Three Rivers: what a home costs and what you need to earn
East of England. House prices are based on 864 sales over the last 12 months.
How we rate: buying compares the typical home price with median pay (under 5× affordable, 5 to 8× fairly affordable, 8 to 11× expensive, over 11× very expensive). Renting compares a year of average rent with median pay (under 25% affordable, 25 to 33% fairly affordable, 33 to 40% expensive, over 40% very expensive). Crime compares the rate per resident with the England and Wales average.
What the numbers say about Three Rivers
Across all property types, the typical home sold in Three Rivers over the past year cost £564,750, which is 12.8× median full-time pay. Measured against pay, Three Rivers is the 9th most expensive of 316 areas for buying; the typical area is 7.6×. Within the East of England it is the most expensive of 45 areas.
For a terraced house at £450,000, a lender would typically look for an income of around £90,000, and the 10% deposit would be £45,000, about 12 months of median gross pay. Median full-time pay here is £43,980, 49% of the income needed, so on these assumptions even two median incomes would fall short of the test.
Renting a terraced house costs about £1,671 a month, which is 46% of median gross pay. Across all property types the average rent is £1,826 a month. Measured against pay, it is the 26th most expensive of 316 areas for renting. Rents rose 2.2% over the latest year ONS measured, slower than the typical area (3.9%).
Median full-time pay of £43,980 is the 61st highest of 316 areas; the typical area is £38,328. This is pay for people who live in Three Rivers, wherever they work. ONS rates the pay estimate for this area as less reliable than most, so treat it with caution.
Police recorded 52.4 crimes per 1,000 residents in the year, which is 36% below average for England and Wales (81.3). That makes it the 53rd lowest of 310 areas for recorded crime per resident. The category furthest below average is criminal damage and arson (42% below).
Buying
| Property type | Sales | Median price | Price ÷ pay | Deposit (10%) | Income typically needed |
|---|---|---|---|---|---|
| Detached | 209 | £960,000 | 21.8× | £96,000 | £192,000 |
| Semi-detached | 280 | £625,000 | 14.2× | £62,500 | £125,000 |
| Terraced | 221 | £450,000 | 10.2× | £45,000 | £90,000 |
| Flat | 154 | £306,000 | 7.0× | £30,500 | £61,000 |
Renting
| Property type | Average rent a month | Rent a year | Share of median pay |
|---|---|---|---|
| Detached | £2,604 | £31,248 | 71% |
| Semi-detached | £1,996 | £23,952 | 54% |
| Terraced | £1,671 | £20,052 | 46% |
| Flat | £1,461 | £17,532 | 40% |
How prices in Three Rivers have changed
Average house price for all property types, by year. The last point is the latest 12 months.
Show the figures
| Year | Average price |
|---|---|
| 1995 | £95,738 |
| 1996 | £96,578 |
| 1997 | £111,269 |
| 1998 | £130,412 |
| 1999 | £144,915 |
| 2000 | £174,706 |
| 2001 | £194,151 |
| 2002 | £220,716 |
| 2003 | £251,473 |
| 2004 | £274,355 |
| 2005 | £283,435 |
| 2006 | £299,437 |
| 2007 | £329,208 |
| 2008 | £330,358 |
| 2009 | £296,708 |
| 2010 | £326,538 |
| 2011 | £335,657 |
| 2012 | £340,429 |
| 2013 | £358,816 |
| 2014 | £399,692 |
| 2015 | £454,990 |
| 2016 | £517,306 |
| 2017 | £537,477 |
| 2018 | £531,160 |
| 2019 | £523,784 |
| 2020 | £520,508 |
| 2021 | £545,846 |
| 2022 | £586,359 |
| 2023 | £579,280 |
| 2024 | £573,926 |
| 2025 | £583,267 |
| 12 months to July 2026 | £585,828 |
The average home price in Three Rivers was £517,306 in 2016 and £585,828 in the 12 months to July 2026, a rise of 13% over ten years. The typical area of England and Wales saw a rise of 36%. That makes Three Rivers the 22nd slowest-rising of 316 areas for ten-year price growth.
