London is well and truly back. Just 5.6 per cent of London homebuyers left the capital in 2025, the lowest level since 2013, according to the latest data.
Unsurprisingly, Londoners quitting the capital peaked during the pandemic when remote working and the race for space saw 8.2 per cent move out in 2022.
But the research from Hamptons found the numbers were dropping steadily, down from 5.7 per cent in 2024.
2025’s London leavers purchased 57,660 homes outside the capital, around 44 per cent less than in 2021 when they were behind 103,000 moves, and well below the pre-Covid average of around 70,000.
The London leaver hotspots in 2025
The data also reveals that, when Londoners are moving out of the capital, they’re not going very far now.
The average mover traded a home in London for one 71.6 miles away, 10 miles less than in 2024 and back to 2021 levels.
This shift could be seen across all types of buyers, with first-time buyers moving 52.3 miles on average, down from 54.8 miles in 2023.
A reduction in mortgage rates, improved affordability and less stringent stress testing is likely to be behind this, as well as the fact that more workers are returning to the office for more days a week and need a shorter commute.
In total, 54 per cent of London leavers stayed within 50 miles of the capital, up from 47 per cent in 2024.
In previous years, Londoners have moved further afield to take advantage of improved affordability but, with interest rates and house prices stabilising this year, the Home Counties have regained their popularity.
This year 18.2 per cent of properties in these areas were bought by Londoners, the highest share since 2017 and up from 15.4 per cent in 2024.
By comparison, this was 11.1 per cent during the pandemic in 2022, with buyers choosing to move further afield to homes in the South West, Midlands and North.
As a consequence, the South East has been the biggest beneficiary with a third of London leavers choosing homes in this part of the country, up 4 per cent on 2024.
When moving out of the capital, 68 per cent of Londoners chose the South of England (comprising the South East, South West and East) up from 62 per cent in 2024. This shift was at the expense of the North West, West Midlands and Scotland, which all saw a reduction in London leavers setting up homes.
Leaver hot (and cold) spots
At a local level, the data reveals that destinations around the M25 are very much back in favour.
Chigwell in Essex, which is on the Central Line and famed for being the home of Leyton Orient Football Club, was the top spot for Londoners wanting to move out of the city.
Over half of the homes bought here, 53 per cent, were by people moving out of London, a staggering rise of 35 per cent on 2024.
Chatham in Kent was also a popular destination; the town is known for its shipbuilding and famous Royal Navy Dockyard, and half the properties sold here in 2025 were bought by out-migrating Londoners, a rise of 28 per cent on last year.
Caterham in Surrey also proved an attractive proposition for those moving out. The town is located near the North Downs Way, a popular walking trail, and has easy access to the M25.
Nearly a third (29 per cent) of homes here were purchased by London leavers, up from 26 per cent.
Other popular destinations included Fryerns, Thorpe Bay and Basildon in Essex, Esher in Surrey, Gillingham in Kent, and Luton.
In contrast, areas further from the capital, or those with poorer connections, fell out of favour.
Sittingbourne in Kent was the biggest faller with only 8 per cent of properties bought by Londoners, down 13 per cent on 2024.
Billericay in Essex also saw a reduction with 12 per cent of homes bought be those leaving the capital, a decrease of 10 per cent.
Other big fallers included Leighton Buzzard in Bedfordshire, Gravesend in Kent, Southend-on-Sea in Essex, Portsmouth, Leeds, Derby and Bletchley near Milton Keynes.
Who were the London leavers in 2025?
In previous years, first time buyers made up the bulk of London leavers. Frustrated with the capital’s high house prices and rents, moving out to buy was a popular choice.
But 2025, saw the number of first-time buyers slip for the first time since 2019. They accounted for 31 per cent of purchases outside the capital, down slightly from 31.5 per cent last year.
A decade ago, this figure was 19 per cent, showing how affordability has pushed first-time buyers out of the capital and how that trend might now be on the turn thanks to improved mortgage and house price conditions.
However, first-time buyers still spent more on homes than last year; on average they paid £298,360 for a property outside London, £13,450 more than in 2024.
Movers – those with property in the capital to sell – made up a larger proportion of leavers, rising from 39.8 per cent in 2024 to 42.5 per cent this year.
On average, movers spent £457,480 on their home out of London, almost £98,000 more than in 2024, reflecting the boost to purchasing power from lower mortgage rates and the shift back towards more expensive areas close to the capital.
Investors and second-home purchases outside London slipped to a combined total of 26.5 per cent, down from 28.8 per cent last year, highlighting how tax changes and the Renters’ Reform Bill have softened this part of the market.
“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,” says Aneisha Beveridge, head of research at Hamptons.
“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.”
