Many factors go into choosing a buy-to-let location, not least the area’s safety. Yields and capital appreciation might top the list, but those metrics are impacted by several aspects, from transport links to local amenities and whether or not an area is deemed to be a safe neighbourhood. After all, tenants are unlikely to choose an area where they don’t feel safe, whether that’s on the streets or in their own home.
But where are the safest places to invest in England and Wales? We’ve done the research, looking at several crime stats in cities across England and Wales. This includes the rates of robberies, violent crimes and residential burglaries per 100,000 people, which are key indicators of safety and contribute to their appeal as buy-to-let locations.
Safest locations for landlords to invest
A safe location increases the likelihood of tenants wanting to live there and know that they’re safe in their home, regardless of whether they’re single professionals or have a family. The below table reveals ten of the safest cities in England and Wales according to Molo’s research.
Index | City | Robberies per 100,000 | Stalking and harassment per 100,000 | Theft from the per 100,000 | Violence with injury per 100,000 | Residential burglary per 100,000 |
1 | Nottingham | 76 | 517 | 87 | 597 | 976 |
2 | Newport | 60 | 877 | 35 | 662 | 381 |
3 | Swansea | 23 | 909 | 59 | 768 | 340 |
4 | Southend-on-Sea | 109 | 929 | 70 | 700 | 433 |
5 | Cardiff | 58 | 850 | 101 | 861 | 786 |
6 | Luton | 102 | 704 | 98 | 791 | 440 |
7 | Norwich | 94 | 861 | 84 | 993 | 242 |
8 | Liverpool | 80 | 969 | 200 | 791 | 1608 |
9 | Sunderland | 57 | 1153 | 43 | 1128 | 740 |
10 | Bristol | 164 | 860 | 83 | 830 | 1243 |
1)
Nottingham
With a gross rental yield of 5.20%, Nottingham stands out with attractive rental metrics that are above the national average of 4.98% and good safety conditions. The city known for its Robin Hood folklore boasts a relatively low robbery rate of 76 for every 100,000 people. Not to mention initiatives in urban regeneration and community policing, such as the Safer Streets Program, designed to contribute to its appeal as a safe investment location.
A good mix of city living and sprawling countryside on the outskirts means Nottingham ticks many of the boxes when it comes to investing in a rental property. The average monthly rent here sits just above £1,000, while house prices are an average of £187,448.
2)
Newport
Newport has invested in safety measures, including improved street lighting and community support officers. And with low crime rates that include only 60 robberies and 381 residential burglaries per 100,000 people, the city ranks high when it comes to safety.
Once the largest coal-exporting port in Wales, Newport is steeped in history and culture. It’s renowned for its historical docks and the Roman remains in nearby Caerleon, reflecting a rich heritage that continues to charm visitors and residents alike. Gross yields here average 4.42%, with monthly rents in the region of £1,533.
3)
Swansea
Swansea is another safe city, evidenced by its low robbery rate of 23 per 100,000 people. The city’s community safety strategies and waterfront regeneration have enhanced its appeal as a safe city that people want to live in.
With a rental yield of 7.30%, it’s easy to see why Swansea is one of the best areas to invest where you get the quickest return on investment. Its charm is enhanced by natural beauty and rich cultural sites, from The Gower Peninsula, an Area of Outstanding Natural Beauty, to the National Waterfront Museum, which offers a deep dive into Swansea’s maritime heritage.
If you’re thinking of investing in Swansea property, you can expect to earn in the region of £947 per month. The average asking price here is £155,755.
4)
Southend-on-Sea
With 70 thefts per 100,000 people, Southend-on-Sea is one of the safest places in England and Wales to invest. A commitment to public safety through initiatives like CCTV and neighbourhood policing contributes to its secure environment and further underlines its safety status.
A gross yield of 4.95% also makes Southend-on-Sea stand out. Here, you can expect to achieve monthly rents in the region of £1,040 and house prices of £252,230. Beyond its safety, Southend-on-Sea has become a popular place to live for its proximity to an international airport and its position as a classic British seaside resort with a seafront amusement park offering over 40 rides and attractions.
5)
Cardiff
Cardiff presents a gross yield of 5.20% and a strong safety profile to match. Fifty-eight robberies per 100,000 is certainly on the low side for a capital city. It’s also home to several historical landmarks, including Cardiff Castle, the Millenium Stadium and Cardiff Bay with its boat trips, many restaurants and sweeping views over the bay.
As the capital of Wales, Cardiff’s vibrant culture and urban development make it a promising location for property investment. The average rent here is £793 per month, while house prices are in the region of £183,273.
Locations with highest rental yield
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- Calculate expected yield based on your property value
- Calculate the avg. monthly rent and compare results with any location on the map
Least safe locations for landlords to invest
We’ve seen some of the safest cities with appealing rental yields, but what about the locations that don’t perform so well in terms of crime metrics? Again, using research data from Molo, here are the 10 least safest locations for rental yield.
