Hyndburn vs Leeds: buying or renting a home
A typical terraced house costs £87,500 (76%) more in Leeds than in Hyndburn. Measured against local pay, buying is harder in Leeds: it takes 5.5× median annual pay, against 3.3× in Hyndburn.
At a glance
| Hyndburn | Leeds | |
|---|---|---|
| Buying a home | Affordable | Fairly affordable |
| Renting a home | Affordable | 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 5% higher than in Hyndburn (£34,987), while a typical terraced house costs 76% more (£202,500 against £115,000). Set against local pay, Hyndburn is the easier of the two for a typical earner to buy in.
Buying a terraced house takes 3.3× annual pay in Hyndburn and 5.5× in Leeds. Renting one takes 22% of pay in Hyndburn and 38% in Leeds. Both are harder in Leeds, and the gap is wider for renting.
Across all property types and measured against pay, Hyndburn is the 4th least expensive of 316 areas to buy in, and Leeds is the 114th least expensive of 316 areas. For renting against pay, Hyndburn is the 8th least expensive of 316 areas and Leeds is the 106th most expensive of 316 areas.
Someone on £40,000 in Hyndburn would need about £70,500 in Leeds to be equally placed to buy a terraced house, and about £71,500 to be equally placed to rent one. Keeping the same pay after a move to Leeds 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 96.9 crimes per 1,000 residents in Hyndburn and 114.6 in Leeds, so recorded crime per resident is 18% higher in Leeds. The biggest difference is in residential burglary: 7.4 per 1,000 in Hyndburn against 13.0 in Leeds.
Can a typical earner buy?
| Terraced house | Hyndburn | Leeds |
|---|---|---|
| Median full-time pay | £34,987 | £36,716 |
| House price ÷ pay | 3.3× | 5.5× |
| Median pay as a share of income typically needed to buy | 152% | 91% |
| Rent a year as a share of median pay | 22% | 38% |
Buying, by property type
| Type | Hyndburn | Leeds | Difference |
|---|---|---|---|
| Detached | £272,500 | £430,000 | +58% in Leeds |
| Semi-detached | £190,000 | £262,000 | +38% in Leeds |
| Terraced | £115,000 | £202,500 | +76% in Leeds |
Renting, by property type
| Type (average rent a month) | Hyndburn | Leeds | Difference |
|---|---|---|---|
| Detached | £890 | £1,507 | +69% in Leeds |
| Semi-detached | £716 | £1,226 | +71% in Leeds |
| Terraced | £648 | £1,157 | +79% in Leeds |
Crime
Police recorded 96.9 crimes per 1,000 residents in Hyndburn and 114.6 in Leeds, so recorded crime per resident is 18% higher in Leeds.
| Police recorded crime per 1,000 residents | Hyndburn | Leeds | Difference |
|---|---|---|---|
| All recorded crime (excluding fraud) | 96.9 | 114.6 | +18% in Leeds |
| Violence against the person | 43.2 | 44.9 | +4% in Leeds |
| Sexual offences | 4.1 | 4.4 | +7% in Leeds |
| Robbery | 0.8 | 2.2 | +160% in Leeds |
| Residential burglary (per 1,000 households) | 7.4 | 13.0 | +74% in Leeds |
| Vehicle offences | 8.0 | 7.0 | -13% in Leeds |
| Theft from the person | 0.4 | 1.3 | +231% in Leeds |
| Criminal damage and arson | 9.1 | 8.5 | -6% 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 | Hyndburn | Leeds |
|---|---|---|
| 2005 | 100 | 100 |
| 2006 | 115 | 107 |
| 2007 | 132 | 114 |
| 2008 | 132 | 110 |
| 2009 | 116 | 98 |
| 2010 | 117 | 103 |
| 2011 | 115 | 101 |
| 2012 | 112 | 99 |
| 2013 | 109 | 100 |
| 2014 | 105 | 106 |
| 2015 | 114 | 111 |
| 2016 | 120 | 119 |
| 2017 | 120 | 125 |
| 2018 | 123 | 130 |
| 2019 | 125 | 134 |
| 2020 | 130 | 139 |
| 2021 | 148 | 151 |
| 2022 | 166 | 165 |
| 2023 | 163 | 168 |
| 2024 | 168 | 171 |
| 2025 | 177 | 177 |
| 12 months to July 2026 | 186 | 181 |
In 2005 the average home cost £74,095 in Hyndburn and £135,425 in Leeds. Now it is £137,596 and £244,464: Hyndburn is up 86% and Leeds is up 81%. Prices have risen faster in Hyndburn, 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 | Hyndburn | Leeds |
|---|---|---|
| 2005 | 4.1 years of pay | 6.1 years of pay |
| 2010 | 4.0 years of pay | 5.7 years of pay |
| 2015 | 3.8 years of pay | 5.7 years of pay |
| 2020 | 3.9 years of pay | 6.2 years of pay |
| 2025 | 3.8 years of pay | 6.5 years of pay |
In 2005 a home cost 4.1 years of pay in Hyndburn and 6.1 years in Leeds. In 2025 it was 3.8 years and 6.5 years.
Affordability has worsened more in Leeds 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 | Hyndburn | Leeds |
|---|---|---|
| 2015 | 100 | 100 |
| 2016 | 100 | 98 |
| 2017 | 103 | 102 |
| 2018 | 104 | 104 |
| 2019 | 106 | 107 |
| 2020 | 108 | 112 |
| 2021 | 109 | 114 |
| 2022 | 112 | 125 |
| 2023 | 116 | 136 |
| 2024 | 130 | 145 |
| 2025 | 141 | 146 |
| August 2026 | 147 | 151 |
In 2015 the average rent was £440 a month in Hyndburn and £758 in Leeds. Now it is £648 and £1,145: up 47% in Hyndburn 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 Hyndburn to Leeds
| Earning in Hyndburn | Equivalent to buy in Leeds | Equivalent to rent in Leeds |
|---|---|---|
| £30,000 | £53,000 | £53,500 |
| £40,000 | £70,500 | £71,500 |
| £50,000 | £88,000 | £89,500 |
| £60,000 | £105,500 | £107,000 |
Moving from Leeds to Hyndburn
| Earning in Leeds | Equivalent to buy in Hyndburn | Equivalent to rent in Hyndburn |
|---|---|---|
| £30,000 | £17,000 | £17,000 |
| £40,000 | £22,500 | £22,500 |
| £50,000 | £28,500 | £28,000 |
| £60,000 | £34,000 | £33,500 |