Leeds vs West Suffolk: buying or renting a home
A typical terraced house costs £37,500 (19%) more in West Suffolk than in Leeds. Measured against local pay, buying is harder in West Suffolk: it takes 6.1× median annual pay, against 5.5× in Leeds.
At a glance
| Leeds | West Suffolk | |
|---|---|---|
| Buying a home | Fairly affordable | Fairly affordable |
| Renting a home | Expensive | Expensive |
| Recorded crime | Above 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 West Suffolk (£39,628) is 8% higher than in Leeds (£36,716), while a typical terraced house costs 19% more (£240,000 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 6.1× in West Suffolk. Renting one takes 38% of pay in Leeds and 35% in West Suffolk. The two measures point different ways: buying is harder in West Suffolk, but renting takes a bigger share of pay in Leeds.
Across all property types and measured against pay, Leeds is the 114th least expensive of 316 areas to buy in, and West Suffolk is around the middle of 316 areas (186th most expensive). For renting against pay, Leeds is the 106th most expensive of 316 areas and West Suffolk is the 123rd most expensive of 316 areas.
Someone on £40,000 in Leeds would need about £47,500 in West Suffolk to be equally placed to buy a terraced house, and about £40,000 to be equally placed to rent one. Keeping the same pay after a move to West Suffolk 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 46.6 in West Suffolk, so recorded crime per resident is 59% lower in West Suffolk. The biggest difference is in residential burglary: 13.0 per 1,000 in Leeds against 3.2 in West Suffolk.
Can a typical earner buy?
| Terraced house | Leeds | West Suffolk |
|---|---|---|
| Median full-time pay | £36,716 | £39,628 |
| House price ÷ pay | 5.5× | 6.1× |
| Median pay as a share of income typically needed to buy | 91% | 83% |
| Rent a year as a share of median pay | 38% | 35% |
Buying, by property type
| Type | Leeds | West Suffolk | Difference |
|---|---|---|---|
| Detached | £430,000 | £395,000 | -8% in West Suffolk |
| Semi-detached | £262,000 | £280,000 | +7% in West Suffolk |
| Terraced | £202,500 | £240,000 | +19% in West Suffolk |
| Flat | £150,000 | £168,250 | +12% in West Suffolk |
Renting, by property type
| Type (average rent a month) | Leeds | West Suffolk | Difference |
|---|---|---|---|
| Detached | £1,507 | £1,668 | +11% in West Suffolk |
| Semi-detached | £1,226 | £1,262 | +3% in West Suffolk |
| Terraced | £1,157 | £1,162 | +0% in West Suffolk |
| Flat | £905 | £952 | +5% in West Suffolk |
Crime
Police recorded 114.6 crimes per 1,000 residents in Leeds and 46.6 in West Suffolk, so recorded crime per resident is 59% lower in West Suffolk.
| Police recorded crime per 1,000 residents | Leeds | West Suffolk | Difference |
|---|---|---|---|
| All recorded crime (excluding fraud) | 114.6 | 46.6 | -59% in West Suffolk |
| Violence against the person | 44.9 | 20.2 | -55% in West Suffolk |
| Sexual offences | 4.4 | 2.9 | -35% in West Suffolk |
| Robbery | 2.2 | 0.3 | -88% in West Suffolk |
| Residential burglary (per 1,000 households) | 13.0 | 3.2 | -75% in West Suffolk |
| Vehicle offences | 7.0 | 1.9 | -72% in West Suffolk |
| Theft from the person | 1.3 | 0.2 | -84% in West Suffolk |
| Criminal damage and arson | 8.5 | 4.7 | -45% in West Suffolk |
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 | West Suffolk |
|---|---|---|
| 2005 | 100 | 100 |
| 2006 | 107 | 106 |
| 2007 | 114 | 115 |
| 2008 | 110 | 111 |
| 2009 | 98 | 97 |
| 2010 | 103 | 107 |
| 2011 | 101 | 106 |
| 2012 | 99 | 109 |
| 2013 | 100 | 112 |
| 2014 | 106 | 121 |
| 2015 | 111 | 131 |
| 2016 | 119 | 141 |
| 2017 | 125 | 151 |
| 2018 | 130 | 154 |
| 2019 | 134 | 157 |
| 2020 | 139 | 159 |
| 2021 | 151 | 169 |
| 2022 | 165 | 185 |
| 2023 | 168 | 185 |
| 2024 | 171 | 184 |
| 2025 | 177 | 181 |
| 12 months to July 2026 | 181 | 184 |
In 2005 the average home cost £135,425 in Leeds and £161,320 in West Suffolk. Now it is £244,464 and £296,744: Leeds is up 81% and West Suffolk is up 84%.
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 | West Suffolk |
|---|---|---|
| 2015 | 100 | 100 |
| 2016 | 98 | 106 |
| 2017 | 102 | 111 |
| 2018 | 104 | 115 |
| 2019 | 107 | 116 |
| 2020 | 112 | 117 |
| 2021 | 114 | 122 |
| 2022 | 125 | 129 |
| 2023 | 136 | 134 |
| 2024 | 145 | 141 |
| 2025 | 146 | 149 |
| August 2026 | 151 | 156 |
In 2015 the average rent was £758 a month in Leeds and £758 in West Suffolk. Now it is £1,145 and £1,183: up 51% in Leeds and up 56% in West Suffolk. Rents have risen faster in West Suffolk.
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 West Suffolk
| Earning in Leeds | Equivalent to buy in West Suffolk | Equivalent to rent in West Suffolk |
|---|---|---|
| £30,000 | £35,500 | £30,000 |
| £40,000 | £47,500 | £40,000 |
| £50,000 | £59,500 | £50,000 |
| £60,000 | £71,000 | £60,500 |
Moving from West Suffolk to Leeds
| Earning in West Suffolk | Equivalent to buy in Leeds | Equivalent to rent in Leeds |
|---|---|---|
| £30,000 | £25,500 | £30,000 |
| £40,000 | £34,000 | £40,000 |
| £50,000 | £42,000 | £50,000 |
| £60,000 | £50,500 | £59,500 |