The number of homeowners leaving London fell to its lowest level since 2013, data shows.
And of the London residents who did move from London to live elsewhere, many did not go far.
Over half of London homeowners who bought a property this year moved within 50 miles of the capital, according to Hamptons – 54 per cent versus 47 per cent in 2024.
Meanwhile, 68 per cent who left London purchased a property in the south of England, with the Home Counties enjoying a notable resurgence.
Hotspots around the M25 such as Chigwell, Chatham and Caterham also rose in popularity among homeowners exiting London. All are more affordable options within easy reach of London.
Escaping: London residents are flocking to Chigwell in Essex, new data shows
A hefty 53 per cent of buyers in Chigwell, Essex, came from London, representing a 33 per cent increase year-on-year.
The number of buyers quitting London and moving to Chatham in Kent surged by 28 per cent annually – and make up half of all buyers.
Basildon and Thorpe Bay in Essex, Gillingham in Kent and Luton, Bedfordshire also proved a hit with London capital fleeing the capital and moving elsewhere this year, according to the analysis.
| Location | Region | % of London buyers in 2025 | Year-on-year change |
|---|---|---|---|
| Chigwell | East of England | 53% | 35% |
| Chatham | South East | 50% | 28% |
| Caterham | South East | 29% | 26% |
| Fryerns | East of England | 42% | 23% |
| Esher | South East | 27% | 17% |
| Gillingham | South East | 28% | 16% |
| Basildon | East of England | 40% | 16% |
| Thorpe Bay | East of England | 20% | 11% |
| Luton | East of England | 34% | 10% |
In 2025, 18.2 per cent of homes sold in the Home Counties were bought by a Londoner, the highest share since 2017.
The figure was up from 15.4 per cent last year and more than 7 percentage points higher than the pandemic low of 11.1 per cent in 2022.
Within the Home Counties, expensive locations like Esher in Surrey saw a spike in interest from London movers.
In total, Londoners purchased 57,600 homes outside of London this year, which is around 44 per cent fewer than the 2021 peak of 103,000 moves.
With London residents largely opting to stay relatively close to the capital, the pandemic-induced trend of snapping up a home further afield in locations like the Midland of north of England has ‘reversed’, Hamptons said.
Londoners purchased 5.6 per cent of homes in the rest of England and Wales this year, down from 5.7 per cent in 2024 and far below the 8.2 per cent recorded in 2022 at the height of the pandemic when buyers rushed for more space.
Quitting the capital: The number and share of homes outside the capital bought by a London resident
Too busy: London residents quitting the capital are flocking to locations like Chigwell
The average mover traded a London home for one 71.6 miles away, 10 miles less than last year and back to 2021 levels.
First-time buyers moved 52.3 miles on average, down from 54.8 miles in 2023 when mortgage rates peaked.
Despite a subdued London market, households with equity have been able to move as borrowing costs eased.
On average, first-time buyers spent £298,360 on their first home outside of London, £13,450 more than last year.
Meanwhile, movers spent £457,480 on their new home outside the capital, almost £98,000 more than in 2024, reflecting the boost to purchasing power from lower mortgage rates and the shift back towards more expensive locations close to the capital.
Investor and second-home purchases outside the capital by Londoners softened, slipping to a combined total of 26.5 per cent, from 28.8 per cent last year.
Hamptons said: ‘This reflects a more cautious stance toward tax and regulatory changes in general’.
How far? Most London residents stay reasonably close to the capital when moving elsewhere
Where are London residents steering clear of?
Certain locations further from the capital saw demand from London buyers fall in 2025.
Sittingbourne, near the Kent Coast, recorded the largest decline, with the share of homes bought by a London resident falling to 8 per cent, down from 21 per cent in 2024.
Billericay, Leighton Buzzard and Gravesend also slipped, while further afield, Portsmouth, Leeds, and Derby posted smaller falls, reinforcing the shift away from long-distance lifestyle moves toward locations closer to the capital.
| Area | Region | % homes bought by a Londoner 2025 | Year-on-year change |
|---|---|---|---|
| Sittingbourne | South East | 8% | -13% |
| Billericay | East of England | 12% | -10% |
| Leighton Buzzard | East of England | 5% | -9% |
| Gravesend | South East | 22% | -9% |
| Southend | East of England | 20% | -8% |
| Portsmouth | South East | 2% | -6% |
| Walton Vale | North West | 36% | -6% |
| Leeds | Yorkshire & the Humber | 36% | -6% |
| Derby | East Midlands | 2% | -5% |
| Bletchley | South East | 6% | -5% |
Aneisha Beveridge, head of research at Hamptons, said: ‘London leavers are moving back into familiar territory.
‘While the pandemic pushed buyers deep into the countryside, this year’s moves have concentrated around the M25.
‘Falling mortgage rates have eased the pressure to chase affordability hundreds of miles away, and the return to office-based working has made proximity matter again.
‘It’s a pragmatic shift – people still want more space and are keen to future-proof, but they’re balancing that with connectivity and value.’
She added: ‘Looking ahead, affordability will remain the key driver of London outmigration.
‘If borrowing costs continue to fall, we expect more households to stay in the capital or move shorter distances.
‘The strength of the London market will also play a big role – but with prices unlikely to rise significantly in the coming years, equity gains will remain limited. That means aspiration for a large country manor will be tempered by economics for some time yet.’
Data published earlier this month by the Office for National Statistics revealed that average property prices fell in October as rumours of tax hikes in the Budget put people off moving, according to official figures released today.
But Jonathan Hopper, a buying agent at Garrington Property Finders, said house prices may start to rise again in the New Year.
He said: ‘Since the Budget, buyer sentiment has recovered well and the market could rebound strongly at the start of 2026.’
While the price of houses is trending upwards, it’s a different story for flats.
The average price of a flat has fallen to £192,892, according to the data, which is 2.6 per cent lower than it was a year ago.
In London, where flats comprise much of the housing stock, the average flat price fell by 5.1 per cent, from £450,756 to £427,689.
