Rural Housing
Updated 22 July 2022
Applies to England
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This publication is available at https://www.gov.uk/government/statistics/rural-housing/rural-housing
This document is part of the larger compendium publication the Statistical Digest of Rural England, a collection of rural statistics on a wide range of social and economic government policy areas.
The Statistical Digest of Rural England is an official statistics publication meaning these statistics have been produced to the high professional standards set out in the Code of Practice for Official Statistics.
More information on the Official Statistics Code of Practice can be found on the Code of Practice web pages.
These statistics allow comparisons between the different rural and urban area classifications. The Rural-Urban Classification is used to distinguish rural and urban areas. The Classification defines areas as rural if they fall outside of settlements with more than 10,000 resident population.
More information on the Rural-Urban Classification can be found on the Rural-Urban Classification web pages.
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Defra statistics: rural
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Last updated: 26th May 2022
This publication is being updated to include all rural housing statistics. It currently only contains statistics on housing completions, net additions to housing stock, second homes and empty homes, additions to affordable housing stock and housing affordability.
Housing completions
- In 2020/21 there were 8.6 dwelling completions per 1,000 households in Predominantly Rural areas, this compares with 5.3 completions per 1,000 households in Predominantly Urban areas.
- The number of dwelling completions were stable until 2007/08, when there was a sharp downturn. This is likely to reflect the economic downturn and later recession. After 2009/10 completions began to recover with numbers in Predominantly Rural areas now surpassing levels observed prior to 2007/08.
Permanent dwellings completed per 1,000 households, by Local Authority Classification, in England, 2004/05 to 2020/21
- The rate of dwelling completions declined sharply between 2019/20 and 2020/21. The rate of decline is sharper in predominantly rural areas (-1.8 dwelling per 1000 households) than predominantly urban areas (-0.8 dwelling per 1000 households). In absolute terms this translates to 9,300 fewer dwelling completions in predominantly rural areas compared to 11,700 fewer in predominantly urban areas. The decline in the rate dwelling starts is much smaller than for completions in both predominantly rural (-0.6 dwellings per 1000 households) and predominantly urban areas (-0.2 dwellings per 1000 households). This decline in both starts and completions is clearly linked to the restrictions imposed to combat the Covid-19 pandemic during 2020/21.
- Tables showing the number of permanent dwellings completed in total and per 1,000 households, broken down by tenure and detailed local authority rural-urban classification for 2004/05 to 2020/21 are available in the rural living supplementary data tables.
Permanent private enterprise and Local Authority / Housing Association dwellings completed per 1,000 households, by Local Authority Classification, in England, 2004/05 to 2020/21
- In 2020/21, 7.0 dwellings were completed by private enterprise per 1,000 households in Predominantly Rural areas, compared with 4.4 per 1,000 households in Predominantly Urban areas.
- The private sector was affected more immediately by the economic downturn of 2008, with a sharp downturn in house building, but figures for 2017/18 in Predominantly Rural areas show a return to the levels prior to the downturn.
- In 2020/21, 1.6 dwellings were completed by local authorities or housing associations per 1,000 households in Predominantly Rural areas, compared with 0.9 per 1,000 households in Predominantly Urban areas.
- Dwelling completions in the private sector have been affected more by the Pandemic than completions for local authorities/housing associations in both Predominantly Rural and Predominantly Urban areas. The decrease in the completion rate is sharper for Predominantly Rural than predominantly Urban areas for both private sector builds and local authority / housing association builds.
- Tables showing the number of permanent dwellings completed in total and per 1,000 households, broken down by tenure and detailed local authority rural-urban classification for 2004/05 to 2020/21 are available in the rural living supplementary data tables.
Notes
Figures on housing starts and completions are from records kept for building control purposes. It is sometimes difficult for data providers to identify whether a dwelling is being built for a housing association or for a private developer. This may lead to an understatement of housing association starts and completions recorded in these tables, and a corresponding overstatement of private enterprise figures. This problem is more likely to occur with starts than completions.
Further information available from: document on GOV.UK titled House building; new build dwellings data: note and definitions.
The figures exclude a significant number of Local Authorities for which data on building starts and completions is not available.
The number of missing Local Authorities varies from 54 in 2004/05 to 37 in 2010/11.
The total England figures shown in the tables do not include estimates for missing data. From 2011/12 estimates are included for missing values.
Source: Ministry of Housing, Communities and Local Government, Live Tables on House Building - Table 253 Housebuilding: permanent dwellings started and completed, by tenure and district.
Net additions to housing stock
- The number of new dwellings arising from new builds, conversions and change of use are standardised with total household numbers, to allow for meaningful comparisons of the rate of additions to the housing stock between rural and urban areas.
- For 2019/20, in Predominantly Rural areas there were 62,600 net new dwellings, at an annual rate of 12.0 per 1,000 households. While in Predominantly Urban areas there were 147,200 net new dwellings, at a rate of 9.3 per 1,000 households.
