LocaleIQ

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Best Areas To Live

Best Areas to Live in Telford (2026)

ShropshireData checked against live LocaleIQ ranking for Telford on 28 March 2026.

The best areas to live in Telford in 2026 are Edgmond, Church Aston & Lilleshall, Ercall Magna, based on safety, schools, and neighbourhood wellbeing data from LocaleIQ.

Explore the full Telford map Check your postcode
Best city sectorEdgmond (TF10 8)Edgmond currently leads Telford on 74.9 (Top 6%).Safest shortlist pickShawbirch & Dothill (TF5 0)Shawbirch & Dothill is the current safety leader among the strongest sectors.Best value shortlistEdgmond (TF10 8)Edgmond looks stronger on score-versus-price than the most expensive winners.Needs most cautionThe Nedge (TF3 1)The Nedge is the softest current sector and needs postcode-by-postcode checking before any move decision.

Short answer

Quick answer: where to live in Telford

Edgmond is currently the strongest all-round area in Telford. After that, the most practical shortlist is Church Aston & Lilleshall, Ercall Magna, Shawbirch & Dothill, Tern, while The Nedge needs extra caution before committing.

  • Best overall: Edgmond.
  • Best for families: Edgmond, Ercall Magna, Church Aston & Lilleshall.
  • Safest current shortlist: Shawbirch & Dothill, The Nedge, Tern, Church Aston & Lilleshall.
  • Best for young professionals: Ercall Magna, Wrockwardine, Tern.
  • Cheapest areas: The Nedge, Malinslee & Dawley Bank, Madeley & Sutton Hill.
  • Best value shortlist: Edgmond, Church Aston & Lilleshall, Ercall Magna.
  • Best outer alternatives: Tern, Edgmond, Ercall Magna.
  • Classic areas people still search for: Wellington, Madeley, Ironbridge, Donnington.

Top-ranked areas in Telford

Live LocaleIQ ranking by postcode sector — with score breakdown, typical sold prices where we have them, and what actually drives each place up or down the table. Median price is from recent sales in that sector, not a forecast.

74.9Top 6%
#1
TF10 8Edgmond
Median sold price£375k
Why it ranks

Edgmond is a quiet, settled area with strong schools and lower crime pressure, making it a solid long-term family option.

Best for: families and long-stay buyers. The obvious compromise is property, which is weaker here than in the strongest sectors.

Safety
78
Education
71
Wellbeing
83
Property
40
Employment
49

Top school match for this sector

Map TF10 8AA postcode analysis
72Top 10%
#2
TF10 9Church Aston & Lilleshall
Median sold price£370k
Why it ranks

Church Aston & Lilleshall stands out for day-to-day peace of mind and overall stability compared with weaker nearby sectors.

Best for: value-seekers who still want a solid area score. The obvious compromise is property, which is weaker here than in the strongest sectors.

Safety
81
Education
53
Wellbeing
83
Property
40
Employment
55

Top school match for this sector

Map TF10 9AA postcode analysis
69.3Top 14%
#3
TF6 6Ercall Magna
Median sold price£350k
Why it ranks

Ercall Magna is a quiet, settled area with strong schools and lower crime pressure, making it a solid long-term family option.

Best for: families and long-stay buyers. The obvious compromise is wellbeing, which is weaker here than in the strongest sectors.

Safety
75
Education
76
Wellbeing
50
Property
80
Employment
54

Top school match for this sector

  • Newport Girls' High School AcademySecondary · Inspection Outstanding · LocaleIQ 98.7 · Top 1% nationallyNo school in our sample matched this postcode sector (some prefixes have no listed schools) — example from the wider area on this page.
  • Crudgington Primary SchoolPrimary · Inspection Good · LocaleIQ 87.9 · Top 12% nationally
Map TF6 6AA postcode analysis
66.4Top 20%
#4
TF5 0Shawbirch & Dothill
Median sold price£250k
Why it ranks

Shawbirch & Dothill is one of the more affordable options while still keeping a reliable all-round profile for buyers on a tighter budget.

Best for: value-seekers who still want a solid area score. The obvious compromise is property, which is weaker here than in the strongest sectors.

