Back in the 80s, a five-bedroom Clapton home would set you back £20,000, whereas these days, you’d be hard-pressed to find a bedsit there for less than £400,000.
Between 1996 and 2016, house prices in Hackney increased by 700%, taking it from London’s ‘poorest borough’ to a ‘hipster paradise’ — and making those who got in early feel very smug indeed.
To be an early bird who catches the worm in the current market, you’ll likely have to venture outside the capital. But according to a new study, not too far.
Analysing data from the UK’s 30 most populated towns and cities over the last two decades, SellHouseFast looked at house price growth, earnings, rental inflation, occupational shifts, and the spread of trendy businesses to predict where gentrification may strike next.
In at top spot was Southend-on-Sea, which earned an overall score of 7.11 out of 10, beating Wolverhampton and Manchester to the punch with a 74.8% surge in earnings and a 107% property price increase.
The Essex city also saw a 24.6% rise in rental price, but most notable was the number of new artisan bakeries, craft breweries and whole foods shops, at a whopping 314.3 per 100,000 people. Because nothing says ‘up and coming area’ like paying £8 for a loaf of bread, right?
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For locals, gentrification is often a double-edged sword, boosting the economy yet pushing house prices up beyond affordable levels. When it comes to Southend however, fresh investment seemed to be in order.
Dubbed ‘the worst place on earth’ by one Tripadvisor reviewer, and with the highest crime rate in Essex, the seaside resort doesn’t have the best reputation.
However, it’s currently undergoing a major regeneration, with £16 million being put towards transforming the Marine Parade with a ‘green oasis’ and reviving Southend’s run-down Leigh Port.
The city also has a target of 1,405 new homes per year until 2040 to meet growing demand, while additional council and police funding is being put towards reducing anti-social behaviour.
Given Margate, once an unloved coastal town, is now known as ‘Shoreditch by the Sea’ after a wave of arty Londoners headed to its shores, it’s not inconceivable to imagine the tides changing in Southend-on-Sea too.
What it’s like to live in Southend
Southend sits to the north of the Thames estuary, around 20 miles from the London border, and since the 19th-century railway boom has been a favourite UK holiday spot in summer.
Today, the town’s seven miles of beaches and the world’s longest pleasure pier continue to draw around six million tourists each year.
This influx of visitors can be an issue for some residents, with Reddit user @IntentionElegant9881 saying it’s a ‘nightmare’ in summer when people are leaving or going to the beach.
Still, Facebooker Anna Ingram, a Southend resident of 15 years, said she ‘wouldn’t live anywhere else’, while Faye Milne, who moved with her family from London five years ago, wrote: ‘We love it, sea one side, countryside the other.’
Redditor @redram66 agreed, adding: ‘With proximity to London, beach on doorstep and one of the best places for good weather in the country, I personally think it has a lot going for it.’
‘We’re seeing a resurgence in demand for seaside living, as buyers rediscover the appeal of coastal locations driven by more affordable house prices, a slower pace of life and the ability to commute easily to major cities such as London,’ Yopa CEO, Veronica Frankish, tells Metro.
‘Southend ticks all of these boxes and, as a result, it’s attracting a far more diverse buyer profile, from young professionals and creatives to families seeking space and lifestyle.
‘Surrounding areas such as Leigh-on-Sea have also played a significant role in reshaping Southend’s image, helping transform it into one of the most desirable and culturally vibrant coastal locations within reach of the capital.’
House prices in Southend
According to Land Registry data, the average house price in Southend-on-Sea is £331,000 — significantly cheaper than Rightmove’s £425,476 figure for Essex overall and markedly less than London at £656,658.
‘For the current average UK house price of £270,259, buyers in Southend can secure a wide range of property types, including two-bedroom apartments, three-bedroom semi-detached homes, maisonettes, and terraced houses, highlighting the level of space and lifestyle available for the same budget,’ says Veronica.
Southend transport links
Roughly a fifth of Southend-on-Sea residents commute the 35 or so miles into central London for work, with many of them taking the train.
A number of daily services run every 15-30 minutes from Southend Central to Fenchurch Street and from Southend Victoria to Liverpool Street, with journey times of around an hour and ticket prices starting at £10.80, according to Trainline.
For those who prefer to drive, it’s an estimated 90-minute trip into the capital by car via the A127 and M25, although this all depends on traffic
Southend-on-Sea in a nutshell
Commute time to London: Around one hour by train from Southend Central or Victoria to London Liverpool Street or Fenchurch Street.
Amenities:
- Seven miles of coastline, including Jubilee Beach, Thorpe Bay, and Shoebury East.
- Seaside attractions like Adventure Island (with over 40 rides), Sea-Life Adventure aquarium, Lost City Adventure Golf, and Southend Pier Railway.
- Cultural spots such as Southend Central Museum and Planetarium, the Cliffs Pavilion theatre, and the historic Prittlewell Priory.
- Two main shopping centres, The Royals and The Victoria, as well as a range of independent retailers.
- Numerous cafés, bars, restaurants, and a casino.
Schools: Southend-on-Sea has a high-performing education system with over 88% of pupils attending good or outstanding schools, and GCSE results exceeding the national average.
Crime: 98 crimes per 1,000 people in 2025.
Where to buy in Southend
Veronica says Leigh-on-Sea is ‘one of the most desirable areas thanks to its coastal village feel, independent shops, and strong community atmosphere’, but notes that ‘Thorpe Bay commands premium prices due to its larger detached homes and seafront location.’
‘Westcliff-on-Sea and Chalkwell remain popular with families and commuters seeking character homes and strong transport links, while areas such as Southend Central and Southchurch provide more accessible options for first-time buyers,’ she continues.
‘Shoeburyness also continues to attract buyers looking for coastal living at a more affordable price point, particularly those seeking greater space.’
In terms of Southend more generally, Veronica adds: ‘Its coastal location offers a lifestyle benefit that is increasingly sought after, whilst strong rail links to London make it a viable option for commuters and hybrid workers.
‘At the same time, ongoing regeneration, a growing local economy, and an increasingly diverse buyer profile are helping to strengthen demand. Southend is becoming increasingly comparable to locations such as Margate, having seen a similar shift as buyers prioritise lifestyle, culture, and value while remaining within reach of the capital.’
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