Fenland vs Norwich: buying or renting a home
A typical terraced house costs £71,000 (42%) more in Norwich than in Fenland. Measured against local pay, buying is harder in Norwich: it takes 6.8× median annual pay, against 4.9× in Fenland.
At a glance
| Fenland | Norwich | |
|---|---|---|
| Buying a home | Fairly affordable | Fairly affordable |
| Renting a home | Fairly affordable | 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 Norwich (£35,263) is 3% higher than in Fenland (£34,170), while a typical terraced house costs 42% more (£240,000 against £169,000). Set against local pay, Fenland is the easier of the two for a typical earner to buy in.
Buying a terraced house takes 4.9× annual pay in Fenland and 6.8× in Norwich. Renting one takes 29% of pay in Fenland and 39% in Norwich. Both are harder in Norwich, and the gap is wider for buying.
Across all property types and measured against pay, Fenland is the 110th least expensive of 316 areas to buy in, and Norwich is the 106th least expensive of 316 areas. For renting against pay, Fenland is the 116th least expensive of 316 areas and Norwich is the 92nd most expensive of 316 areas.
Someone on £40,000 in Fenland would need about £57,000 in Norwich to be equally placed to buy a terraced house, and about £55,000 to be equally placed to rent one. Keeping the same pay after a move to Norwich 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 74.8 crimes per 1,000 residents in Fenland and 108.8 in Norwich, so recorded crime per resident is 46% higher in Norwich. The biggest difference is in sexual offences: 3.8 per 1,000 in Fenland against 5.9 in Norwich.
Can a typical earner buy?
| Terraced house | Fenland | Norwich |
|---|---|---|
| Median full-time pay | £34,170 | £35,263 |
| House price ÷ pay | 4.9× | 6.8× |
| Median pay as a share of income typically needed to buy | 101% | 73% |
| Rent a year as a share of median pay | 29% | 39% |
Buying, by property type
| Type | Fenland | Norwich | Difference |
|---|---|---|---|
| Detached | £299,250 | £411,250 | +37% in Norwich |
| Semi-detached | £210,000 | £260,000 | +24% in Norwich |
| Terraced | £169,000 | £240,000 | +42% in Norwich |
Renting, by property type
| Type (average rent a month) | Fenland | Norwich | Difference |
|---|---|---|---|
| Detached | £1,107 | £1,580 | +43% in Norwich |
| Semi-detached | £928 | £1,238 | +33% in Norwich |
| Terraced | £838 | £1,154 | +38% in Norwich |
Crime
Police recorded 74.8 crimes per 1,000 residents in Fenland and 108.8 in Norwich, so recorded crime per resident is 46% higher in Norwich.
| Police recorded crime per 1,000 residents | Fenland | Norwich | Difference |
|---|---|---|---|
| All recorded crime (excluding fraud) | 74.8 | 108.8 | +46% in Norwich |
| Violence against the person | 32.9 | 40.1 | +22% in Norwich |
| Sexual offences | 3.8 | 5.9 | +56% in Norwich |
| Robbery | 0.5 | 1.5 | +229% in Norwich |
| Residential burglary (per 1,000 households) | 4.2 | 4.4 | +6% in Norwich |
| Vehicle offences | 2.7 | 3.1 | +13% in Norwich |
| Theft from the person | 0.3 | 1.1 | +211% in Norwich |
| Criminal damage and arson | 7.8 | 9.9 | +27% in Norwich |
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 | Fenland | Norwich |
|---|---|---|
| 2005 | 100 | 100 |
| 2006 | 103 | 109 |
| 2007 | 111 | 123 |
| 2008 | 106 | 113 |
| 2009 | 94 | 100 |
| 2010 | 96 | 108 |
| 2011 | 95 | 107 |
| 2012 | 96 | 110 |
| 2013 | 96 | 114 |
| 2014 | 104 | 125 |
| 2015 | 113 | 132 |
| 2016 | 123 | 143 |
| 2017 | 132 | 150 |
| 2018 | 139 | 155 |
| 2019 | 140 | 156 |
| 2020 | 143 | 157 |
| 2021 | 154 | 169 |
| 2022 | 174 | 185 |
| 2023 | 173 | 186 |
| 2024 | 166 | 184 |
| 2025 | 167 | 180 |
| 12 months to July 2026 | 169 | 180 |
In 2005 the average home cost £132,129 in Fenland and £125,562 in Norwich. Now it is £223,958 and £226,426: Fenland is up 69% and Norwich is up 80%. Prices have risen faster in Norwich, 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 | Fenland | Norwich |
|---|---|---|
| 2005 | 6.3 years of pay | 6.2 years of pay |
| 2010 | 5.6 years of pay | 5.7 years of pay |
| 2015 | 6.0 years of pay | 7.0 years of pay |
| 2020 | 6.6 years of pay | 7.1 years of pay |
| 2025 | 6.5 years of pay | 6.4 years of pay |
In 2005 a home cost 6.3 years of pay in Fenland and 6.2 years in Norwich. In 2025 it was 6.5 years and 6.4 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 | Fenland | Norwich |
|---|---|---|
| 2015 | 100 | 100 |
| 2016 | 103 | 103 |
| 2017 | 107 | 104 |
| 2018 | 110 | 106 |
| 2019 | 114 | 115 |
| 2020 | 116 | 119 |
| 2021 | 120 | 121 |
| 2022 | 127 | 127 |
| 2023 | 135 | 135 |
| 2024 | 143 | 145 |
| 2025 | 152 | 158 |
| August 2026 | 158 | 160 |
In 2015 the average rent was £532 a month in Fenland and £715 in Norwich. Now it is £842 and £1,142: up 58% in Fenland and up 60% in Norwich.
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 Fenland to Norwich
| Earning in Fenland | Equivalent to buy in Norwich | Equivalent to rent in Norwich |
|---|---|---|
| £30,000 | £42,500 | £41,500 |
| £40,000 | £57,000 | £55,000 |
| £50,000 | £71,000 | £69,000 |
| £60,000 | £85,000 | £82,500 |
Moving from Norwich to Fenland
| Earning in Norwich | Equivalent to buy in Fenland | Equivalent to rent in Fenland |
|---|---|---|
| £30,000 | £21,000 | £22,000 |
| £40,000 | £28,000 | £29,000 |
| £50,000 | £35,000 | £36,500 |
| £60,000 | £42,500 | £43,500 |