Estate agents in Richmond upon Thames are celebrating after the borough reclaimed its title as Britain’s happiest place to live. However, Propertymark has warned that an expensive postcode is no guarantee of happiness.
Rightmove’s 2026 Happy at Home Index puts Richmond back at number one, ahead of Harrogate and Cirencester.
The findings come from a survey of more than 24,000 residents across 221 locations in Great Britain.
But Richmond’s success masks a striking contrast. Despite topping the national rankings, the borough sits within Greater London, which recorded the lowest average happiness levels of any region.
And happiness in Richmond comes with a hefty price tag.
According to Rightmove, the average asking price stands at £1,021,256. Meanwhile, average advertised rents have reached £3,298 per month.
Estate agents: Buyers come for the schools and stay for the community
Local estate agents say Richmond’s combination of schools, green spaces and transport links continues to attract families.
Amy Reynolds, head of sales at Antony Roberts, said: “We see it every week. Families are drawn to Richmond for its excellent schools and green spaces, and they stay for the strong sense of community.
“With Richmond Park and the Thames on the doorstep, a thriving town centre and plenty of places to eat, shop and spend time, it offers a quality of life that’s hard to match in London. Add in the easy journey into central London, and it’s easy to see why people are so happy to call Richmond home.”
Graham Price, director at Randall Price, agreed that Richmond’s appeal extends beyond its housing stock.
He said: “What makes Richmond upon Thames such a happy place to live is the balance it offers. There’s a real sense of community, plenty going on locally, and people can enjoy the best of both worlds: a great place to call home while still feeling well connected.
“It’s the kind of area people put down roots in, and once they’re here, many don’t want to leave.”
Propertymark warns: A prestigious postcode isn’t everything
However, Ian Harris, president of NAEA Propertymark, cautioned against equating high property values with happiness.
He argued that buyers should focus on finding a location that suits their circumstances rather than simply chasing an expensive address.
Harris said: “Finding somewhere that makes you happy is about much more than finding the right property. It’s about finding somewhere that fits the way you want to live, and that can mean very different things to different people.
“For some buyers, being close to work, good transport links and a lively social scene will be top of the list. For others, it’s having a garden, good schools nearby or being able to walk to the local shops and know their neighbours. These priorities also change as people move through different stages of life.
“It’s also worth remembering that the most expensive locations aren’t necessarily the ones that will make everyone happiest. A home that meets your needs, within a community where you feel connected and have access to the things that matter to you, can be worth far more than an impressive postcode.
“Ultimately, choosing where to live is one of the biggest lifestyle decisions people make, and looking beyond the property itself to understand what an area offers is just as important as finding the right number of bedrooms.”
Richmond mayor welcomes happiness crown
The Mayor of Richmond upon Thames, Cllr Nancy Baldwin, welcomed the borough’s return to the top of the rankings.
She said: “It is wonderful to see Richmond upon Thames recognised as the happiest place to live in Great Britain. This recognition is especially meaningful because residents highlighted their pride in the local area, our beautiful parks and green spaces, and the local services they rely on every day.
“Above all, it is our people and communities that make Richmond special. I am proud to serve as Mayor and to celebrate everything that makes our borough such a happy place to call home.”
What makes a happy place to live?
Rightmove’s research suggests green spaces play a significant role in residents’ satisfaction.
Eight of Britain’s ten happiest locations also scored highly for access to nature and green spaces.
Richmond ranked first for access to nature, essential local services, shops and restaurants. It also topped the rankings for employment opportunities and residents’ pride in their area.
However, access to amenities remains important.
Although 52% of respondents would ideally live somewhere rural, 66% want shops and amenities nearby. Similarly, 62% prioritise green spaces, while 61% value good public transport.
Overall, 81% of respondents said they were happy with where they lived. Just 9% described themselves as unhappy.
The findings underline the importance of lifestyle and local amenities when choosing a home, rather than property prices alone.