Safety
89
Education
34
Wellbeing
70
Property
30
Employment
58

Top school match for this sector

Map TF5 0AA postcode analysis
66.1Top 20%
#5
SY4 4Tern
Median sold price£310k
Why it ranks

Tern is one of the more affordable options while still keeping a reliable all-round profile for buyers on a tighter budget.

Best for: value-seekers who still want a solid area score. The obvious compromise is wellbeing, which is weaker here than in the strongest sectors.

Safety
83
Education
55
Wellbeing
50
Property
63
Employment
60

Top school match for this sector

  • Newport Girls' High School AcademySecondary · Inspection Outstanding · LocaleIQ 98.7 · Top 1% nationallyNo school in our sample matched this postcode sector (some prefixes have no listed schools) — example from the wider area on this page.
  • Moorfield Primary SchoolPrimary · Inspection Outstanding · LocaleIQ 98.5 · Top 1% nationallyNo school in our sample matched this postcode sector (some prefixes have no listed schools) — example from the wider area on this page.
Map SY4 4AA postcode analysis
63.5Top 27%
#6
TF8 7Ironbridge Gorge
Median sold price£281k
Why it ranks

Ironbridge Gorge is one of the more affordable options while still keeping a reliable all-round profile for buyers on a tighter budget.

Best for: value-seekers who still want a solid area score. The obvious compromise is education, which is weaker here than in the strongest sectors.

Safety
78
Education
38
Wellbeing
61
Property
45
Employment
59

Top school match for this sector

Map TF8 7AA postcode analysis
63.5Top 27%
#7
TF10 7Newport West
Median sold price£273k
Why it ranks

Newport West is one of the more affordable options while still keeping a reliable all-round profile for buyers on a tighter budget.

Best for: value-seekers who still want a solid area score. The obvious compromise is property, which is weaker here than in the strongest sectors.

Safety
55
Education
66
Wellbeing
75
Property
40
Employment
54

Top school match for this sector

Map TF10 7AA postcode analysis
63.4Top 27%
#8
TF3 3The Nedge
Median sold price£136k
Why it ranks

The Nedge is one of the more affordable options while still keeping a reliable all-round profile for buyers on a tighter budget.

Best for: value-seekers who still want a solid area score. The obvious compromise is wellbeing, which is weaker here than in the strongest sectors.

Safety
84
Education
52
Wellbeing
50
Property
50
Employment
59

Top school match for this sector

Map TF3 3AA postcode analysis
61.7Top 32%
#9
TF3 5Overdale & The Rock
Median sold price£219k
Why it ranks

Overdale & The Rock is one of the more affordable options while still keeping a reliable all-round profile for buyers on a tighter budget.

Best for: value-seekers who still want a solid area score. The obvious compromise is property, which is weaker here than in the strongest sectors.

Safety
60
Education
64
Wellbeing
63
Property
22
Employment
70

Top school match for this sector

Map TF3 5AA postcode analysis
58.8Top 41%
#10
TF6 5Wrockwardine
Median sold price£314k
Why it ranks

Wrockwardine is one of the more affordable options while still keeping a reliable all-round profile for buyers on a tighter budget.

Best for: people balancing access, budget and postcode quality. The obvious compromise is education, which is weaker here than in the strongest sectors.

Safety
63
Education
29
Wellbeing
67
Property
80
Employment
59

Top school match for this sector

  • Newport Girls' High School AcademySecondary · Inspection Outstanding · LocaleIQ 98.7 · Top 1% nationallyNo school in our sample matched this postcode sector (some prefixes have no listed schools) — example from the wider area on this page.
  • Allscott Meads Primary AcademyPrimary · Inspection n/a · LocaleIQ 0.4 · Bottom 0% nationally
Map TF6 5AA postcode analysis

Areas that need closer checking

Not blanket avoid calls — but the score gap is visible, so check at postcode level.

SectorAreaScoreRankWhy it needs more scrutiny
TF3 1The Nedge38Bottom 10%The Nedge is being dragged down by property and wellbeing.
TF7 4Madeley & Sutton Hill38.3Bottom 10%Madeley & Sutton Hill is being dragged down by wellbeing and safety.
TF1 1Haygate & Park38.5Bottom 11%Haygate & Park is being dragged down by wellbeing and safety.
TF7 5Madeley & Sutton Hill39.7Bottom 12%Madeley & Sutton Hill is being dragged down by wellbeing and safety.
TF3 4Malinslee & Dawley Bank40.8Bottom 14%Malinslee & Dawley Bank is being dragged down by safety and wellbeing.
TF7 9Madeley & Sutton Hill41.1Bottom 15%Madeley & Sutton Hill is being dragged down by wellbeing and safety.