Going back to 2005, the average price has moved from £283,435 to £585,828, which is 2.1 times as much (the typical area: 1.8 times).
Prices fell 10% after the 2008 financial crisis, from £330,358 in 2008 to £296,708 in 2009. They did not get back to their 2008 level until 2011.
Prices are cash figures, not adjusted for inflation, and come from the HM Land Registry UK House Price Index, which uses a different method from the median prices above, so the two will not match exactly.
Buying a home against local pay, over time
Average house price divided by median full-time pay, in 2005, 2010, 2015, 2020 and 2025. A higher number means homes are harder to afford.
Show the figures
| Year | Three Rivers | Typical area in England and Wales |
|---|---|---|
| 2005 | 10.2 years of pay | 7.0 years of pay |
| 2010 | 9.7 years of pay | 6.5 years of pay |
| 2015 | 14.2 years of pay | 7.1 years of pay |
| 2020 | 13.7 years of pay | 7.8 years of pay |
| 2025 | 13.3 years of pay | 7.5 years of pay |
In 2005 the average home in Three Rivers cost 10.2 years of median full-time pay. By 2025 it cost 13.3 years, so homes have become harder to afford relative to local pay.
Homes were hardest to afford in 2015, at 14.2 years of pay. It has eased since.
Between 2005 and 2025, median pay in Three Rivers rose 59% (from £27,664 to £43,980), while the average house price rose 106%.
The typical area of England and Wales needed 7.5 years of pay in 2025, so Three Rivers is above the typical area.
Pay is the ONS Annual Survey of Hours and Earnings, median for full-time employees living in the area, before tax, in cash terms (not adjusted for inflation). The 2025 figure is provisional. Where ONS withheld a figure because it was unreliable, or the council did not exist in its current form, that year is left out.
How rents in Three Rivers have changed
Average monthly rent for all property types, by year. The last point is the latest month.
Show the figures
| Year | Average rent |
|---|---|
| 2015 | £1,258 a month |
| 2016 | £1,350 a month |
| 2017 | £1,374 a month |
| 2018 | £1,363 a month |
| 2019 | £1,355 a month |
| 2020 | £1,349 a month |
| 2021 | £1,385 a month |
| 2022 | £1,440 a month |
| 2023 | £1,528 a month |
| 2024 | £1,643 a month |
| 2025 | £1,772 a month |
| August 2026 | £1,826 a month |
The average rent in Three Rivers was £1,258 a month in 2015 and £1,826 in August 2026, a rise of 45%. The typical area of England and Wales saw a rise of 52%. That makes Three Rivers the 75th slowest-rising of 316 areas for rent growth since 2015.
Over the same period the average house price rose 29%. Rents have risen faster than house prices here, by 16 percentage points.
Rent figures are from the ONS Price Index of Private Rents and are cash figures, not adjusted for inflation.
Crime
Police recorded crime in the year ending March 2026, per 1,000 residents, against the average for the areas of England and Wales covered here.
| Type of crime | Per 1,000 residents | England and Wales average | Compared with average | Change on a year earlier |
|---|---|---|---|---|
| All recorded crime (excluding fraud) | 52.4 | 81.3 | 36% below average | −3% |
| Violence against the person | 21.4 | 31.0 | 31% below average | +5% |
| Sexual offences | 2.1 | 3.4 | 37% below average | +2% |
| Robbery | 0.5 | 1.4 | 67% below average | – |
| Residential burglary (per 1,000 households) | 5.8 | 6.2 | 5% below average | −14% |
| Vehicle offences | 3.5 | 4.9 | 27% below average | −21% |
| Theft from the person | 0.3 | 1.6 | 81% below average | – |
| Criminal damage and arson | 4.1 | 7.1 | 42% below average | −20% |
Recorded crime in Three Rivers was 54.2 per 1,000 residents in the year ending March 2025 and 52.4 in the year ending March 2026, down 3%. Across England and Wales it was down 4%.
Violence against the person was up 5% over the same year.
Changes are left blank where the rate is very low, as a few extra crimes would look like a big swing. This is one year's change only, so it can reflect one-off events or changes in how police record crime, not just a real trend. Rates per resident use ONS population estimates for each year.