Ealing vs Lambeth: buying or renting a home
A typical terraced house costs £200,000 (31%) more in Lambeth than in Ealing. Measured against local pay, buying is harder in Lambeth: it takes 17.3× median annual pay, against 15.9× in Ealing.
At a glance
| Ealing | Lambeth | |
|---|---|---|
| Buying a home | Very 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 Lambeth (£49,034) is 20% higher than in Ealing (£40,889), while a typical terraced house costs 31% more (£850,000 against £650,000). Set against local pay, Ealing is the easier of the two for a typical earner to buy in.
Buying a terraced house takes 15.9× annual pay in Ealing and 17.3× in Lambeth. Renting one takes 74% of pay in Ealing and 76% in Lambeth. Buying is harder in Lambeth; renting is about the same.
Across all property types and measured against pay, Ealing is the 7th most expensive of 316 areas to buy in, and Lambeth is the 32nd most expensive of 316 areas. For renting against pay, Ealing is the 7th most expensive of 316 areas and Lambeth is the 8th most expensive of 316 areas.
Someone on £40,000 in Ealing would need about £52,500 in Lambeth to be equally placed to buy a terraced house, and about £49,500 to be equally placed to rent one. Keeping the same pay after a move to Lambeth 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 80.5 crimes per 1,000 residents in Ealing and 114.4 in Lambeth, so recorded crime per resident is 42% higher in Lambeth. The biggest difference is in sexual offences: 2.6 per 1,000 in Ealing against 3.9 in Lambeth.
Can a typical earner buy?
| Terraced house | Ealing | Lambeth |
|---|---|---|
| Median full-time pay | £40,889 | £49,034 |
| House price ÷ pay | 15.9× | 17.3× |
| Median pay as a share of income typically needed to buy | 31% | 29% |
| Rent a year as a share of median pay | 74% | 76% |
Buying, by property type
| Type | Ealing | Lambeth | Difference |
|---|---|---|---|
| Semi-detached | £765,000 | £1,027,500 | +34% in Lambeth |
| Terraced | £650,000 | £850,000 | +31% in Lambeth |
| Flat | £395,000 | £455,000 | +15% in Lambeth |
Renting, by property type
| Type (average rent a month) | Ealing | Lambeth | Difference |
|---|---|---|---|
| Semi-detached | £2,752 | £3,377 | +23% in Lambeth |
| Terraced | £2,523 | £3,108 | +23% in Lambeth |
| Flat | £1,863 | £2,186 | +17% in Lambeth |
Crime
Police recorded 80.5 crimes per 1,000 residents in Ealing and 114.4 in Lambeth, so recorded crime per resident is 42% higher in Lambeth.
| Police recorded crime per 1,000 residents | Ealing | Lambeth | Difference |
|---|---|---|---|
| All recorded crime (excluding fraud) | 80.5 | 114.4 | +42% in Lambeth |
| Violence against the person | 26.3 | 30.3 | +15% in Lambeth |
| Sexual offences | 2.6 | 3.9 | +47% in Lambeth |
| Robbery | 2.3 | 5.5 | +143% in Lambeth |
| Residential burglary (per 1,000 households) | 9.2 | 8.6 | -7% in Lambeth |
| Vehicle offences | 10.3 | 7.4 | -28% in Lambeth |
| Theft from the person | 3.1 | 14.7 | +376% in Lambeth |
| Criminal damage and arson | 5.4 | 6.7 | +22% in Lambeth |
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 | Ealing | Lambeth |
|---|---|---|
| 2005 | 100 | 100 |
| 2006 | 106 | 109 |
| 2007 | 120 | 130 |
| 2008 | 121 | 129 |
| 2009 | 108 | 117 |
| 2010 | 120 | 130 |
| 2011 | 123 | 133 |
| 2012 | 130 | 143 |
| 2013 | 138 | 159 |
| 2014 | 163 | 189 |
| 2015 | 179 | 206 |
| 2016 | 195 | 225 |
| 2017 | 198 | 227 |
| 2018 | 196 | 224 |
| 2019 | 193 | 222 |
| 2020 | 196 | 230 |
| 2021 | 207 | 234 |
| 2022 | 217 | 238 |
| 2023 | 216 | 237 |
| 2024 | 217 | 231 |
| 2025 | 220 | 230 |
| 12 months to July 2026 | 219 | 225 |
In 2005 the average home cost £261,986 in Ealing and £244,991 in Lambeth. Now it is £573,273 and £551,710: Ealing is up 119% and Lambeth is up 125%. Prices have risen faster in Lambeth, 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 | Ealing | Lambeth |
|---|---|---|
| 2005 | 9.9 years of pay | 8.9 years of pay |
| 2010 | 11.0 years of pay | 9.5 years of pay |
| 2015 | 16.2 years of pay | 15.2 years of pay |
| 2020 | 14.1 years of pay | 13.4 years of pay |
| 2025 | 14.1 years of pay | 11.5 years of pay |
In 2005 a home cost 9.9 years of pay in Ealing and 8.9 years in Lambeth. In 2025 it was 14.1 years and 11.5 years.
Affordability has worsened more in Ealing over that time.
How rents have changed in each area
Average monthly rent for all property types, indexed so that 2015 is 100.
Show the figures
| Year | Ealing | Lambeth |
|---|---|---|
| 2015 | 100 | 100 |
| 2016 | 104 | 104 |
| 2017 | 105 | 106 |
| 2018 | 104 | 105 |
| 2019 | 104 | 106 |
| 2020 | 109 | 113 |
| 2021 | 111 | 110 |
| 2022 | 112 | 111 |
| 2023 | 118 | 119 |
| 2024 | 132 | 129 |
| 2025 | 144 | 142 |
| August 2026 | 149 | 149 |
In 2015 the average rent was £1,413 a month in Ealing and £1,698 in Lambeth. Now it is £2,109 and £2,525: up 49% in Ealing and up 49% in Lambeth.
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 Ealing to Lambeth
| Earning in Ealing | Equivalent to buy in Lambeth | Equivalent to rent in Lambeth |
|---|---|---|
| £30,000 | £39,000 | £37,000 |
| £40,000 | £52,500 | £49,500 |
| £50,000 | £65,500 | £61,500 |
| £60,000 | £78,500 | £74,000 |
Moving from Lambeth to Ealing
| Earning in Lambeth | Equivalent to buy in Ealing | Equivalent to rent in Ealing |
|---|---|---|
| £30,000 | £23,000 | £24,500 |
| £40,000 | £30,500 | £32,500 |
| £50,000 | £38,000 | £40,500 |
| £60,000 | £46,000 | £48,500 |