Manchester vs Southend-on-Sea: buying or renting a home
A typical terraced house costs £79,000 (31%) more in Southend-on-Sea than in Manchester. Measured against local pay, buying is harder in Southend-on-Sea: it takes 8.1× median annual pay, against 7.1× in Manchester.
At a glance
| Manchester | Southend-on-Sea | |
|---|---|---|
| Buying a home | Fairly affordable | Expensive |
| Renting a home | Very expensive | Expensive |
| Recorded crime | High | 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 Southend-on-Sea (£41,554) is 15% higher than in Manchester (£36,278), while a typical terraced house costs 31% more (£335,000 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 8.1× in Southend-on-Sea. Renting one takes 46% of pay in Manchester and 38% in Southend-on-Sea. The two measures point different ways: buying is harder in Southend-on-Sea, 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 Southend-on-Sea is the 121st most expensive of 316 areas. For renting against pay, Manchester is the 46th most expensive of 316 areas and Southend-on-Sea is the 103rd most expensive of 316 areas.
Someone on £40,000 in Manchester would need about £52,500 in Southend-on-Sea to be equally placed to buy a terraced house, and about £37,500 to be equally placed to rent one. Keeping the same pay after a move to Southend-on-Sea 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 96.4 in Southend-on-Sea, so recorded crime per resident is 32% lower in Southend-on-Sea. The biggest difference is in residential burglary: 9.3 per 1,000 in Manchester against 5.6 in Southend-on-Sea.
Can a typical earner buy?
| Terraced house | Manchester | Southend-on-Sea |
|---|---|---|
| Median full-time pay | £36,278 | £41,554 |
| House price ÷ pay | 7.1× | 8.1× |
| Median pay as a share of income typically needed to buy | 71% | 62% |
| Rent a year as a share of median pay | 46% | 38% |
Buying, by property type
| Type | Manchester | Southend-on-Sea | Difference |
|---|---|---|---|
| Detached | £400,000 | £525,000 | +31% in Southend-on-Sea |
| Semi-detached | £310,000 | £405,000 | +31% in Southend-on-Sea |
| Terraced | £256,000 | £335,000 | +31% in Southend-on-Sea |
| Flat | £210,000 | £220,000 | +5% in Southend-on-Sea |
Renting, by property type
| Type (average rent a month) | Manchester | Southend-on-Sea | Difference |
|---|---|---|---|
| Detached | £1,878 | £1,665 | -11% in Southend-on-Sea |
| Semi-detached | £1,496 | £1,420 | -5% in Southend-on-Sea |
| Terraced | £1,405 | £1,322 | -6% in Southend-on-Sea |
| Flat | £1,147 | £1,035 | -10% in Southend-on-Sea |
Crime
Police recorded 142.7 crimes per 1,000 residents in Manchester and 96.4 in Southend-on-Sea, so recorded crime per resident is 32% lower in Southend-on-Sea.
| Police recorded crime per 1,000 residents | Manchester | Southend-on-Sea | Difference |
|---|---|---|---|
| All recorded crime (excluding fraud) | 142.7 | 96.4 | -32% in Southend-on-Sea |
| Violence against the person | 51.9 | 40.6 | -22% in Southend-on-Sea |
| Sexual offences | 5.6 | 4.3 | -24% in Southend-on-Sea |
| Robbery | 2.7 | 1.3 | -52% in Southend-on-Sea |
| Residential burglary (per 1,000 households) | 9.3 | 5.6 | -39% in Southend-on-Sea |
| Vehicle offences | 7.9 | 5.4 | -32% in Southend-on-Sea |
| Theft from the person | 3.9 | 0.7 | -82% in Southend-on-Sea |
| Criminal damage and arson | 10.0 | 7.0 | -30% in Southend-on-Sea |
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 | Southend-on-Sea |
|---|---|---|
| 2005 | 100 | 100 |
| 2006 | 117 | 105 |
| 2007 | 129 | 113 |
| 2008 | 125 | 111 |
| 2009 | 112 | 99 |
| 2010 | 115 | 106 |
| 2011 | 114 | 106 |
| 2012 | 115 | 107 |
| 2013 | 115 | 109 |
| 2014 | 125 | 120 |
| 2015 | 133 | 132 |
| 2016 | 145 | 150 |
| 2017 | 158 | 163 |
| 2018 | 167 | 170 |
| 2019 | 173 | 171 |
| 2020 | 178 | 175 |
| 2021 | 209 | 184 |
| 2022 | 231 | 200 |
| 2023 | 233 | 198 |
| 2024 | 241 | 195 |
| 2025 | 247 | 197 |
| 12 months to July 2026 | 251 | 199 |
In 2005 the average home cost £100,202 in Manchester and £163,817 in Southend-on-Sea. Now it is £251,205 and £326,721: Manchester is up 151% and Southend-on-Sea is up 99%. 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 | Southend-on-Sea |
|---|---|---|
| 2005 | 4.8 years of pay | 6.8 years of pay |
| 2010 | 5.0 years of pay | 6.3 years of pay |
| 2015 | 5.4 years of pay | 7.6 years of pay |
| 2020 | 6.3 years of pay | 8.7 years of pay |
| 2025 | 6.8 years of pay | 7.8 years of pay |
In 2005 a home cost 4.8 years of pay in Manchester and 6.8 years in Southend-on-Sea. In 2025 it was 6.8 years and 7.8 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 | Manchester | Southend-on-Sea |
|---|---|---|
| 2015 | 100 | 100 |
| 2016 | 101 | 106 |
| 2017 | 106 | 110 |
| 2018 | 112 | 114 |
| 2019 | 114 | 116 |
| 2020 | 117 | 118 |
| 2021 | 120 | 121 |
| 2022 | 127 | 125 |
| 2023 | 139 | 130 |
| 2024 | 156 | 138 |
| 2025 | 167 | 147 |
| August 2026 | 174 | 155 |
In 2015 the average rent was £790 a month in Manchester and £840 in Southend-on-Sea. Now it is £1,373 and £1,306: up 74% in Manchester and up 55% in Southend-on-Sea. 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 Manchester to Southend-on-Sea
| Earning in Manchester | Equivalent to buy in Southend-on-Sea | Equivalent to rent in Southend-on-Sea |
|---|---|---|
| £30,000 | £39,500 | £28,000 |
| £40,000 | £52,500 | £37,500 |
| £50,000 | £65,500 | £47,000 |
| £60,000 | £78,500 | £56,500 |
Moving from Southend-on-Sea to Manchester
| Earning in Southend-on-Sea | Equivalent to buy in Manchester | Equivalent to rent in Manchester |
|---|---|---|
| £30,000 | £23,000 | £32,000 |
| £40,000 | £30,500 | £42,500 |
| £50,000 | £38,000 | £53,000 |
| £60,000 | £46,000 | £64,000 |