Havering vs Sutton: buying or renting a home
A typical terraced house costs £45,000 (10%) more in Sutton than in Havering. Measured against local pay, buying is harder in Sutton: it takes 10.8× median annual pay, against 9.4× in Havering.
At a glance
| Havering | Sutton | |
|---|---|---|
| Buying a home | Expensive | Expensive |
| Renting a home | Very expensive | Very expensive |
| Recorded crime | About average | Low |
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 Sutton (£44,393) is 4% lower than in Havering (£46,045), while a typical terraced house costs 10% more (£480,000 against £435,000). Set against local pay, Havering is the easier of the two for a typical earner to buy in.
Buying a terraced house takes 9.4× annual pay in Havering and 10.8× in Sutton. Renting one takes 47% of pay in Havering and 47% in Sutton. Buying is harder in Sutton; renting is about the same.
Across all property types and measured against pay, Havering is the 59th most expensive of 316 areas to buy in, and Sutton is the 49th most expensive of 316 areas. For renting against pay, Havering is the 74th most expensive of 316 areas and Sutton is the 66th most expensive of 316 areas.
Someone on £40,000 in Havering would need about £44,000 in Sutton to be equally placed to buy a terraced house, and about £39,000 to be equally placed to rent one. Keeping the same pay after a move to Sutton 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 68.3 crimes per 1,000 residents in Havering and 60.3 in Sutton, so recorded crime per resident is 12% lower in Sutton. The biggest difference is in vehicle offences: 7.3 per 1,000 in Havering against 5.4 in Sutton.
Can a typical earner buy?
| Terraced house | Havering | Sutton |
|---|---|---|
| Median full-time pay | £46,045 | £44,393 |
| House price ÷ pay | 9.4× | 10.8× |
| Median pay as a share of income typically needed to buy | 53% | 46% |
| Rent a year as a share of median pay | 47% | 47% |
Buying, by property type
| Type | Havering | Sutton | Difference |
|---|---|---|---|
| Detached | £700,000 | £900,000 | +29% in Sutton |
| Semi-detached | £510,000 | £610,000 | +20% in Sutton |
| Terraced | £435,000 | £480,000 | +10% in Sutton |
| Flat | £265,000 | £290,000 | +9% in Sutton |
Renting, by property type
| Type (average rent a month) | Havering | Sutton | Difference |
|---|---|---|---|
| Detached | £2,402 | £2,425 | +1% in Sutton |
| Semi-detached | £1,930 | £2,019 | +5% in Sutton |
| Terraced | £1,803 | £1,749 | -3% in Sutton |
| Flat | £1,423 | £1,404 | -1% in Sutton |
Crime
Police recorded 68.3 crimes per 1,000 residents in Havering and 60.3 in Sutton, so recorded crime per resident is 12% lower in Sutton.
| Police recorded crime per 1,000 residents | Havering | Sutton | Difference |
|---|---|---|---|
| All recorded crime (excluding fraud) | 68.3 | 60.3 | -12% in Sutton |
| Violence against the person | 22.4 | 21.8 | -3% in Sutton |
| Sexual offences | 2.1 | 2.1 | +4% in Sutton |
| Robbery | 2.3 | 1.3 | -43% in Sutton |
| Residential burglary (per 1,000 households) | 6.1 | 7.8 | +29% in Sutton |
| Vehicle offences | 7.3 | 5.4 | -26% in Sutton |
| Theft from the person | 1.4 | 1.0 | -30% in Sutton |
| Criminal damage and arson | 5.0 | 4.4 | -11% in Sutton |
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 | Havering | Sutton |
|---|---|---|
| 2005 | 100 | 100 |
| 2006 | 104 | 103 |
| 2007 | 114 | 115 |
| 2008 | 113 | 116 |
| 2009 | 101 | 101 |
| 2010 | 108 | 111 |
| 2011 | 108 | 111 |
| 2012 | 109 | 114 |
| 2013 | 111 | 120 |
| 2014 | 127 | 139 |
| 2015 | 143 | 154 |
| 2016 | 168 | 174 |
| 2017 | 177 | 180 |
| 2018 | 181 | 181 |
| 2019 | 179 | 177 |
| 2020 | 181 | 181 |
| 2021 | 188 | 193 |
| 2022 | 203 | 207 |
| 2023 | 205 | 207 |
| 2024 | 203 | 204 |
| 2025 | 213 | 212 |
| 12 months to July 2026 | 216 | 213 |
In 2005 the average home cost £206,988 in Havering and £211,844 in Sutton. Now it is £446,766 and £450,518: Havering is up 116% and Sutton is up 113%.
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 | Havering | Sutton |
|---|---|---|
| 2005 | 7.1 years of pay | 7.8 years of pay |
| 2010 | 7.3 years of pay | 7.7 years of pay |
| 2015 | 9.2 years of pay | 10.4 years of pay |
| 2020 | 10.4 years of pay | 10.9 years of pay |
| 2025 | 9.6 years of pay | 10.1 years of pay |
In 2005 a home cost 7.1 years of pay in Havering and 7.8 years in Sutton. In 2025 it was 9.6 years and 10.1 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 | Havering | Sutton |
|---|---|---|
| 2015 | 100 | 100 |
| 2016 | 107 | 107 |
| 2017 | 112 | 109 |
| 2018 | 117 | 108 |
| 2019 | 119 | 108 |
| 2020 | 121 | 111 |
| 2021 | 123 | 113 |
| 2022 | 126 | 117 |
| 2023 | 133 | 124 |
| 2024 | 146 | 139 |
| 2025 | 160 | 147 |
| August 2026 | 165 | 151 |
In 2015 the average rent was £948 a month in Havering and £1,030 in Sutton. Now it is £1,565 and £1,556: up 65% in Havering and up 51% in Sutton. Rents have risen faster in Havering.
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 Havering to Sutton
| Earning in Havering | Equivalent to buy in Sutton | Equivalent to rent in Sutton |
|---|---|---|
| £30,000 | £33,000 | £29,000 |
| £40,000 | £44,000 | £39,000 |
| £50,000 | £55,000 | £48,500 |
| £60,000 | £66,000 | £58,000 |
Moving from Sutton to Havering
| Earning in Sutton | Equivalent to buy in Havering | Equivalent to rent in Havering |
|---|---|---|
| £30,000 | £27,000 | £31,000 |
| £40,000 | £36,500 | £41,000 |
| £50,000 | £45,500 | £51,500 |
| £60,000 | £54,500 | £62,000 |