First, it’s a coffee shop, and then it’s a miniature craft ale brewery. Once you see these little signs, you might conclude that the bang average London area you call home is now officially ‘on the up.’

It’s something of a double-edged sword, as gentrification can unfairly price locals out or lead to homogenous property developments and high streets.

On the other hand, spotting these neighbourhoods early allows cash-strapped househunters to find somewhere affordable, while an influx of interest can boost the local economy.

Whichever side you’re on, it makes sense to stay ahead of the curve. So where can we expect to see the next Hackney or Brixton-level transformation?

On an impassioned Reddit threat about gentrification in the capital, some claimed Tottenham as the latest target of ‘the Gail’s and Ole + Steen crowd’, while others name-checked Woolwich, Thamesmead, Forest Gate and East Ham.

To find out more, Metro chatted to property expert Sue Iluc, founder of Courtyard Holiday Apartments and self-described ‘designer holiday let lady’, about the areas in the capital she thinks are heading this way in 2025.

Woolwich

Average house price: £407,866

As soon as it was announced that the Elizabeth Line would be coming to Woolwich, countless new crowds started to reconsider this often written off suburb of South East London.

Its distance from the city centre might’ve put people off – being more than 5 miles east of central London – but now, it’s just 25 minutes to Paddington and half an hour to Tottenham Court Road. Easy peasy, lemon squeezy.

There’s bags of culture in Woolwich – and it’s the natural home of Arsenal fans, being the founding location of the football club (as followers of north London rival, Tottenham Hotspur, love to point out) with its namesake coming from the Royal Arsenal, an armaments factory.

It’s not just sporting history though, as there are plenty of local coffee shops to enjoy both a community vibe and a tasty cuppa, including House of Denna, Chealsons Coffee and Busy Brewing.

Plus, there are stunning views of the River Thames – from a point further down the stream which you might not be so used to.

‘Crossrail has made getting into the city so much quicker, which has brought more attention to the area,’ Sue tells Metro.

‘But there’s more to Woolwich than convenience — there’s been serious investment in the town centre, creating a livelier, more connected community.

‘You’ll find everything from riverside apartments to charming period homes, offering something for everyone.’

Croydon

Average house price: £392,333

Characterised by bright green trams, Boxpark and a massive Ikea, in January 2024, Croydon was crowned the most affordable location for househunters 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.

Data from Rightmove reveals that, over the last year, the average selling price for properties in Croydon was £392,333 – considerably cheaper than the typical London house, which now rests at a whopping £686,817.

Along these lines, it seems Croydon is beloved by many for being well-connected to central London, as well as its cultural hotspots including Surrey Street Market and Matthew’s Yard.

There’s no shortage of green space either, offering up Wandle Park, Lloyd Park and Addington Hills.

‘It’s shedding its old image as just a commuter hub, with tech start-ups and creative businesses breathing new life into the area,’ Sue explains. ‘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.’

Barking and Dagenham

Average property price: £387,184

In the middle of the 19th century, Barking was actually Britain’s most important fishing port. And in 2021, the nation’s biggest wholesale fish market, Billingsgate, was confirmed to be moving in alongside New Smithfields and Spitalfields.

Arguably, the relocation of these iconic markets has spearheaded a total transformation of the area, alongside the addition of a new community at Barking Riverside, the Uber Boat by Thames Clippers pier, and the opening of a new Overground station in 2022.

Barking’s pre-existing connectivity is also excellent, with District and Hammersmith & City lines, c2c and Overground services, and Cycle Superhighway 3.

‘With lower property prices and a wave of regeneration linked to the Thames Estuary projects, it’s drawing attention from first-time buyers and investors alike,’ Sue says.

‘Transport links are improving, and the area’s focus on community-driven initiatives makes it a compelling option for renters as well.’

This article was first published on January 13, 2025.

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