Hammersmith and Fulham vs Leeds: buying or renting a home
A typical terraced house costs £1,162,500 (574%) more in Hammersmith and Fulham than in Leeds. Measured against local pay, buying is harder in Hammersmith and Fulham: it takes 28.9× median annual pay, against 5.5× in Leeds.
At a glance
| Hammersmith and Fulham | Leeds | |
|---|---|---|
| Buying a home | Very expensive | Fairly affordable |
| Renting a home | Very expensive | Expensive |
| Recorded crime | Above 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 Leeds (£36,716) is 22% lower than in Hammersmith and Fulham (£47,192), while a typical terraced house costs 85% less (£202,500 against £1,365,000). Set against local pay, Leeds is the easier of the two for a typical earner to buy in.
Buying a terraced house takes 28.9× annual pay in Hammersmith and Fulham and 5.5× in Leeds. Renting one takes 96% of pay in Hammersmith and Fulham and 38% in Leeds. Both are harder in Hammersmith and Fulham, and the gap is wider for buying.
Across all property types and measured against pay, Hammersmith and Fulham is the 3rd most expensive of 316 areas to buy in, and Leeds is the 114th least expensive of 316 areas. For renting against pay, Hammersmith and Fulham is the 3rd most expensive of 316 areas and Leeds is the 106th most expensive of 316 areas.
Someone on £40,000 in Hammersmith and Fulham would need about £6,000 in Leeds to be equally placed to buy a terraced house, and about £12,500 to be equally placed to rent one. Keeping the same pay after a move to Leeds would leave you better 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 107.0 crimes per 1,000 residents in Hammersmith and Fulham and 114.6 in Leeds, so recorded crime per resident is 7% higher in Leeds. The biggest difference is in violence against the person: 30.8 per 1,000 in Hammersmith and Fulham against 44.9 in Leeds.
Can a typical earner buy?
| Terraced house | Hammersmith and Fulham | Leeds |
|---|---|---|
| Median full-time pay | £47,192 | £36,716 |
| House price ÷ pay | 28.9× | 5.5× |
| Median pay as a share of income typically needed to buy | 17% | 91% |
| Rent a year as a share of median pay | 96% | 38% |
Buying, by property type
| Type | Hammersmith and Fulham | Leeds | Difference |
|---|---|---|---|
| Terraced | £1,365,000 | £202,500 | -85% in Leeds |
| Flat | £570,000 | £150,000 | -74% in Leeds |
Renting, by property type
| Type (average rent a month) | Hammersmith and Fulham | Leeds | Difference |
|---|---|---|---|
| Terraced | £3,766 | £1,157 | -69% in Leeds |
| Flat | £2,347 | £905 | -61% in Leeds |
Crime
Police recorded 107.0 crimes per 1,000 residents in Hammersmith and Fulham and 114.6 in Leeds, so recorded crime per resident is 7% higher in Leeds.
| Police recorded crime per 1,000 residents | Hammersmith and Fulham | Leeds | Difference |
|---|---|---|---|
| All recorded crime (excluding fraud) | 107.0 | 114.6 | +7% in Leeds |
| Violence against the person | 30.8 | 44.9 | +46% in Leeds |
| Sexual offences | 3.7 | 4.4 | +17% in Leeds |
| Robbery | 3.1 | 2.2 | -30% in Leeds |
| Residential burglary (per 1,000 households) | 10.0 | 13.0 | +29% in Leeds |
| Vehicle offences | 8.1 | 7.0 | -14% in Leeds |
| Theft from the person | 4.5 | 1.3 | -71% in Leeds |
| Criminal damage and arson | 6.1 | 8.5 | +40% in Leeds |
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 | Hammersmith and Fulham | Leeds |
|---|---|---|
| 2005 | 100 | 100 |
| 2006 | 110 | 107 |
| 2007 | 131 | 114 |
| 2008 | 131 | 110 |
| 2009 | 120 | 98 |
| 2010 | 139 | 103 |
| 2011 | 143 | 101 |
| 2012 | 156 | 99 |
| 2013 | 174 | 100 |
| 2014 | 199 | 106 |
| 2015 | 210 | 111 |
| 2016 | 208 | 119 |
| 2017 | 209 | 125 |
| 2018 | 200 | 130 |
| 2019 | 198 | 134 |
| 2020 | 201 | 139 |
| 2021 | 211 | 151 |
| 2022 | 214 | 165 |
| 2023 | 228 | 168 |
| 2024 | 218 | 171 |
| 2025 | 211 | 177 |
| 12 months to July 2026 | 200 | 181 |
In 2005 the average home cost £375,524 in Hammersmith and Fulham and £135,425 in Leeds. Now it is £751,998 and £244,464: Hammersmith and Fulham is up 100% and Leeds is up 81%. Prices have risen faster in Hammersmith and Fulham, so the gap between the two has widened.
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 | Hammersmith and Fulham | Leeds |
|---|---|---|
| 2005 | 12.8 years of pay | 6.1 years of pay |
| 2010 | 14.0 years of pay | 5.7 years of pay |
| 2015 | 20.8 years of pay | 5.7 years of pay |
| 2020 | 18.2 years of pay | 6.2 years of pay |
| 2025 | 16.8 years of pay | 6.5 years of pay |
In 2005 a home cost 12.8 years of pay in Hammersmith and Fulham and 6.1 years in Leeds. In 2025 it was 16.8 years and 6.5 years.
Affordability has worsened more in Hammersmith and Fulham 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 | Hammersmith and Fulham | Leeds |
|---|---|---|
| 2015 | 100 | 100 |
| 2016 | 101 | 98 |
| 2017 | 104 | 102 |
| 2018 | 101 | 104 |
| 2019 | 105 | 107 |
| 2020 | 107 | 112 |
| 2021 | 109 | 114 |
| 2022 | 112 | 125 |
| 2023 | 121 | 136 |
| 2024 | 133 | 145 |
| 2025 | 143 | 146 |
| August 2026 | 148 | 151 |
In 2015 the average rent was £1,909 a month in Hammersmith and Fulham and £758 in Leeds. Now it is £2,825 and £1,145: up 48% in Hammersmith and Fulham and up 51% in Leeds.
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 Hammersmith and Fulham to Leeds
| Earning in Hammersmith and Fulham | Equivalent to buy in Leeds | Equivalent to rent in Leeds |
|---|---|---|
| £30,000 | £4,500 | £9,000 |
| £40,000 | £6,000 | £12,500 |
| £50,000 | £7,500 | £15,500 |
| £60,000 | £9,000 | £18,500 |
Moving from Leeds to Hammersmith and Fulham
| Earning in Leeds | Equivalent to buy in Hammersmith and Fulham | Equivalent to rent in Hammersmith and Fulham |
|---|---|---|
| £30,000 | £202,000 | £97,500 |
| £40,000 | £269,500 | £130,000 |
| £50,000 | £337,000 | £162,500 |
| £60,000 | £404,500 | £195,500 |