Manchester vs North Hertfordshire: buying or renting a home
A typical terraced house costs £114,000 (45%) more in North Hertfordshire than in Manchester. Measured against local pay, buying is harder in North Hertfordshire: it takes 7.5× median annual pay, against 7.1× in Manchester.
At a glance
| Manchester | North Hertfordshire | |
|---|---|---|
| Buying a home | Fairly affordable | Expensive |
| Renting a home | Very expensive | Expensive |
| Recorded crime | High | 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 North Hertfordshire (£49,224) is 36% higher than in Manchester (£36,278), while a typical terraced house costs 45% more (£370,000 against £256,000). Set against local pay, Manchester is the easier of the two for a typical earner to buy in.
Buying a terraced house takes 7.1× annual pay in Manchester and 7.5× in North Hertfordshire. Renting one takes 46% of pay in Manchester and 34% in North Hertfordshire. The two measures point different ways: buying is harder in North Hertfordshire, but renting takes a bigger share of pay in Manchester.
Across all property types and measured against pay, Manchester is around the middle of 316 areas (188th most expensive) to buy in, and North Hertfordshire is the 116th most expensive of 316 areas. For renting against pay, Manchester is the 46th most expensive of 316 areas and North Hertfordshire is around the middle of 316 areas (130th most expensive).
Someone on £40,000 in Manchester would need about £58,000 in North Hertfordshire to be equally placed to buy a terraced house, and about £39,500 to be equally placed to rent one. Keeping the same pay after a move to North Hertfordshire 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 142.7 crimes per 1,000 residents in Manchester and 49.5 in North Hertfordshire, so recorded crime per resident is 65% lower in North Hertfordshire. The biggest difference is in vehicle offences: 7.9 per 1,000 in Manchester against 2.9 in North Hertfordshire.
Can a typical earner buy?
| Terraced house | Manchester | North Hertfordshire |
|---|---|---|
| Median full-time pay | £36,278 | £49,224 |
| House price ÷ pay | 7.1× | 7.5× |
| Median pay as a share of income typically needed to buy | 71% | 67% |
| Rent a year as a share of median pay | 46% | 34% |
Buying, by property type
| Type | Manchester | North Hertfordshire | Difference |
|---|---|---|---|
| Detached | £400,000 | £694,000 | +74% in North Hertfordshire |
| Semi-detached | £310,000 | £499,975 | +61% in North Hertfordshire |
| Terraced | £256,000 | £370,000 | +45% in North Hertfordshire |
| Flat | £210,000 | £222,750 | +6% in North Hertfordshire |
Renting, by property type
| Type (average rent a month) | Manchester | North Hertfordshire | Difference |
|---|---|---|---|
| Detached | £1,878 | £1,939 | +3% in North Hertfordshire |
| Semi-detached | £1,496 | £1,550 | +4% in North Hertfordshire |
| Terraced | £1,405 | £1,379 | -2% in North Hertfordshire |
| Flat | £1,147 | £1,158 | +1% in North Hertfordshire |
Crime
Police recorded 142.7 crimes per 1,000 residents in Manchester and 49.5 in North Hertfordshire, so recorded crime per resident is 65% lower in North Hertfordshire.
| Police recorded crime per 1,000 residents | Manchester | North Hertfordshire | Difference |
|---|---|---|---|
| All recorded crime (excluding fraud) | 142.7 | 49.5 | -65% in North Hertfordshire |
| Violence against the person | 51.9 | 20.7 | -60% in North Hertfordshire |
| Sexual offences | 5.6 | 2.4 | -58% in North Hertfordshire |
| Robbery | 2.7 | 0.4 | -86% in North Hertfordshire |
| Residential burglary (per 1,000 households) | 9.3 | 4.3 | -53% in North Hertfordshire |
| Vehicle offences | 7.9 | 2.9 | -64% in North Hertfordshire |
| Theft from the person | 3.9 | 0.3 | -91% in North Hertfordshire |
| Criminal damage and arson | 10.0 | 4.9 | -51% in North Hertfordshire |
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 | Manchester | North Hertfordshire |
|---|---|---|
| 2005 | 100 | 100 |
| 2006 | 117 | 107 |
| 2007 | 129 | 114 |
| 2008 | 125 | 112 |
| 2009 | 112 | 103 |
| 2010 | 115 | 112 |
| 2011 | 114 | 112 |
| 2012 | 115 | 115 |
| 2013 | 115 | 116 |
| 2014 | 125 | 130 |
| 2015 | 133 | 145 |
| 2016 | 145 | 164 |
| 2017 | 158 | 171 |
| 2018 | 167 | 178 |
| 2019 | 173 | 171 |
| 2020 | 178 | 175 |
| 2021 | 209 | 182 |
| 2022 | 231 | 193 |
| 2023 | 233 | 196 |
| 2024 | 241 | 194 |
| 2025 | 247 | 201 |
| 12 months to July 2026 | 251 | 203 |
In 2005 the average home cost £100,202 in Manchester and £204,727 in North Hertfordshire. Now it is £251,205 and £416,551: Manchester is up 151% and North Hertfordshire is up 103%. 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 | Manchester | North Hertfordshire |
|---|---|---|
| 2005 | 4.8 years of pay | 7.8 years of pay |
| 2010 | 5.0 years of pay | 7.4 years of pay |
| 2015 | 5.4 years of pay | 8.6 years of pay |
| 2020 | 6.3 years of pay | 9.0 years of pay |
| 2025 | 6.8 years of pay | 8.4 years of pay |
In 2005 a home cost 4.8 years of pay in Manchester and 7.8 years in North Hertfordshire. In 2025 it was 6.8 years and 8.4 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 | Manchester | North Hertfordshire |
|---|---|---|
| 2015 | 100 | 100 |
| 2016 | 101 | 106 |
| 2017 | 106 | 115 |
| 2018 | 112 | 117 |
| 2019 | 114 | 118 |
| 2020 | 117 | 118 |
| 2021 | 120 | 122 |
| 2022 | 127 | 132 |
| 2023 | 139 | 139 |
| 2024 | 156 | 154 |
| 2025 | 167 | 162 |
| August 2026 | 174 | 171 |
In 2015 the average rent was £790 a month in Manchester and £838 in North Hertfordshire. Now it is £1,373 and £1,434: up 74% in Manchester and up 71% in North Hertfordshire.
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 Manchester to North Hertfordshire
| Earning in Manchester | Equivalent to buy in North Hertfordshire | Equivalent to rent in North Hertfordshire |
|---|---|---|
| £30,000 | £43,500 | £29,500 |
| £40,000 | £58,000 | £39,500 |
| £50,000 | £72,500 | £49,000 |
| £60,000 | £86,500 | £59,000 |
Moving from North Hertfordshire to Manchester
| Earning in North Hertfordshire | Equivalent to buy in Manchester | Equivalent to rent in Manchester |
|---|---|---|
| £30,000 | £21,000 | £30,500 |
| £40,000 | £27,500 | £41,000 |
| £50,000 | £34,500 | £51,000 |
| £60,000 | £41,500 | £61,000 |