- New-build dwelling completions accounted for 91 per cent of such net additions to the housing stock in Predominantly Rural areas in 2019/20, compared with 86 per cent in Predominantly Urban areas. A further 8 per cent of such net additions came from the change of use of buildings in Predominantly Rural areas, compared with 12 per cent of such net additions in Predominantly Urban areas.
- New-build dwelling completions per existing household occurred at a higher rate in Predominantly Rural areas than in Predominantly Urban areas. In 2019/20 there were 11.2 new-build dwelling completions per 1,000 households in Predominantly Rural areas, compared with 8.4 in Predominantly Urban areas.
- In 2019/20, the net number of dwellings arising from change of use in Predominantly Rural areas was 1.0 per 1,000 households and in Predominantly Urban areas it was 1.2 per 1,000 households.
- Tables showing net additions to the housing stock disaggregated by new builds, net conversions, net change of use, net other gains and losses, and demolitions, as totals and per 1,000 households rates, broken down by detailed local authority rural-urban classification (2012/13 to 2019/20) are available in the rural living supplementary data tables.
Proportion of net additions arising from new build, net conversions and net change of use between 2015/16 and 2019/20 for Predominantly Rural and Predominantly Urban areas.
Notes: The net supply of housing statistics, also known as ‘net additions’, track changes in the size of dwelling stock due to: New builds (completions), conversions (e.g. a house converted to a number of flats), changes of use (e.g. a residential house to an office), demolitions, and other net gains and losses. Source: Table 123 of the Live tables on dwelling stock series (Department for Communities and Local Government).
Second Homes
Second Homes are domestic dwellings owned by individuals who have another dwelling as their primary residence. Dwellings which are classified as second homes can receive a council tax discount of between 0% and 50%.
- In 2020, there were 263,000 dwellings classed as second homes in England, with 97,700 (37 per cent) in Predominantly Rural areas and 138,500 (53 per cent) in Predominantly Urban areas.
- In Predominantly Rural areas 1.8 per cent of dwellings are classed as second homes, which is twice that of Predominantly Urban areas (0.9 per cent) and Urban with Significant Rural areas (0.9 per cent).
- The difference is more pronounced in coastal areas, where 3.0 per cent of dwellings in Predominantly Rural and coastal areas are classed as second homes, compared with 0.9 per cent in areas that are Predominantly Urban and coastal.
Number and Percentage of Second Homes by 2011 Local Authority Rural Classification, 2020
| Number of second homes | Percentage of chargeable dwellings classed as second homes | |
|---|---|---|
| Mainly Rural | 51,700 | 2.4% |
| Largely Rural | 46,000 | 1.4% |
| Urban with Significant Rural | 26,800 | 0.9% |
| Urban with City and Town | 52,600 | 0.8% |
| Urban Minor Conurbation | 3,100 | 0.3% |
| Urban Major Conurbation | 82,800 | 1.0% |
| Predominantly Rural | 97,700 | 1.8% |
| Urban with Significant Rural | 26,800 | 0.9% |
| Predominantly Urban | 138,500 | 0.9% |
| England | 263,000 | 1.1% |
- Mainly Rural areas have the highest rate of second homes, with 2.4 per cent of dwellings classed as second homes, compared with 1.0 per cent in Urban areas with Major Conurbation (the most urban areas).
- Further tables on the estimates of second homes are available in the rural living supplementary data tables.
Percentage of dwellings classed as second homes by Local Authority District area in England, 2020.
Coastal areas are highlighted with dark borders
- The percentage of dwellings classed as second homes in all coastal areas was 1.7 per cent, more than twice the rate in all non-coastal areas (0.8 per cent).
- The areas with the highest percentage of dwellings classed as second homes, outside of London, were North Norfolk (9.8 per cent), Isles of Scilly (8.8 per cent), and South Hams (8.3 per cent), all of which are Mainly Rural areas.
Notes
Local Authority Districts have been defined as a coastal area if they are within 1 kilometre of the coastline of England.
Local Authority Districts 2020 boundary definition used.
The data source is the Local Authority Council Taxbase England 2020 dataset, which consists of self-reported information for each local authority area on the total number of dwellings subject to council tax by tax band, as well as any exemptions, discounts, or premiums subject to the dwellings.
The second homes council tax discount was introduced in April 2013.
Empty Homes
Empty Homes are domestic dwellings which are unoccupied and substantially unfurnished. Dwellings which are classified as empty homes can receive a council tax discount of between 0% and 100%, while those which have remained empty for between 2 and 5 years can be subject to a premium of up to 100% of their council tax rate, and dwellings which have remained empty for over 5 years can receive a premium of up to 200%, all at the discretion of each local authority.
- In 2020, there were 479,300 dwellings classed as empty homes in England, with 103,300 (22 per cent) in Predominantly Rural areas and 318,600 (66 per cent) in Predominantly Urban areas.
- The rurality of an area has little impact on the percentage of dwellings classed as empty across England, as Predominantly Rural areas have 1.9 per cent of dwellings classed as empty homes, while Predominantly Urban areas (2.0 per cent) and Urban with Significant Rural areas (1.8 per cent) have similar rates.
