Quick Overview (TL;DR):
- Cost of Living: Significantly below the UK average; average house price of £190,000 vs £271,000 nationally
- Safety: Higher crime than the Lancashire average in some areas; suburban areas like Fulwood are much safer
- Schools: 23 Ofsted-outstanding schools; home to UCLan, one of the UK’s largest universities
- Transport: Excellent direct trains to Manchester, Liverpool, London, and major motorway access
- Overall Verdict: A genuinely affordable, well-connected city with real lifestyle appeal especially for families and first-time buyers
Picture this: you’re weighing up a move to the North West of England. You want somewhere affordable, well-connected, and with a strong community feel but you don’t want to pay London prices or Manchester rents. Sound familiar?
If so, you’ve probably already typed the question: is Preston a good place to live? It’s a fair question, and one that deserves a straight, fact-based answer rather than a tourism brochure.
Preston is Lancashire’s only city and sits at the heart of the North West, roughly halfway between Manchester and the Lake District. With a population of around 147,800, it offers genuine city amenities at a fraction of the cost of its bigger neighbours. But is it right for you? Let’s break it down.
Cost of Living in Preston
- Average house price: £190,000, which is £81,000 below the UK average of £271,000
- First-time buyer average: £166,000, making home ownership genuinely achievable
- Average monthly rent: £765 vs £937 (North West) and £1,368 (UK average)
- Terraced houses, semis, and apartments all available at affordable prices
- Working with trusted estate agents in Preston can help you find the best deals before they hit the market
- Day-to-day costs like groceries, transport, and eating out are lower than major cities
- UCLan students budget around £1,000/month for all living costs including rent.
📊 Did You Know? |
Safety & Crime Rates
- Preston’s crime rate is 89 per 1,000 people above the Lancashire and national average
- High-crime areas include Deepdale, St Matthew’s, and Fishwick (anti-social behaviour, theft, violence)
- Suburbs like Fulwood, Penwortham, and Ashton-on-Ribble are much safer and family-friendly
- Crime dropped 8.2% between 2021 and 2024 things are improving
- UCLan runs a Campus Watch scheme with local police
- Neighbourhood watch groups are active across many residential areas
📊 Did You Know? Of Preston’s 17 neighbourhoods, the town centre records the highest crime rate at 452.7 per 1,000 residents, while suburban areas like Brookfield & Holme Slack sit far lower at 166.6. Where you live in Preston makes a very significant difference. (Source: Lancashire Evening Post / Police.uk) |
Education & Schools
- Preston has 23 Ofsted-outstanding schools in 2024/25
- Includes 9 outstanding primary schools and 4 outstanding secondary schools
- Cardinal Newman College has a 99.4% A Level pass rate
- UCLan is one of the UK’s largest universities 38,000 students and staff
- UCLan’s £200m campus masterplan includes a new £60m Student Centre
- Families browsing properties in Preston will find plenty of options in top school catchment areas
- Preston pupils slightly outperform the England average in KS2 reading, writing & maths
- Good mix of faith schools, community schools, and academies
Lifestyle, Transport & Amenities
Transport:
- Direct trains to Manchester (under 1 hr), Liverpool, London, Glasgow & Edinburgh
- Major motorway access; M6, M55, M65, and M61 all nearby
- Preston Bus Station is one of the largest in Europe
Parks & Culture:
- Avenham & Miller Park stunning Victorian parks along the River Ribble
- Harris Museum undergoing renovation as part of a £200m regeneration programme
- Deepdale Retail Park and Fishergate Shopping Centre for everyday shopping
Outdoor & Lifestyle:
- Forest of Bowland, Ribble Valley, and Lancashire coast all within a short drive
- Great base for commuters who want city access without city prices
Pros and Cons at a Glance
Pros | Cons |
Significantly cheaper housing than UK average | Higher crime rates in city centre and some inner wards |
Excellent rail and road connections | Limited high-end retail compared to Manchester or Leeds |
Strong community and neighbourhood feel | Evening public transport can be patchy in some suburbs |
23 Ofsted-outstanding schools | Fewer senior-level job opportunities without commuting |
Close to countryside, coast, and major cities | Some areas still showing signs of economic deprivation |
Growing economy with major regeneration projects | |
UCLan brings youth, culture, and economic activity |
Recent News & Development Trends
Preston is not standing still. The city is undergoing significant transformation, with several major projects either underway or in the pipeline:
- The Preston 35 Regeneration Plan (2024–2035) sets out a bold vision for the city’s growth, backed by a £434 million Preston, South Ribble and Lancashire City Deal.
- The £5 billion National Cyber Force facility is being built just six miles from the city centre at Samlesbury, creating high-value jobs and placing Preston on the national security map.
- Cottam Parkway, a proposed £36 million new railway station, will serve almost 10,000 new homes planned on the north-west side of the city.
- The Harris Quarter Towns Fund Programme has unlocked £200 million in investment, revitalising the city centre’s cultural and retail offer.
- UCLan’s £200 million campus masterplan is reshaping the university quarter, with a new student centre as its centrepiece.
Average rental yields in Preston stand at 4.2%, above the UK average of 3.38%, reflecting strong investor confidence in the city’s trajectory.
Final Thoughts
- Preston offers real affordability, strong transport links, good schools, and a growing economy
- Suburban areas like Fulwood and Penwortham are ideal for families
- The city is actively investing in its future with billions in regeneration projects
- Whether you are a first-time buyer, a growing family, or a commuter, Preston makes a strong case
Ready to make the move? Open House Lancashire are local property experts who know the Preston market inside out. From family homes in Fulwood to city centre apartments, we help you find the right fit at the right price. Explore our latest properties in Preston and take the first step toward your perfect home today.
It depends on where in Preston you live. The city centre and a handful of inner wards have above-average crime rates. However, suburban areas like Fulwood, Penwortham, and Ashton-on-Ribble are widely considered safe and family-friendly. If you choose your neighbourhood carefully and use Lancashire Constabulary’s crime maps during your search, you can find very liveable streets across the city.
Yes, significantly so. With an average house price of £190,000 and average monthly rent of £765, Preston is among the most affordable cities in the North West. Manchester’s average house price is around £264,000 and the UK national average is £271,000. For first-time buyers and families looking to maximise their money, Preston offers genuine value.
For families: Fulwood (excellent schools, green space, low crime), Penwortham (great high street, riverside walks), and Grimsargh (village feel with city access). For young professionals and students: Ashton-on-Ribble and Broadgate offer a good mix of housing types and proximity to the city centre. For commuters: any area with easy M6 or rail access, such as Cottam or Longridge, works well.
