Living in Basildon: Is Basildon a good place to live?

Unsure whether Basildon is the right spot for your next property purchase? This popular South Essex town offers the convenience of a well-connected urban centre, ample green spaces, a stable employment base, and plenty of shops, restaurants, and leisure facilities.

Originally built as a new post-war town, Basildon has grown over the years into a distinct community with a diverse property market that is also within easy access of London.

Whether you’re buying a family home, an investment or a workday flat with good commuter connections, Basildon has lots of options. Our local Essex property auction team shares some insights to help you decide if the town is ideal for you, discussing everything from house prices to schools. 

The Early Verdict on Basildon

Basildon will be perfect for you if: 

• You want good connections to London without paying London property prices.
• You're looking for a well-established town with shops, restaurants and entertainment.
• You’d like to live near parks, countryside and open spaces without being rural.
• You're interested in an affordable property market with opportunities for homebuyers, landlords, and developers.

Basildon isn’t for you if:

• Your ideal is to live in a picturesque historic town.
• You'd like to be within walking distance of a promenade or beach.
• You want a completely rural lifestyle away from busy roads and retail parks.
• You need to reach central London quickly, as journey times vary depending on your station and destination.

Related reading: See our latest auction properties in Basildon here.

Moving to Basildon: Key Location Facts

• Basildon was built as a new town after the Second World War and joined together four existing smaller places: Basildon, Laindon, Pitsea and Vange. 

• The town is about 25 miles east of central London, making it popular with commuters.

• Basildon has a substantial commercial base, with business parks and sectors including manufacturing, technology, retail and services.

• The area includes extensive green spaces and countryside, with Westley Heights Country Park a popular destination for walking and cycling.

• Festival Leisure Park, known locally as ‘Bas Vegas’, has restaurants, cinemas, entertainment and activities.

What is Basildon Famous For?

Basildon's identity is linked to its history as a post-war new town. It was a planned development that turned four small villages into a major urban centre, which brought with it new housing, jobs and infrastructure to this part of Essex.

Now, Basildon town centre has a range of high street shops, while Festival Leisure Park has become one of the best-known destinations for eating out.

The town is also home to several large employers and commercial developments, which means it has a mixture of job opportunities, shopping and leisure, with locals generally finding everything they need nearby without needing to travel into London.  

Does Basildon Have Travel Connections?

Basildon's transport network is one of its big advantages, with rail and road connections providing access to London, Basildon and other parts of Essex.

The town's position between London and the Essex coast makes it very useful for people who regularly travel in either direction, with lower property prices than you’d expect in the capital.

What Are the House Prices in Basildon?

While most properties in Basildon are relatively modern, given its history, there are also various homes and apartments on the market, from contemporary new builds to older terraced homes built in the 1940s. In terms of prices:

• The average sold price was £343,898 over the last year.

• Terraced properties averaged £323,300, while flats averaged £186,964 and semi-detached homes £386,218. 

• Overall prices were similar to the previous year and around 3% below the 2022 peak.

As always, averages differ between specific areas and postcodes, so it’s best to check our latest auction details for more accurate indications of current listing and sold prices. 

What Do Our Local Experts Say?

Basildon is often appealing for buyers who want a practical place to buy, with good transport links and no shortage of amenities. It mainly has newer housing stock and planned developments, which also means it’s a lot more youthful and modern than many of the older market towns in Essex, although it’s also surrounded by green spaces. 

What Are the Schools Like in Basildon?

There are several good primary and secondary schools in Basildon, alongside the South Essex Colleges Group, which provides higher education for older children and adults. Some of the options for families moving to Basildon include:

• Lee Chapel Primary School, ages 2 -11

• Great Berry Primary School, ages 4-11

• De La Salle School, rated Good, ages 11-16

• The James Hornsby School in Laindon, rated Strong in Personal Development and Expected Standard in four categories, ages 11-16.

It’s important for parents to recognise the recent changes in Ofsted inspection outcomes, which is why these might differ depending on when a school was last inspected. They’re advised to check Ofsted and admissions criteria before making any decisions.

Insider tip: If schools are a major consideration when buying, check the admissions arrangements and priority areas before committing to a property, as living nearby does not necessarily guarantee a place.

Parks and Green Spaces in Basildon

While Basildon is generally seen as a large urban town, it has lots of places to get outside, including Wat Tyler Country Park, which has walking routes, wildlife and beautiful countryside. Another option is  Langdon Hill Country Park, alongside lots of other smaller green spaces, pocket parks and playgrounds around the town. Locals can also be within the wide Essex countryside within a short drive.

What Do Our Local Experts Think?

Why Might You Choose Basildon Over Another Essex Location?

Basildon is a great option for professionals looking for work, families who want the convenience of a well-appointed, modern town, and commuters who want to be within about 40 minutes of London. Everything you need is right here, but you can also head into the capital for theatre trips and shopping, or head to the countryside for some fresh air.

Is There Anything You Dislike About Basildon?

Basildon has become much more popular and grown quickly, which does mean the roads get pretty busy during peak times. Some buyers also prefer the period architecture of the older Essex towns, which isn’t something Basildon’s post-war buildings can offer.

Our Current Auction Properties in Basildon

Expert Guidance on Buying a Home in Basildon

Basildon could be the right place for your property purchase if you’re looking for convenient commutes, employment, family-friendly green spaces and an affordable property market.

If you’re interested in learning more about buying or selling at auction in Basildon, or want to see what our most recent lots have sold for, you’re welcome to browse our site or get in touch with the Clive Emson Essex team.