Index | City | Robberies per 100,000 | Stalking and harassment per 100,000 | Theft from the per 100,000 | Violence with injury per 100,000 | Residential burglary per 100,000 |
1 | Manchester | 538 | 2,928 | 1,202 | 2,105 | 2,921 |
2 | London | 843 | 1,115 | 367 | 1,115 | 30,855 |
3 | Bradford | 290 | 4,857 | 261 | 2,622 | 1,981 |
4 | Leeds | 312 | 3,823 | 367 | 2,486 | 3,210 |
5 | Birmingham | 473 | 2,712 | 276 | 1,913 | 5,481 |
6 | Wolverhampton | 250 | 1,998 | 116 | 1,606 | 931 |
7 | Southampton | 143 | 1,737 | 119 | 1,853 | 1,018 |
8 | Coventry | 269 | 1,422 | 151 | 1,312 | 1,526 |
9 | Milton Keynes | 114 | 1,644 | 169 | 1,330 | 460 |
10 | Derby | 160 | 1,498 | 123 | 1,206 | 624 |
1)
Manchester
Manchester tops the list for high crime rates, with robberies standing at 538 people per 100,000. Yet, it’s still widely regarded as one of the most prosperous places to invest in, thanks to an average yield of 6.45%. The city’s vibrant cultural scene, significant redevelopment and excellent transport links increase its appeal as an investment destination, so just do your research, and find the neighbourhoods that have lower crime rates than the city’s average.
2)
London
London’s investor appeal persists even though residential burglaries are above 30,000 per 100,000 people annually while yearly stalking and harassment figures surpass 1,000. Yet the city’s global financial and cultural standing attracts people from all walks of life. Relatively low rental yields of just 2.71% also do little to deter investment, especially for high-income individuals. The crime stats also need to be taken into context – London is the largest city in the UK with more than eight-million residents, and it’s also a major tourist hub. For those reasons, it’s not surprising that crime statistics are higher.
3)
Bradford
Though robberies occur at 290 incidents per 100,000 alongside 261 thefts from individuals, property investment remains attractive with a gross yield of 5.73%. This is led by regeneration projects, industrial heritage and the cultural diversity of Bradford. Again, be sure to check crime stats and see if there are areas with lower rates before investing.
4)
Leeds
A mid-sized Northern Powerhouse pillar, Leeds provides gross rental yields of 5.71% alongside average monthly rents of £820 – indicative of investment returns outpacing comparable regional cities reliant on ageing industries. However, it’s worth noting crime figures that show 312 robberies and 2,000-plus violent offences per 100,000, even if larger crime numbers are to be expected in major cities.
5)
Birmingham
Birmingham experiences 473 robberies per 100,000 residents but offers a gross yield of 5.28%. The city’s appeal includes its diverse cultural makeup, major shopping centres and significant business districts. Birmingham’s central location and transport links, including the upcoming HS2, could make it an attractive choice for landlords and tenants despite some safety challenges.
Locations with highest rental yield
- Explore the map
- Calculate expected yield based on your property value
- Calculate the avg. monthly rent and compare results with any location on the map
What else should landlords consider when choosing a property?
Experienced property investors know there’s more to consider than safety, rents and house prices when selecting their next purchase. Savvy landlords should also evaluate a neighbourhood’s growth potential and demographic trends to predict future demand. Areas with major infrastructure upgrades planned or new companies moving in may offer strong capital appreciation over time.
The property’s condition and age are also key factors. While more dated homes often sell for less, significant renovations and costly maintenance can eat into returns. Newer buildings generally require fewer repairs initially.
You should inspect thoroughly and budget wisely for any improvements needed. Choosing an energy efficient property can also help tenants save on utilities and quality for green tax rebates in some markets. Molo’s partnership with Propflo helps landlords to identify the measures needed for more efficient homes and connects you with suppliers to become compliant
Considering criteria beyond the financials provides a more complete picture of an investment property’s prospects. Analysing market trends and the physical attributes can steer landlords toward more profitable assets aligned with their business strategy.
Final thoughts: The safest cities in England and Wales
Safety is a contributing factor to the attractiveness of a buy-to-let location, and our list gives you food for thought when looking for potential areas. Safety is paramount, as they say, so pick wisely and find a buy-to-let city where crime stats don’t showcase alarming numbers.
Want to know more about yields? Check out Molo’s rental yield calculator to get the full picture on its potential as a buy-to-let hotspot.
Sources & Methodology
- We determined the safest cities based on a range of metrics that include the volume of theft, violence, stalking and burglary to give you a detailed outlook on the cities where crime is on the low side.
- Gross rental yield – In order to calculate the average gross yield of a location, Molo used internal data for monthly rental income. To calculate the average property price, we combined internal data on average property value and conveyancing fees, as well as stamp duty. Gross yield was then calculated by taking the annual rental income and dividing it by the sum of the average property price, plus the average conveyancing fee and stamp duty based on the property details provided.
