Leeds vs Manchester: buying or renting a home
A typical terraced house costs £53,500 (26%) more in Manchester than in Leeds. Measured against local pay, buying is harder in Manchester: it takes 7.1× median annual pay, against 5.5× in Leeds.
At a glance
| Leeds | Manchester | |
|---|---|---|
| Buying a home | Fairly affordable | Fairly affordable |
| Renting a home | Expensive | Very expensive |
| Recorded crime | Above 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 1% lower than in Leeds (£36,716), while a typical terraced house costs 26% more (£256,000 against £202,500). Set against local pay, Leeds is the easier of the two for a typical earner to buy in.
Buying a terraced house takes 5.5× annual pay in Leeds and 7.1× in Manchester. Renting one takes 38% of pay in Leeds and 46% in Manchester. Both are harder in Manchester, and the gap is wider for buying.
Across all property types and measured against pay, Leeds is the 114th least expensive of 316 areas to buy in, and Manchester is around the middle of 316 areas (188th most expensive). For renting against pay, Leeds is the 106th most expensive of 316 areas and Manchester is the 46th most expensive of 316 areas.
Someone on £40,000 in Leeds would need about £50,500 in Manchester to be equally placed to buy a terraced house, and about £48,500 to be equally placed to rent one. Keeping the same pay after a move to Manchester 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 114.6 crimes per 1,000 residents in Leeds and 142.7 in Manchester, so recorded crime per resident is 24% higher in Manchester. The biggest difference is in residential burglary: 13.0 per 1,000 in Leeds against 9.3 in Manchester.
Can a typical earner buy?
| Terraced house | Leeds | Manchester |
|---|---|---|
| Median full-time pay | £36,716 | £36,278 |
| House price ÷ pay | 5.5× | 7.1× |
| Median pay as a share of income typically needed to buy | 91% | 71% |
| Rent a year as a share of median pay | 38% | 46% |
Buying, by property type
| Type | Leeds | Manchester | Difference |
|---|---|---|---|
| Detached | £430,000 | £400,000 | -7% in Manchester |
| Semi-detached | £262,000 | £310,000 | +18% in Manchester |
| Terraced | £202,500 | £256,000 | +26% in Manchester |
| Flat | £150,000 | £210,000 | +40% in Manchester |
Renting, by property type
| Type (average rent a month) | Leeds | Manchester | Difference |
|---|---|---|---|
| Detached | £1,507 | £1,878 | +25% in Manchester |
| Semi-detached | £1,226 | £1,496 | +22% in Manchester |
| Terraced | £1,157 | £1,405 | +21% in Manchester |
| Flat | £905 | £1,147 | +27% in Manchester |
Crime
Police recorded 114.6 crimes per 1,000 residents in Leeds and 142.7 in Manchester, so recorded crime per resident is 24% higher in Manchester.
| Police recorded crime per 1,000 residents | Leeds | Manchester | Difference |
|---|---|---|---|
| All recorded crime (excluding fraud) | 114.6 | 142.7 | +24% in Manchester |
| Violence against the person | 44.9 | 51.9 | +16% in Manchester |
| Sexual offences | 4.4 | 5.6 | +29% in Manchester |
| Robbery | 2.2 | 2.7 | +25% in Manchester |
| Residential burglary (per 1,000 households) | 13.0 | 9.3 | -29% in Manchester |
| Vehicle offences | 7.0 | 7.9 | +14% in Manchester |
| Theft from the person | 1.3 | 3.9 | +205% in Manchester |
| Criminal damage and arson | 8.5 | 10.0 | +18% 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 | Leeds | Manchester |
|---|---|---|
| 2005 | 100 | 100 |
| 2006 | 107 | 117 |
| 2007 | 114 | 129 |
| 2008 | 110 | 125 |
| 2009 | 98 | 112 |
| 2010 | 103 | 115 |
| 2011 | 101 | 114 |
| 2012 | 99 | 115 |
| 2013 | 100 | 115 |
| 2014 | 106 | 125 |
| 2015 | 111 | 133 |
| 2016 | 119 | 145 |
| 2017 | 125 | 158 |
| 2018 | 130 | 167 |
| 2019 | 134 | 173 |
| 2020 | 139 | 178 |
| 2021 | 151 | 209 |
| 2022 | 165 | 231 |
| 2023 | 168 | 233 |
| 2024 | 171 | 241 |
| 2025 | 177 | 247 |
| 12 months to July 2026 | 181 | 251 |
In 2005 the average home cost £135,425 in Leeds and £100,202 in Manchester. Now it is £244,464 and £251,205: Leeds is up 81% 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 | Leeds | Manchester |
|---|---|---|
| 2005 | 6.1 years of pay | 4.8 years of pay |
| 2010 | 5.7 years of pay | 5.0 years of pay |
| 2015 | 5.7 years of pay | 5.4 years of pay |
| 2020 | 6.2 years of pay | 6.3 years of pay |
| 2025 | 6.5 years of pay | 6.8 years of pay |
In 2005 a home cost 6.1 years of pay in Leeds and 4.8 years in Manchester. In 2025 it was 6.5 years and 6.8 years.
Affordability has worsened more in Manchester 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 | Leeds | Manchester |
|---|---|---|
| 2015 | 100 | 100 |
| 2016 | 98 | 101 |
| 2017 | 102 | 106 |
| 2018 | 104 | 112 |
| 2019 | 107 | 114 |
| 2020 | 112 | 117 |
| 2021 | 114 | 120 |
| 2022 | 125 | 127 |
| 2023 | 136 | 139 |
| 2024 | 145 | 156 |
| 2025 | 146 | 167 |
| August 2026 | 151 | 174 |
In 2015 the average rent was £758 a month in Leeds and £790 in Manchester. Now it is £1,145 and £1,373: up 51% in Leeds 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 Leeds to Manchester
| Earning in Leeds | Equivalent to buy in Manchester | Equivalent to rent in Manchester |
|---|---|---|
| £30,000 | £38,000 | £36,500 |
| £40,000 | £50,500 | £48,500 |
| £50,000 | £63,000 | £60,500 |
| £60,000 | £76,000 | £73,000 |
Moving from Manchester to Leeds
| Earning in Manchester | Equivalent to buy in Leeds | Equivalent to rent in Leeds |
|---|---|---|
| £30,000 | £23,500 | £24,500 |
| £40,000 | £31,500 | £33,000 |
| £50,000 | £39,500 | £41,000 |
| £60,000 | £47,500 | £49,500 |