Price of proximity: how does better access to amenities impact property values?

Convenience is a top priority for Brits when they’re moving house, with many willing to pay more for better access to local amenities. However, the more variety and ease of access properties provide, the more often they come with a higher cost, leaving buyers choosing between price and place.

This report examines property and proximity data to reveal which towns and cities are best at balancing property affordability and access to local facilities.

Quick summary from My Home Move Conveyancing’s Cost of Proximity research

Every year, more than 2.1 million people move across the UK in search of their dream home. For many, the ‘dream’ means more green space or extra square footage as people upsize. However, for a growing number of movers, local infrastructure is a primary driver.

One in six (15%) now move to secure a better school catchment area, while over one in five (22%) cite local facilities - including being close to shops and healthcare services - as a top priority when house hunting.

However, access to these services can come with a hidden ‘convenience cost’. Relocating to a better school catchment area can add up to 8% onto the property’s price tag. Similarly, proximity to supermarkets can dramatically inflate house values. Past studies found that a local mid-sized Waitrose can add as much as 11.1% to private rental prices, so it’s easy to assume the same is true for privately owned properties.

However, in many fast-growing towns and cities across the UK, residential development is outpacing infrastructure growth, adding mounting pressure to local amenities.

For example, in high-demand commuter hubs along the Elizabeth Line, residents have faced new rapid residential development. Without these cities and towns keeping pace, residents may need to travel further afield for their weekly shop and face a longer wait for GP appointments.

While the government’s 10 Year Infrastructure Plan aims to bridge the gap, some UK cities are under more pressure than others.

The Convenience Gap: Cost of Proximity

To understand which postcode can be named the best value for money, we mapped the number of properties for sale along with average price, schools, GPs and Sainsbury’s stores within a half, one, three, and five-mile radius.

We then weighted each element to create a value for money score out of 100 to determine which locations offer the best balance of amenities, house availability and affordability.

What are the top 10 value-for-money cities and towns?

Bolton is the UK’s top-ranking location for balancing affordability with access to amenities. In contrast to southern hubs, Bolton’s central housing market remains accessible, with central postcodes (0.5-mile radius) averaging £275,974.27. While central prices are competitive, property values creep toward £301,452 at the 5-mile mark, though these areas benefit from country living standards and proximity to a slew of amenities in Manchester.

The high value-for-money score is largely driven by extensive town centre regeneration schemes, like the Moor Lane housing development, which has added a number of affordable homes to the area. Within walking distance (a one-mile radius) of the town centre, residents benefit from 1.13 schools and 1.56 GPs per 10,000 residents - the highest per capita density in the UK.

Blackburn ranks second for those seeking essential amenities at an accessible price point. Within a one-mile radius, residents benefit from 1.02 GPs and 0.21 supermarkets per 10,000 residents for average property prices at £252,260. Most notably, the town boasts an impressive 2.12 schools per 10,000 residents – the highest ratio within a one-mile radius in our entire analysis. This concentration of amenities may be partly due to the wider town regeneration strategy aimed at boosting growth in the area.

Huddersfield scores highly for value for money, largely due to its strategic position between Manchester, Leeds, and Sheffield, making it a prime location for commuters and driving affordable housing. The town maintains a steady supply of 1,739 properties within a 5-mile radius and offers an impressive density of infrastructure, boasting 4.23 schools and 2.08 GPs per 10,000 residents within a 3-mile radius.

Furthermore, its high value score will continue to be propped up by the Huddersfield Blueprint, a £1 billion investment which aims to bolster infrastructure, education and business in the region.

The top 10 regions with the best value for money for amenity access:

What are the bottom 10 value-for-money cities and towns?

Southern coastal and commuter hubs represent the majority of the bottom ten, where high property demand in these areas often outpaces infrastructure development, leading to lower per capita amenity availability and adding pressure on local resources.

Brighton currently sits at the lower end of our value-for-money rankings, highlighting a premium for its popular coastal lifestyle. Within a one-mile radius of the city centre, house prices average £483,621, and while there are currently fewer GPs and schools per 10,000 residents (0.19 and 0.20 respectively) compared to other regions. Popular with young professionals, the stats here uncover high desirability could be stretching services.

Similarly, Reading’s value score reflects its growing status as a major economic hub with superb links to London, especially via the Elizabeth Line. This connectivity has seen house prices rise to an average of £490,468.75 within a mile of the centre. While local infrastructure is working to keep pace with this rapid growth in popularity, the town remains a top choice for professionals, despite currently having 0.75 GPs, 0.17 supermarkets, and 2.12 schools per 10,000 residents within a 5-mile radius.

Bournemouth displays a similar trend, where its enduring coastal appeal keeps demand and property values high. Prices average £388,565 within a 1-mile radius and reach £409,412 at 5 miles. While housing availability is excellent, the current density of 1.58 schools, 0.85 GPs, and 0.15 supermarkets per 10,000 residents suggests that the infrastructure is still catching up to the area's significant investment potential.

 Other standout stats:

Alistair Singer, Director here at My Home Move Conveyancing, commented on the research:

“Convenience has become a primary driver for buyers, despite our research revealing that paying a premium doesn’t always translate into more accessible amenities. In fact, in cities like Brighton, where property prices are high, buyers are left with fewer choices for GPs and schools.

“Homes in Northern England have long been recognised for their affordability, with the pairing of lower property values and a higher per-capita density of essential services making them a great option for those looking to purchase a home, particularly first-time buyers. Buyers here aren’t faced with sacrificing the quality or availability of daily necessities.

“This trend highlights the potential and accessible quality of life available all around the UK. For families on the move, a smooth purchase journey starts with finding the right location and partnering with an expert on your conveyancing.”

“Ultimately, the smartest move is about finding that balance, ensuring that the infrastructure you and your family rely on suits your needs now and in the future.”

How to prepare for your house move

Finding the right home can often be a delicate negotiation of space versus place. A larger garden or an extra bedroom may be the initial goal; however, many movers quickly realise that their ‘dream’ property is one that fits their lifestyle and ‘feels’ right, ultimately becoming a perfect home.

To help aid a smooth buying process, there are some tips that buyers should keep in mind:

1. Instruct your conveyancer early: Choose your conveyancer early to get ahead of ID checks and initial onboarding. Once a sale is agreed, you can hit the ground running.

2. Secure a mortgage in principle: Ensure your finances are move-ready. It helps you understand your budget and acts as proof that you’re a serious and qualified buyer.

3. Organise documentation: Start to gather your ID, recent utility bills, and evidence of deposit funds to help ensure a smooth process.

4. Book a survey promptly: Once your offer is accepted, book a survey as soon as possible. Any issues flagged can impact your mortgage offer or may require further negotiations.

5. Open communication: The fastest moves happen when everyone is on the same page. Stay in regular contact with your estate agent and conveyancer and try to respond to any queries within 24 - 48 hours.

Methodology

My Home Move Conveyancing looked at the top 50 English towns and cities by population to determine which location had the best housing volume and amenities within a half-mile, mile, three-mile and five-mile radius.

To create the value of money score, each amenity was then weighted by what’s most important to buyers, supermarkets at 10%, GPs and schools at 25% each and house prices at 40% to determine which location has the best balance between affordability and access to necessary amenities.

 Data was collected from:

All data is correct as of April 2026.