Thirty-four years I sold houses to couples leaving London and the South East, and every year a few of them rang me in year two wanting out. It was never the house. It was the town.

Ten places in England I would steer a retired friend away from, with the average sold price, the council tax, the crime figures, the flood maps and how far you are from the nearest A&E. Not insults. Numbers.

Is your town on the list, or is it one you're thinking of moving to? Tell me in the comments and I'll tell you what I know.

New video every week. Independent channel, not financial or property advice.