Hertsmere vs Manchester: buying or renting a home
A typical terraced house costs £204,000 (80%) more in Hertsmere than in Manchester. Measured against local pay, buying is harder in Hertsmere: it takes 10.5× median annual pay, against 7.1× in Manchester.
At a glance
| Hertsmere | Manchester | |
|---|---|---|
| Buying a home | Very expensive | Fairly affordable |
| Renting a home | Very expensive | Very expensive |
| Recorded crime | About average | High |
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 Manchester (£36,278) is 17% lower than in Hertsmere (£43,813), while a typical terraced house costs 44% less (£256,000 against £460,000). Set against local pay, Manchester is the easier of the two for a typical earner to buy in.
Buying a terraced house takes 10.5× annual pay in Hertsmere and 7.1× in Manchester. Renting one takes 48% of pay in Hertsmere and 46% in Manchester. Buying is harder in Hertsmere; renting is about the same.
Across all property types and measured against pay, Hertsmere is the 11th most expensive of 316 areas to buy in, and Manchester is around the middle of 316 areas (188th most expensive). For renting against pay, Hertsmere is the 24th most expensive of 316 areas and Manchester is the 46th most expensive of 316 areas.
Someone on £40,000 in Hertsmere would need about £22,500 in Manchester to be equally placed to buy a terraced house, and about £32,500 to be equally placed to rent one. Keeping the same pay after a move to Manchester 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 71.9 crimes per 1,000 residents in Hertsmere and 142.7 in Manchester, so recorded crime per resident is 99% higher in Manchester. The biggest difference is in sexual offences: 2.1 per 1,000 in Hertsmere against 5.6 in Manchester.
Can a typical earner buy?
| Terraced house | Hertsmere | Manchester |
|---|---|---|
| Median full-time pay | £43,813 | £36,278 |
| House price ÷ pay | 10.5× | 7.1× |
| Median pay as a share of income typically needed to buy | 48% | 71% |
| Rent a year as a share of median pay | 48% | 46% |
Buying, by property type
| Type | Hertsmere | Manchester | Difference |
|---|---|---|---|
| Detached | £960,000 | £400,000 | -58% in Manchester |
| Semi-detached | £625,000 | £310,000 | -50% in Manchester |
| Terraced | £460,000 | £256,000 | -44% in Manchester |
| Flat | £310,000 | £210,000 | -32% in Manchester |
Renting, by property type
| Type (average rent a month) | Hertsmere | Manchester | Difference |
|---|---|---|---|
| Detached | £2,514 | £1,878 | -25% in Manchester |
| Semi-detached | £2,030 | £1,496 | -26% in Manchester |
| Terraced | £1,738 | £1,405 | -19% in Manchester |
| Flat | £1,447 | £1,147 | -21% in Manchester |
Crime
Police recorded 71.9 crimes per 1,000 residents in Hertsmere and 142.7 in Manchester, so recorded crime per resident is 99% higher in Manchester.
| Police recorded crime per 1,000 residents | Hertsmere | Manchester | Difference |
|---|---|---|---|
| All recorded crime (excluding fraud) | 71.9 | 142.7 | +99% in Manchester |
| Violence against the person | 26.5 | 51.9 | +96% in Manchester |
| Sexual offences | 2.1 | 5.6 | +171% in Manchester |
| Robbery | 1.0 | 2.7 | +172% in Manchester |
| Residential burglary (per 1,000 households) | 8.0 | 9.3 | +16% in Manchester |
| Vehicle offences | 5.4 | 7.9 | +48% in Manchester |
| Theft from the person | 0.7 | 3.9 | +471% in Manchester |
| Criminal damage and arson | 5.5 | 10.0 | +84% in Manchester |
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 | Hertsmere | Manchester |
|---|---|---|
| 2005 | 100 | 100 |
| 2006 | 102 | 117 |
| 2007 | 114 | 129 |
| 2008 | 112 | 125 |
| 2009 | 102 | 112 |
| 2010 | 112 | 115 |
| 2011 | 115 | 114 |
| 2012 | 117 | 115 |
| 2013 | 124 | 115 |
| 2014 | 141 | 125 |
| 2015 | 156 | 133 |
| 2016 | 179 | 145 |
| 2017 | 183 | 158 |
| 2018 | 184 | 167 |
| 2019 | 183 | 173 |
| 2020 | 184 | 178 |
| 2021 | 195 | 209 |
| 2022 | 205 | 231 |
| 2023 | 203 | 233 |
| 2024 | 197 | 241 |
| 2025 | 200 | 247 |
| 12 months to July 2026 | 202 | 251 |
In 2005 the average home cost £273,143 in Hertsmere and £100,202 in Manchester. Now it is £550,638 and £251,205: Hertsmere is up 102% and Manchester is up 151%. Prices have risen faster in Manchester, 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 | Hertsmere | Manchester |
|---|---|---|
| 2005 | 9.6 years of pay | 4.8 years of pay |
| 2010 | 11.2 years of pay | 5.0 years of pay |
| 2015 | 14.8 years of pay | 5.4 years of pay |
| 2020 | 14.1 years of pay | 6.3 years of pay |
| 2025 | 12.4 years of pay | 6.8 years of pay |
In 2005 a home cost 9.6 years of pay in Hertsmere and 4.8 years in Manchester. In 2025 it was 12.4 years and 6.8 years.
Affordability has worsened more in Hertsmere 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 | Hertsmere | Manchester |
|---|---|---|
| 2015 | 100 | 100 |
| 2016 | 104 | 101 |
| 2017 | 108 | 106 |
| 2018 | 109 | 112 |
| 2019 | 108 | 114 |
| 2020 | 110 | 117 |
| 2021 | 111 | 120 |
| 2022 | 115 | 127 |
| 2023 | 121 | 139 |
| 2024 | 128 | 156 |
| 2025 | 138 | 167 |
| August 2026 | 143 | 174 |
In 2015 the average rent was £1,277 a month in Hertsmere and £790 in Manchester. Now it is £1,829 and £1,373: up 43% in Hertsmere and up 74% in Manchester. Rents have risen faster in Manchester.
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 Hertsmere to Manchester
| Earning in Hertsmere | Equivalent to buy in Manchester | Equivalent to rent in Manchester |
|---|---|---|
| £30,000 | £16,500 | £24,500 |
| £40,000 | £22,500 | £32,500 |
| £50,000 | £28,000 | £40,500 |
| £60,000 | £33,500 | £48,500 |
Moving from Manchester to Hertsmere
| Earning in Manchester | Equivalent to buy in Hertsmere | Equivalent to rent in Hertsmere |
|---|---|---|
| £30,000 | £54,000 | £37,000 |
| £40,000 | £72,000 | £49,500 |
| £50,000 | £90,000 | £62,000 |
| £60,000 | £108,000 | £74,000 |