your thing, a trip to Selhurst Park Stadium, the home of premier league club Crystal Palace, is essential. There’s also AFC Croydon Athletic, famously co-owned by two local legends: Stormzy and former Crystal Palace player Wilfried Zaha.

What locals are saying about Thornton Heath

As for the locals’ perspective on Thornton Heath, Redditor @EarlessAgeratum was born and raised in the area and has lived there for the past 29 years.

In their view, while Thornton Heath might have its own issues, you’d be ‘hard-pressed to find an affordable area of London that doesn’t have a reputation for crime.’

‘Croydon Council has also made efforts to invest in the area to make it more presentable, and you’re more likely to find discount shops and cheap takeaway places than independent coffee shops and trendy bars,’ they add, noting that ‘not much’ has changed about Thornton Heath in their lifetime.

‘It has its problems and definitely isn’t polished but it isn’t boring either. It’s multicultural and bustling.’

Meanwhile, @OpelFruitDaze made the decision to move to Thornton Heath four years ago as Dulwich was becoming increasingly expensive.

‘We wanted more space for the kids. We’re in a quiet residential street, have a garden and nice neighbours. [We] really can’t complain,’ they wrote in another Reddit thread.

‘Thornton Heath has a reputation but moving here was one of the best things we did.’

House prices in Thornton Heath

Characterised by bright green trams, Boxpark and a massive Ikea, in January 2024, Croydon was actually crowned the most affordable location for house hunters in London, with research from Zoopla indicating that you can get on the ladder for as little as £76,000 in a shared-ownership home.

And so, it’s little surprise that it’s looking like one to watch in the London property world – even if the rents are slowly becoming more expensive.

Data from Rightmove reveals that, over the last year, the average selling price for properties in Thornton Heath more specifically was £396,996 – considerably cheaper than the typical London house, which now rests at a whopping £686,817.

‘It’s shedding its old image as just a commuter hub, with tech start-ups and creative businesses breathing new life into the area,’ property expert Sue Iluc, founder of Courtyard Holiday Apartments and self-described ‘designer holiday let lady’ previously told Metro of the area.

‘On top of that, there are big plans to overhaul the town centre, making it more attractive to people looking for a mix of affordability and city access.’

And, according to Zoopla’s area guide, Thornton Heath offers ‘affordable living in a modern urban environment that still retains suburban charm, combined with great schools and impressive transport links to central London.’

So, while the rents might be going up, there’s still plenty to be optimistic about when it comes to the buyer’s market.

Transport links in Thornton Heath

Now, Thornton Heath might technically be in Zone 4 but it’s inundated with speedy links into central London.

There’s a direct train to London Bridge which takes 36 minutes, passing through the likes of Tulse Hill, North Dulwich, Peckham Rye and South Bermondsey.

Likewise, West Croydon is located on the Windrush Line Overground, which was recently renamed to honour the Windrush generation of immigrants, many of whom have settled in the area.

And in the world of buses, the 250 connects Croydon Town Centre and Brixton, while the 450 runs from Lower Sydenham to West Croydon.

This article was first published on January 30, 2025.

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