Richmond upon Thames vs Westminster: buying or renting a home
A typical terraced house costs £1,110,000 (127%) more in Westminster than in Richmond upon Thames. Measured against local pay, buying is harder in Westminster: it takes 37.7× median annual pay, against 15.3× in Richmond upon Thames.
At a glance
| Richmond upon Thames | Westminster | |
|---|---|---|
| Buying a home | Very expensive | Very expensive |
| Renting a home | Very expensive | Very expensive |
| Recorded crime | Low | 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 Westminster (£52,610) is 8% lower than in Richmond upon Thames (£57,233), while a typical terraced house costs 127% more (£1,985,000 against £875,000). Set against local pay, Richmond upon Thames is the easier of the two for a typical earner to buy in.
Buying a terraced house takes 15.3× annual pay in Richmond upon Thames and 37.7× in Westminster. Renting one takes 56% of pay in Richmond upon Thames and 87% in Westminster. Both are harder in Westminster, and the gap is wider for buying.
Across all property types and measured against pay, Richmond upon Thames is the 14th most expensive of 316 areas to buy in, and Westminster is the 2nd most expensive of 316 areas. For renting against pay, Richmond upon Thames is the 30th most expensive of 316 areas and Westminster is the 2nd most expensive of 316 areas.
Someone on £40,000 in Richmond upon Thames would need about £90,500 in Westminster to be equally placed to buy a terraced house, and about £57,000 to be equally placed to rent one. Keeping the same pay after a move to Westminster 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 57.3 crimes per 1,000 residents in Richmond upon Thames and 355.5 in Westminster, so recorded crime per resident in Westminster is 6.2 times the rate in Richmond upon Thames. The biggest difference is in sexual offences: 1.8 per 1,000 in Richmond upon Thames against 7.6 in Westminster. Westminster's rate is inflated by visitors and the night-time economy relative to its resident population, so it overstates the risk to residents.
Can a typical earner buy?
| Terraced house | Richmond upon Thames | Westminster |
|---|---|---|
| Median full-time pay | £57,233 | £52,610 |
| House price ÷ pay | 15.3× | 37.7× |
| Median pay as a share of income typically needed to buy | 33% | 13% |
| Rent a year as a share of median pay | 56% | 87% |
Buying, by property type
| Type | Richmond upon Thames | Westminster | Difference |
|---|---|---|---|
| Terraced | £875,000 | £1,985,000 | +127% in Westminster |
| Flat | £470,000 | £735,000 | +56% in Westminster |
Renting, by property type
| Type (average rent a month) | Richmond upon Thames | Westminster | Difference |
|---|---|---|---|
| Terraced | £2,681 | £3,810 | +42% in Westminster |
| Flat | £2,045 | £2,957 | +45% in Westminster |
Crime
Police recorded 57.3 crimes per 1,000 residents in Richmond upon Thames and 355.5 in Westminster, so recorded crime per resident in Westminster is 6.2 times the rate in Richmond upon Thames.
| Police recorded crime per 1,000 residents | Richmond upon Thames | Westminster | Difference |
|---|---|---|---|
| All recorded crime (excluding fraud) | 57.3 | 355.5 | +521% in Westminster |
| Violence against the person | 15.1 | 52.9 | +250% in Westminster |
| Sexual offences | 1.8 | 7.6 | +326% in Westminster |
| Robbery | 1.3 | 14.5 | +1000% in Westminster |
| Residential burglary (per 1,000 households) | 7.8 | 12.5 | +60% in Westminster |
| Vehicle offences | 7.6 | 14.4 | +90% in Westminster |
| Theft from the person | 1.2 | 92.5 | +7424% in Westminster |
| Criminal damage and arson | 5.3 | 10.8 | +102% in Westminster |
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 | Richmond upon Thames | Westminster |
|---|---|---|
| 2005 | 100 | 100 |
| 2006 | 108 | 109 |
| 2007 | 127 | 129 |
| 2008 | 127 | 135 |
| 2009 | 114 | 133 |
| 2010 | 130 | 152 |
| 2011 | 134 | 158 |
| 2012 | 141 | 174 |
| 2013 | 152 | 198 |
| 2014 | 178 | 231 |
| 2015 | 191 | 242 |
| 2016 | 202 | 249 |
| 2017 | 206 | 267 |
| 2018 | 202 | 255 |
| 2019 | 200 | 239 |
| 2020 | 210 | 241 |
| 2021 | 216 | 255 |
| 2022 | 230 | 272 |
| 2023 | 230 | 270 |
| 2024 | 227 | 255 |
| 2025 | 236 | 242 |
| 12 months to July 2026 | 234 | 220 |
In 2005 the average home cost £343,295 in Richmond upon Thames and £424,580 in Westminster. Now it is £802,985 and £932,605: Richmond upon Thames is up 134% and Westminster is up 120%. Prices have risen faster in Richmond upon Thames, 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 | Richmond upon Thames | Westminster |
|---|---|---|
| 2005 | 9.8 years of pay | 13.0 years of pay |
| 2010 | 11.4 years of pay | 14.0 years of pay |
| 2015 | 16.6 years of pay | 23.9 years of pay |
| 2020 | 14.6 years of pay | 23.0 years of pay |
| 2025 | 14.2 years of pay | 19.6 years of pay |
In 2005 a home cost 9.8 years of pay in Richmond upon Thames and 13.0 years in Westminster. In 2025 it was 14.2 years and 19.6 years.
Affordability has worsened more in Westminster 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 | Richmond upon Thames | Westminster |
|---|---|---|
| 2015 | 100 | 100 |
| 2016 | 100 | 101 |
| 2017 | 98 | 100 |
| 2018 | 101 | 98 |
| 2019 | 102 | 100 |
| 2020 | 105 | 103 |
| 2021 | 105 | 97 |
| 2022 | 107 | 99 |
| 2023 | 111 | 112 |
| 2024 | 120 | 124 |
| 2025 | 133 | 132 |
| August 2026 | 141 | 130 |
In 2015 the average rent was £1,660 a month in Richmond upon Thames and £2,462 in Westminster. Now it is £2,333 and £3,196: up 41% in Richmond upon Thames and up 30% in Westminster. Rents have risen faster in Richmond upon Thames.
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 Richmond upon Thames to Westminster
| Earning in Richmond upon Thames | Equivalent to buy in Westminster | Equivalent to rent in Westminster |
|---|---|---|
| £30,000 | £68,000 | £42,500 |
| £40,000 | £90,500 | £57,000 |
| £50,000 | £113,500 | £71,000 |
| £60,000 | £136,000 | £85,500 |
Moving from Westminster to Richmond upon Thames
| Earning in Westminster | Equivalent to buy in Richmond upon Thames | Equivalent to rent in Richmond upon Thames |
|---|---|---|
| £30,000 | £13,000 | £21,000 |
| £40,000 | £17,500 | £28,000 |
| £50,000 | £22,000 | £35,000 |
| £60,000 | £26,500 | £42,000 |