Halton cam top out of 126 local authorities in a new study by mortgage lender Pepper Money.
The study assessed locations on five equally weighted factors: house prices, workplace earnings, access to private outdoor space, the proportion of schools rated good or outstanding by Ofsted, and crime rates.
The ONS data also showed the following average prices by property type in
The top five were:
- Halton, Cheshire – 77.04
- York – 69.36
- Warrington – 67.44
- Blackburn with Darwen – 66.88
- Swindon – 65.84
Halton took the top spot after performing strongly across several categories, while Warrington was another North West location in the top three.
Blackburn with Darwen was also one of five North West local authorities to feature in the top 20, alongside Halton, Warrington, Cheshire West and Chester, Cheshire East and Knowsley.
What families should check before moving
Although the ranking offers a useful starting point, the overall score cannot tell prospective buyers everything they need to know about living here.
Families considering the area should also investigate:
- School catchments: Check individual schools, admissions rules and the availability of places before committing to a postcode.
- Transport links: Consider how long it would take to travel to work, school and other regular destinations.
- Outdoor space: Check the size and condition of the garden or other private outdoor area at each property.
- Crime locally: Look at information for the specific neighbourhood rather than relying solely on borough-wide or police-force-level figures.
- Affordability: Work out the likely mortgage repayments alongside bills, childcare and other household costs.
How the study was carried out
Pepper Money ranked 126 local authorities in England using five equally weighted factors: house prices, workplace earnings, the proportion of homes with private outdoor space, the percentage of schools rated good or outstanding by Ofsted, and crime rates.
Each factor was converted into a percentile rank before the scores were averaged to produce an overall result out of 100.
Housing figures, workplace earnings and outdoor-space data came from ONS sources. School data was collected from Ofsted, while crime rates were calculated using police-force-level crime totals and ONS mid-2025 population estimates.
The findings are intended to compare the overall suitability of locations for family life, rather than to identify the best street or guarantee that a particular home will suit every household.
Warrington came third overall, while Cheshire West and Chester ranked 13th and Cheshire East placed 16th.
Knowsley also made the top 20, taking 17th place, highlighting the range of North West locations that performed well in the research.
The index, compiled by mortgage lender Pepper Money, assessed 126 local authorities across England using five equally weighted measures: semi-detached house prices, workplace earnings, access to private outdoor space, the proportion of schools rated good or outstanding by Ofsted, and crime rates.
For families trying to balance the cost of a mortgage with school choices, space for children to play and the practicalities of everyday life, the findings offer a starting point for deciding where to look.
The 20 best places to raise a family in England
According to Pepper Money’s family index, these are the top 20 local authorities, with five North West areas featuring in the rankings.
- Halton, Cheshire – 77.04
- York – 69.36
- Warrington – 67.44
- Blackburn with Darwen – 66.88
- Swindon – 65.84
- Derby – 65.12
- Northumberland – 64.56
- Milton Keynes – 64.32
- Barnsley – 63.92
- Darlington – 63.36
- Reading – 62.96
- Oxford – 62.80
- Cheshire West and Chester – 61.52
- Windsor and Maidenhead – 61.52
- North Tyneside – 61.28
- Cheshire East – 60.88
- Knowsley – 60.64
- Peterborough – 60.08
- Wiltshire – 60.08
- Sunderland – 59.92
Scores are out of 100. The rankings are based on the study’s combined measures and do not guarantee that an area will be the right fit for every family.
The best places to buy a family home in the North West
1. Halton, Cheshire – England’s number one
- Overall ranking: First out of 126 local authorities
- Family score: 77.04 out of 100
- Average semi-detached house price: £205,000
- Crime rate: 67.2 crimes per 1,000 people
- Schools: Nearly 65% rated good or outstanding by Ofsted
Halton took the top spot in the entire study, performing strongly across several of the factors used to assess family life.
Its semi-detached homes averaged £205,000, while nearly two-thirds of schools were rated good or outstanding.
The area also ranked in the top 25 for four of the study’s five categories, making it a strong all-round performer rather than one that relied on a single standout feature.
For families priced out of more expensive housing markets, Halton’s combination of comparatively affordable property and school provision could make it an area to investigate.
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2. Warrington – third-best place in England
- Overall ranking: Third
- Family score: 67.44 out of 100
- Average workplace earnings: More than £41,000
- Access to private outdoor space: 93% of homes
Warrington was the second-highest-ranked North West location and finished third nationally.
The study highlighted its workplace earnings of more than £41,000 and its commuter links to Manchester, offering families the possibility of living outside the city centre while retaining access to employment opportunities.
It also ranked in the top 25 for access to private outdoor space, with 93% of homes meeting this measure.
Warrington shares the same police force area as Halton, meaning the two local authorities have the same crime rate in the study.
3. Blackburn with Darwen – fourth overall
- Overall ranking: Fourth
- Family score: 66.88 out of 100
- Access to private outdoor space: 95% of homes
Blackburn with Darwen was the highest-ranked North West location outside Cheshire, finishing fourth nationally.
The study found that 95% of homes had access to private outdoor space, placing it among the locations with the highest proportion of homes meeting this measure.
Its overall score put it ahead of areas including Swindon, Derby and Milton Keynes.
For families looking for a home with outdoor space, the result makes Blackburn with Darwen another location worth researching, although individual property prices, school catchments and commuting needs will still matter.
4. Cheshire West and Chester – 13th
- Overall ranking: 13th
- Family score: 61.52 out of 100
Cheshire West and Chester placed 13th, making it one of the strongest-performing North West areas in the index.
Its score put it ahead of Windsor and Maidenhead, North Tyneside and several other local authorities in the top 20.
The research does not provide a separate headline house price or school percentage for Cheshire West and Chester in the supplied results, so buyers should compare current property listings and individual school catchments before deciding whether it suits their budget.
5. Cheshire East – 16th
- Overall ranking: 16th
- Family score: 60.88 out of 100
Cheshire East also made the top 20, finishing 16th nationally.
Its presence alongside Halton and Cheshire West and Chester means three Cheshire local authorities featured in the top 20, with Halton taking the overall crown.
The ranking gives families another area to consider when comparing housing, employment, schools and outdoor space across the county.
6. Knowsley – 17th
- Overall ranking: 17th
- Family score: 60.64 out of 100
Knowsley was the fifth North West local authority to feature in the top 20.
It scored 60.64 out of 100, placing it ahead of Peterborough, Wiltshire and Sunderland in the final table.
