Croydon vs Newham: buying or renting a home
A typical terraced house costs £37,000 (8%) more in Newham than in Croydon. Measured against local pay, buying is harder in Newham: it takes 11.2× median annual pay, against 9.9× in Croydon.
At a glance
| Croydon | Newham | |
|---|---|---|
| Buying a home | Expensive | Expensive |
| Renting a home | Very expensive | Very expensive |
| Recorded crime | About average | Above average |
Buying rates the typical price of all homes against median pay; renting rates a year of average rent against median pay; crime rates recorded crime per resident against the England and Wales average.
What the numbers say
Median full-time pay in Newham (£42,595) is 4% lower than in Croydon (£44,326), while a typical terraced house costs 8% more (£475,000 against £438,000). Set against local pay, Croydon is the easier of the two for a typical earner to buy in.
Buying a terraced house takes 9.9× annual pay in Croydon and 11.2× in Newham. Renting one takes 49% of pay in Croydon and 58% in Newham. Both are harder in Newham, and the gap is wider for renting.
Across all property types and measured against pay, Croydon is the 69th most expensive of 316 areas to buy in, and Newham is the 51st most expensive of 316 areas. For renting against pay, Croydon is the 62nd most expensive of 316 areas and Newham is the 19th most expensive of 316 areas.
Someone on £40,000 in Croydon would need about £43,500 in Newham to be equally placed to buy a terraced house, and about £46,000 to be equally placed to rent one. Keeping the same pay after a move to Newham would leave you worse placed to buy. These figures compare housing costs only; they ignore other living costs and the pay you could earn in a new job.
Police recorded 80.4 crimes per 1,000 residents in Croydon and 104.0 in Newham, so recorded crime per resident is 29% higher in Newham. The biggest difference is in vehicle offences: 8.1 per 1,000 in Croydon against 10.6 in Newham.
Can a typical earner buy?
| Terraced house | Croydon | Newham |
|---|---|---|
| Median full-time pay | £44,326 | £42,595 |
| House price ÷ pay | 9.9× | 11.2× |
| Median pay as a share of income typically needed to buy | 51% | 45% |
| Rent a year as a share of median pay | 49% | 58% |
Buying, by property type
| Type | Croydon | Newham | Difference |
|---|---|---|---|
| Terraced | £438,000 | £475,000 | +8% in Newham |
| Flat | £275,000 | £360,000 | +31% in Newham |
Renting, by property type
| Type (average rent a month) | Croydon | Newham | Difference |
|---|---|---|---|
| Terraced | £1,797 | £2,068 | +15% in Newham |
| Flat | £1,437 | £1,836 | +28% in Newham |
Crime
Police recorded 80.4 crimes per 1,000 residents in Croydon and 104.0 in Newham, so recorded crime per resident is 29% higher in Newham.
| Police recorded crime per 1,000 residents | Croydon | Newham | Difference |
|---|---|---|---|
| All recorded crime (excluding fraud) | 80.4 | 104.0 | +29% in Newham |
| Violence against the person | 27.4 | 28.9 | +5% in Newham |
| Sexual offences | 3.0 | 3.0 | -1% in Newham |
| Robbery | 2.7 | 4.6 | +71% in Newham |
| Residential burglary (per 1,000 households) | 8.2 | 8.3 | +1% in Newham |
| Vehicle offences | 8.1 | 10.6 | +32% in Newham |
| Theft from the person | 1.8 | 9.8 | +443% in Newham |
| Criminal damage and arson | 6.1 | 5.3 | -14% in Newham |
Rates use resident population, so city centres and student areas show higher crime per resident than residents experience. Recorded crime also depends on reporting and police recording practice.
How prices have changed in each area
Average house price for all property types, indexed so that 2005 is 100. A line at 200 means prices have doubled.
Show the figures
| Year | Croydon | Newham |
|---|---|---|
| 2005 | 100 | 100 |
| 2006 | 104 | 105 |
| 2007 | 114 | 117 |
| 2008 | 115 | 115 |
| 2009 | 100 | 97 |
| 2010 | 107 | 106 |
| 2011 | 105 | 107 |
| 2012 | 109 | 110 |
| 2013 | 115 | 115 |
| 2014 | 134 | 133 |
| 2015 | 150 | 154 |
| 2016 | 174 | 180 |
| 2017 | 182 | 187 |
| 2018 | 181 | 186 |
| 2019 | 179 | 188 |
| 2020 | 183 | 193 |
| 2021 | 190 | 199 |
| 2022 | 200 | 208 |
| 2023 | 197 | 209 |
| 2024 | 192 | 212 |
| 2025 | 193 | 203 |
| 12 months to July 2026 | 190 | 199 |
In 2005 the average home cost £207,244 in Croydon and £202,231 in Newham. Now it is £394,758 and £401,602: Croydon is up 90% and Newham is up 99%. Prices have risen faster in Newham, so the gap between the two has narrowed.
Buying a home against local pay, over time
Average house price divided by median full-time pay. Higher means harder to afford.
Show the figures
| Year | Croydon | Newham |
|---|---|---|
| 2005 | 7.9 years of pay | 8.4 years of pay |
| 2010 | 7.4 years of pay | 7.9 years of pay |
| 2015 | 9.5 years of pay | 11.5 years of pay |
| 2020 | 10.1 years of pay | 11.9 years of pay |
| 2025 | 9.0 years of pay | 9.6 years of pay |
In 2005 a home cost 7.9 years of pay in Croydon and 8.4 years in Newham. In 2025 it was 9.0 years and 9.6 years.
How rents have changed in each area
Average monthly rent for all property types, indexed so that 2015 is 100.
Show the figures
| Year | Croydon | Newham |
|---|---|---|
| 2015 | 100 | 100 |
| 2016 | 104 | 108 |
| 2017 | 106 | 113 |
| 2018 | 108 | 116 |
| 2019 | 108 | 117 |
| 2020 | 111 | 119 |
| 2021 | 114 | 120 |
| 2022 | 117 | 120 |
| 2023 | 121 | 126 |
| 2024 | 134 | 135 |
| 2025 | 143 | 145 |
| August 2026 | 149 | 152 |
In 2015 the average rent was £1,063 a month in Croydon and £1,266 in Newham. Now it is £1,582 and £1,928: up 49% in Croydon and up 52% in Newham.
What your salary is worth in each area
Salary needed to afford the same kind of home (terraced), going by median prices and average rents.
Moving from Croydon to Newham
| Earning in Croydon | Equivalent to buy in Newham | Equivalent to rent in Newham |
|---|---|---|
| £30,000 | £32,500 | £34,500 |
| £40,000 | £43,500 | £46,000 |
| £50,000 | £54,000 | £57,500 |
| £60,000 | £65,000 | £69,000 |
Moving from Newham to Croydon
| Earning in Newham | Equivalent to buy in Croydon | Equivalent to rent in Croydon |
|---|---|---|
| £30,000 | £27,500 | £26,000 |
| £40,000 | £37,000 | £35,000 |
| £50,000 | £46,000 | £43,500 |
| £60,000 | £55,500 | £52,000 |