How Telford splits

What the Telford market is really splitting on

Planned districts, historic towns, and A442 corridors behave like separate markets under one label. Right now the leading sectors are TF10 8, TF10 9, TF6 6, TF5 0, which is why this page stays at sector level first instead of repeating one broad reputation line.

Where buyers are most likely to get misled

Weaker sectors correlate with pockets where renewal narratives outpace current fundamentals. In the current table the weaker end is led by TF3 1, with TF7 4, TF1 1, TF7 5 also needing much harder postcode-level checking.

Why the shortlist changes once value enters the picture

Value means sectors where lower price still tracks acceptable fundamentals. That is why a value-aware shortlist usually ends up including sectors such as TF10 8, TF10 9, TF6 6 rather than simply the cheapest addresses.

Schools in Telford

Secondary schools

Best secondary schools to cross-check against Telford postcode choices
SchoolLocaleIQ scoreInspectionWhy it matters
Newport Girls' High School Academy98.7OutstandingAttainment 8 75.3, Basics 94 98.9%
Haberdashers' Adams93.3GoodAttainment 8 71.8, Basics 94 98.7%
Madeley Academy66.4GoodAttainment 8 47.2, Basics 94 64.3%
Holy Trinity Academy51.6GoodAttainment 8 45.9, Basics 94 62.8%

Primary schools

Best primary schools to compare with Telford's strongest sectors
SchoolLocaleIQ scoreInspectionWhy it matters
Moorfield Primary School98.5OutstandingKS2 expected 74%, higher 26%
St George's Church of England Primary School96.6OutstandingKS2 expected 78%, higher 8%
Redhill Primary Academy96.2OutstandingKS2 expected 78%, higher 22%
St Peter's Church of England Controlled Primary School and Nursery96.2OutstandingKS2 expected 76%, higher 14%

Shortlists by use case

Best Telford areas for families

Families often compare Wellington and Madeley belts when balancing schools and commute. In the current data that points most clearly to TF10 8, TF6 6, TF10 9.

  • TF10 8: safety 78.4, education 70.5, overall 74.9.
  • TF6 6: safety 75.5, education 76.3, overall 69.3.
  • TF10 9: safety 81, education 53.3, overall 72.
TF10 8AA postcode analysis TF6 6AA postcode analysis TF10 9AA postcode analysis

Best Telford areas for schools

Telford and Wrekin schools need postcode pairing because the town's patches vary widely. In the current school snapshot, the strongest names to cross-check first are Newport Girls' High School Academy, Haberdashers' Adams, Moorfield Primary School, St George's Church of England Primary School.

  • Newport Girls' High School Academy is the strongest current secondary in this city-level sample.
  • Moorfield Primary School is the strongest current primary in this city-level sample.
  • The highest-scoring residential sector is not always the same place as the strongest nearby school.
Newport Girls' High School Academy Haberdashers' Adams Moorfield Primary School St George's Church of England Primary School

Best Telford areas for young professionals

If jobs access, rental demand and property liquidity matter most, start with Ercall Magna (TF6 6), Wrockwardine (TF6 5), Tern (SY4 4).

  • Ercall Magna (TF6 6): employment 54.1, property 80, overall 69.3.
  • Wrockwardine (TF6 5): employment 59.2, property 80, overall 58.8.
  • Tern (SY4 4): employment 59.8, property 63, overall 66.1.
Ercall Magna on the map Wrockwardine on the map Tern on the map

Cheapest areas in Telford

These are the lowest median-price sectors in the current Telford table, shown with score so you can separate value from risk.

