Sevenoaks vs Wokingham: buying or renting a home
A typical terraced house costs £5,000 (1%) more in Wokingham than in Sevenoaks. Measured against local pay, buying is harder in Sevenoaks: it takes 8.5× median annual pay, against 7.4× in Wokingham.
At a glance
| Sevenoaks | Wokingham | |
|---|---|---|
| Buying a home | Expensive | Expensive |
| Renting a home | Very expensive | Expensive |
| Recorded crime | Low | 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 Wokingham (£52,222) is 17% higher than in Sevenoaks (£44,581), while a typical terraced house costs 1% more (£385,000 against £380,000). Set against local pay, Wokingham is the easier of the two for a typical earner to buy in.
Buying a terraced house takes 8.5× annual pay in Sevenoaks and 7.4× in Wokingham. Renting one takes 45% of pay in Sevenoaks and 32% in Wokingham. Both are harder in Sevenoaks, and the gap is wider for renting.
Across all property types and measured against pay, Sevenoaks is the 30th most expensive of 316 areas to buy in, and Wokingham is the 81st most expensive of 316 areas. For renting against pay, Sevenoaks is the 32nd most expensive of 316 areas and Wokingham is around the middle of 316 areas (150th most expensive).
Someone on £40,000 in Sevenoaks would need about £40,500 in Wokingham to be equally placed to buy a terraced house, and about £34,000 to be equally placed to rent one. Keeping the same pay after a move to Wokingham 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 52.7 crimes per 1,000 residents in Sevenoaks and 39.2 in Wokingham, so recorded crime per resident is 26% lower in Wokingham. The biggest difference is in vehicle offences: 4.6 per 1,000 in Sevenoaks against 2.2 in Wokingham.
Can a typical earner buy?
| Terraced house | Sevenoaks | Wokingham |
|---|---|---|
| Median full-time pay | £44,581 | £52,222 |
| House price ÷ pay | 8.5× | 7.4× |
| Median pay as a share of income typically needed to buy | 59% | 68% |
| Rent a year as a share of median pay | 45% | 32% |
Buying, by property type
| Type | Sevenoaks | Wokingham | Difference |
|---|---|---|---|
| Detached | £850,000 | £670,000 | -21% in Wokingham |
| Semi-detached | £495,498 | £482,000 | -3% in Wokingham |
| Terraced | £380,000 | £385,000 | +1% in Wokingham |
| Flat | £265,000 | £260,000 | -2% in Wokingham |
Renting, by property type
| Type (average rent a month) | Sevenoaks | Wokingham | Difference |
|---|---|---|---|
| Detached | £2,750 | £2,120 | -23% in Wokingham |
| Semi-detached | £1,902 | £1,679 | -12% in Wokingham |
| Terraced | £1,655 | £1,401 | -15% in Wokingham |
| Flat | £1,475 | £1,206 | -18% in Wokingham |
Crime
Police recorded 52.7 crimes per 1,000 residents in Sevenoaks and 39.2 in Wokingham, so recorded crime per resident is 26% lower in Wokingham.
| Police recorded crime per 1,000 residents | Sevenoaks | Wokingham | Difference |
|---|---|---|---|
| All recorded crime (excluding fraud) | 52.7 | 39.2 | -26% in Wokingham |
| Violence against the person | 19.7 | 14.9 | -25% in Wokingham |
| Sexual offences | 1.6 | 1.6 | +2% in Wokingham |
| Robbery | 0.3 | 0.4 | +21% in Wokingham |
| Residential burglary (per 1,000 households) | 5.1 | 2.9 | -44% in Wokingham |
| Vehicle offences | 4.6 | 2.2 | -52% in Wokingham |
| Theft from the person | 0.2 | 0.2 | -26% in Wokingham |
| Criminal damage and arson | 6.8 | 3.5 | -49% in Wokingham |
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 | Sevenoaks | Wokingham |
|---|---|---|
| 2005 | 100 | 100 |
| 2006 | 103 | 105 |
| 2007 | 114 | 117 |
| 2008 | 115 | 115 |
| 2009 | 102 | 104 |
| 2010 | 111 | 113 |
| 2011 | 112 | 114 |
| 2012 | 116 | 115 |
| 2013 | 120 | 120 |
| 2014 | 132 | 135 |
| 2015 | 145 | 151 |
| 2016 | 161 | 168 |
| 2017 | 166 | 170 |
| 2018 | 170 | 171 |
| 2019 | 170 | 166 |
| 2020 | 176 | 171 |
| 2021 | 182 | 177 |
| 2022 | 197 | 191 |
| 2023 | 202 | 197 |
| 2024 | 199 | 195 |
| 2025 | 208 | 205 |
| 12 months to July 2026 | 210 | 203 |
In 2005 the average home cost £256,378 in Sevenoaks and £245,648 in Wokingham. Now it is £538,214 and £498,516: Sevenoaks is up 110% and Wokingham is up 103%. Prices have risen faster in Sevenoaks, so the gap between the two has widened.
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 | Sevenoaks | Wokingham |
|---|---|---|
| 2005 | 9.4 years of pay | 7.6 years of pay |
| 2010 | 8.7 years of pay | 7.8 years of pay |
| 2015 | 12.1 years of pay | 9.9 years of pay |
| 2020 | 12.1 years of pay | 11.0 years of pay |
| 2025 | 12.0 years of pay | 9.6 years of pay |
In 2005 a home cost 9.4 years of pay in Sevenoaks and 7.6 years in Wokingham. In 2025 it was 12.0 years and 9.6 years.
Affordability has worsened more in Sevenoaks 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 | Sevenoaks | Wokingham |
|---|---|---|
| 2015 | 100 | 100 |
| 2016 | 102 | 102 |
| 2017 | 105 | 105 |
| 2018 | 108 | 103 |
| 2019 | 109 | 104 |
| 2020 | 110 | 103 |
| 2021 | 115 | 104 |
| 2022 | 124 | 106 |
| 2023 | 129 | 112 |
| 2024 | 136 | 126 |
| 2025 | 144 | 137 |
| August 2026 | 151 | 139 |
In 2015 the average rent was £1,196 a month in Sevenoaks and £1,057 in Wokingham. Now it is £1,809 and £1,466: up 51% in Sevenoaks and up 39% in Wokingham. Rents have risen faster in Sevenoaks.
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 Sevenoaks to Wokingham
| Earning in Sevenoaks | Equivalent to buy in Wokingham | Equivalent to rent in Wokingham |
|---|---|---|
| £30,000 | £30,500 | £25,500 |
| £40,000 | £40,500 | £34,000 |
| £50,000 | £50,500 | £42,500 |
| £60,000 | £61,000 | £51,000 |
Moving from Wokingham to Sevenoaks
| Earning in Wokingham | Equivalent to buy in Sevenoaks | Equivalent to rent in Sevenoaks |
|---|---|---|
| £30,000 | £29,500 | £35,500 |
| £40,000 | £39,500 | £47,500 |
| £50,000 | £49,500 | £59,000 |
| £60,000 | £59,000 | £71,000 |