Moving to Sunderland: A Practical Guide

Sunderland is a city on the mouth of the River Wear, with a coastline at Roker and Seaburn, a city centre that is being rebuilt around the riverside, and a wider area that takes in Washington and the Coalfield towns of Houghton-le-Spring and Hetton-le-Hole. If you are moving here, this guide covers the neighbourhoods, housing, council tax, schools, getting around and the practical first steps once you arrive.

Neighbourhoods at a glance

Sunderland is a collection of distinct areas rather than one centre with suburbs. These are a few that newcomers often ask about.

• Ashbrooke: south of the city centre, with large Victorian and Edwardian houses, tree-lined streets and the Ashbrooke sports ground.
• Roker and Seaburn: on the coast north of the river, with seafront terraces, Roker Park and the beaches on the doorstep.
• Fulwell: just inland from Seaburn, mainly residential, with its own shops and the Fulwell Mill landmark.
• Barnes and High Barnes: west of the centre around Barnes Park, with streets of terraced and semi-detached homes.
• Sunniside and the city centre: flats and converted Georgian buildings close to shops, bars and the station.
• Hendon and Ryhope: to the south-east, with older terraces near the docks and coast, and Ryhope's village centre.
• Washington: a former new town to the west, laid out in numbered villages with their own centres, close to the A1(M) and A19.
• Houghton-le-Spring: a market town to the south-west with its own shops and easy road links towards Durham.

Best for: a starting shortlist before you visit and walk the streets yourself.

Housing

Much of the city's older housing is terraced, from the single-storey "Sunderland cottages" found in parts of the city to larger two-storey terraces in areas such as Barnes and Roker. Ashbrooke and parts of Fulwell and Seaburn have bigger period homes, while Washington and the edges of the city have more post-war and modern estates. New homes are being built at Riverside Sunderland, the regeneration area on the former Vaux brewery site and along the river. Prices and rents change quickly, so check current listings and sold prices rather than relying on any guide.

Best for: anyone weighing up period character against newer build.

Council tax and registering with services

Sunderland City Council sets council tax for the whole city, including Washington and the Coalfield areas. Your bill depends on the valuation band of your home. Once you have moved, tell the council so your account can be set up, and use the council's My Account to manage council tax, bins and other services online. See our guide to council services in Sunderland for bins, recycling, libraries and more.

You will also want to register with a GP and a dentist, register to vote with the council's electoral services, and update your address with your bank and DVLA.

Best for: the first week after you get the keys.

Schools

Sunderland has a mix of council-maintained schools and academies at primary and secondary level, plus sixth forms and Sunderland College. School places are applied for through the council's admissions team, and each school's catchment and admissions rules are worth checking before you choose where to live. Our guide to schools in Sunderland gives an overview.

Best for: families choosing an area around a school.

Getting around and commuting

The Tyne and Wear Metro Green line runs from South Hylton through the city, including Sunderland station, St Peter's, Stadium of Light and Seaburn, and on to Newcastle and Newcastle Airport. Sunderland station also has National Rail services: Northern trains towards Newcastle and Middlesbrough, and Grand Central services to London King's Cross. Park Lane Interchange is the main bus station. By road, the A19 and A1(M) put Durham, Newcastle and Teesside within reach. For the details, see our guide to getting around Sunderland without a car, and our parking guide if you drive.

Best for: commuters to Newcastle, Durham or further afield.

Work and study

The University of Sunderland has two main sites: City Campus near the city centre and St Peter's Campus on the north bank of the Wear. Nissan's car plant in Washington is one of the area's largest employers, and its supply chain supports many other businesses nearby. The council, the NHS (including Sunderland Royal Hospital) and a growing number of offices at Riverside Sunderland also employ large numbers of people.

Best for: anyone moving for a job or a course.

A changing city centre

The riverside is where most of the change is happening. City Hall opened in 2021 on the former Vaux site, the Keel Crossing footbridge across the Wear opened in October 2025, and Culture House, with the City Library, opened on Keel Square in September 2026. The Sunderland Museum and Winter Gardens is closed for redevelopment until 2028. On match days, life in the north of the city revolves around the Stadium of Light.

For getting to know your new home, our guides to things to do in Sunderland, free things to do and the history of Sunderland are a good place to start.

Best for: newcomers who want to understand where the city is heading.

Frequently asked questions

What are the main areas to live in Sunderland? Popular areas include Ashbrooke, Roker, Seaburn, Fulwell and Barnes, with Washington and Houghton-le-Spring offering more choice in the wider city. Each has a different character, so visit before you decide.

How do you get from Sunderland to Newcastle? The Tyne and Wear Metro Green line runs from Sunderland to Newcastle, and Northern trains also run between Sunderland station and Newcastle. Buses run between the two cities as well.

How do I set up council tax when I move to Sunderland? Tell Sunderland City Council you have moved in, and use its My Account service to manage your council tax and other services. Your bill depends on the valuation band of your home.

Moved here recently and have a tip for newcomers? Get in touch.