  • The Nedge (TF3 3): median price £136k, overall 63.4.
  • Malinslee & Dawley Bank (TF3 4): median price £136k, overall 40.8.
  • Madeley & Sutton Hill (TF7 5): median price £139k, overall 39.7.
TF3 3AA postcode analysis TF3 4AD postcode analysis TF7 5AA postcode analysis

Areas to avoid in Telford

No area should be ruled out blindly, but these sectors currently need the most caution before you commit to viewings: The Nedge (TF3 1), Madeley & Sutton Hill (TF7 4), Haygate & Park (TF1 1), Madeley & Sutton Hill (TF7 5).

  • The Nedge (TF3 1): overall 38; weaker on property and wellbeing.
  • Madeley & Sutton Hill (TF7 4): overall 38.3; weaker on wellbeing and safety.
  • Haygate & Park (TF1 1): overall 38.5; weaker on wellbeing and safety.
  • Madeley & Sutton Hill (TF7 5): overall 39.7; weaker on wellbeing and safety.
TF3 1AA postcode analysis TF7 4AA postcode analysis TF1 1AA postcode analysis TF7 5AA postcode analysis

Classic Telford areas people ask about

These areas are popular in search and local conversations even when they are not always top in the score table: Wellington, Madeley, Ironbridge, Donnington.

  • Wellington: include this in your shortlist, then verify the exact postcode on the map.
  • Madeley: closest current sector match is TF2 2 (score 49.2).
  • Ironbridge: closest current sector match is TF8 7 (score 63.5).
  • Donnington: closest current sector match is TF2 8 (score 53.9).
Madeley & Sutton Hill (TF2 2) Ironbridge Gorge (TF8 7) Donnington (TF2 8)

Best outer areas near Telford

Shropshire villages matter when you want heritage context with Telford jobs still viable. Right now the sectors worth checking first are SY4 4, TF10 8, TF6 6.

  • SY4 4: about 11.7 miles from the city anchor, score 66.1.
  • TF10 8: about 6.8 miles from the city anchor, score 74.9.
  • TF6 6: about 6.8 miles from the city anchor, score 69.3.
SY4 4 on the map TF10 8 on the map TF6 6 on the map

Explore further

Explore Telford sectors on the mapCompare Telford sectors visually before you narrow to an exact address.Check TF10 8AAOpen the strongest current postcode example.Check TF3 1AASee why one of the weaker sectors needs closer checking.Browse schools mapCompare school performance separately from postcode score.

Frequently Asked Questions

Is Telford a good place to live?

Telford has strong and weak pockets, which is why sector and postcode-level ranking matters. The current top shortlists are Edgmond (TF10 8), Church Aston & Lilleshall (TF10 9), Ercall Magna (TF6 6), Shawbirch & Dothill (TF5 0), Tern (SY4 4).

Where is safest in Telford?

Shawbirch & Dothill (TF5 0, safety 88.6), The Nedge (TF3 3, safety 84), Tern (SY4 4, safety 82.5), Church Aston & Lilleshall (TF10 9, safety 81) are the strongest current safety-led options.

What areas should I avoid in Telford?

Treat The Nedge (TF3 1), Madeley & Sutton Hill (TF7 4), Haygate & Park (TF1 1), Madeley & Sutton Hill (TF7 5) as caution-first sectors. They are not automatic no-go zones, but they need postcode-level checking before any move decision.

What is the best area to live in Telford in 2026?

Right now the top pick is Edgmond (TF10 8) on 74.9. The more practical shortlist is Edgmond (TF10 8), Church Aston & Lilleshall (TF10 9), Ercall Magna (TF6 6), Shawbirch & Dothill (TF5 0), Tern (SY4 4).

What are the best value areas in Telford?

Edgmond (TF10 8, score 74.9), Church Aston & Lilleshall (TF10 9, score 72), Ercall Magna (TF6 6, score 69.3) are the strongest current value-led sectors because they hold up better on score than their price suggests.

Which outer areas near Telford look strongest right now?

Tern (SY4 4, score 66.1), Edgmond (TF10 8, score 74.9), Ercall Magna (TF6 6, score 69.3) are the strongest current outer-market options in the live table.

How should I use this Telford ranking before I move?

Use the sector table to build a shortlist, then open the exact postcode you are considering. Telford is too granular for a broad city-level answer to be enough on its own.

Compare Telford on the map, then check the exact postcode

The fastest way to use this page is to shortlist sectors first, then open the exact address you are considering. That is where the real move trade-offs show up.

Explore the full Telford map Check your postcode