- The differences are more pronounced across the regions of England, where 2.7 per cent of dwellings are classed as empty in the North East, compared with 1.7 per cent in London.
Number and Percentage of Empty Dwellings by 2011 Local Authority Rural Classification, 2020
| Number of empty homes | Percentage of chargeable dwellings classed as empty | |
|---|---|---|
| Predominantly Rural | 103,300 | 1.9% |
| Urban with Significant Rural | 57,400 | 1.8% |
| Predominantly Urban | 318,600 | 2.0% |
| England | 479,300 | 2.0% |
Percentage of chargeable dwellings classed as empty, by Region, England, 2020
- The regions of England with the highest percentage of empty dwellings are the North East, North West, and Yorkshire and the Humber, while the regions with the lowest percentage of empty dwellings are East of England, London, South East and South West.
- Further data tables on the estimates of empty homes are available in the rural living supplementary data tables.
Percentage of dwellings classed as empty by Local Authority District area in England, 2020
Regions are highlighted with dark boundaries
- The areas with the highest percentage of dwellings classed as empty homes are Blackpool, City of London, and Barrow-in-Furness, all 4.0 per cent.
- The Predominantly Rural areas with the highest percentage of empty homes are Isles of Scilly, Eden (both 3.2 per cent), and Stratford-upon-Avon (3.0 per cent).
Notes
In 2020, 300 out of 314 authorities reported they were charging the premium on some of their empty dwellings. This was the first year where authorities have been asked to report the premium based on the length of time the dwelling had been empty, so some caution should be taken when interpreting the split of data. 247 authorities reported premiums for dwellings that have been empty for 2 to 5 years and 5 years and over. 53 authorities did not reported figures split between the two categories. In these cases, we have used the figures as reported.
Local Authority Districts 2020 boundary definition used.
The data source is the Local Authority Council Taxbase England 2020 dataset, which consists of self-reported information for each local authority area on the total number of dwellings subject to council tax by tax band, as well as any exemptions, discounts, or premiums subject to the dwellings.
Additions to affordable housing stock
In this section, affordable housing refers to housing units provided to specified eligible households whose needs are not met by the market[footnote 1]. This definition is in line with the National Planning Policy Framework, published 27 March 2012[footnote 2]. Affordable housing can be affordable rented housing (where rent is <80% of market rate), London affordable rented housing (rent is set by GLA), social rented housing (where rents are determined by national rent regime or an equivalent rental agreement) and intermediate housing (includes intermediate rent, affordable home ownership and shared ownership).
Data used in this section are at Local Authority level. Caution should be used when considering these results as the data do not distinguish where within an authority the affordable housing has been provided such that affordable housing could be within the urban areas of predominantly rural Local Authorities and vice versa. It should be also noted that rural areas are less densely populated than urban areas, and therefore when calculating rates of affordable housing provision per household these rates are likely to be higher in rural areas.
Additions to affordable housing stock per 1,000 households, by Local Authority Classification, in England, 2013/14 to 2020/21
- In 2020/21 there were 2.7 additions to affordable housing stock per 1,000 households in predominantly rural areas, compared with 1.9 additions per 1,000 households in pre-dominantly urban areas.
- The total number of additions to affordable housing stock were 13,800 in predominantly rural areas and 30,230 in predominantly urban areas.
- Tables showing additions to affordable housing stock in total and per 1,000 households, broken down by local authority rural-urban classification from 2013/14 to 2020/21 are available in the rural living supplementary data tables.
Housing affordability
House prices as a multiple of earnings: ratio of lower quartile house prices to lower quartile earnings (residence-based), by Local Authority Classification, in England, 2011 to 2021
- The ratio between the lowest quartile (25 per cent) house prices and the lowest quartile earnings gives an indication of whether someone in the lower earnings band could afford to buy a house.
- In 2021, in Predominantly Rural areas the average lower quartile house price was 9.2 times the average lower quartile earnings, compared with 8.0 times in Predominantly Urban areas (excluding London). This does not take account of a household with more than one income from earnings – for example when a couple combine their earnings to buy a house.
- The house price disparity remains consistent between Predominantly Rural areas and Predominantly Urban areas (excluding London) throughout the time period, whilst London showed a particularly large increase from 2013 to 2020. The increase in ratio of house prices to earnings seen in 2021 is seen across all areas, indicating London may be returning to the normal trend.
- The ratio of lower quartile house prices to earnings is a useful indication of housing affordability.
- Housing in Predominantly Rural areas is, on average, less affordable than in Predominantly Urban areas (excluding London).
- In Predominantly Rural areas in 2021 the lower quartile house price was 9.2 times the lower quartile average earnings.
- Across all areas, the ratios of house prices to earnings seen in 2021 were the highest see in the last decade.
- A table showing house prices as a multiple of earnings, broken down by local authority rural-urban classification from 2008 to 2021 is available in the rural living supplementary data tables.
House prices as a multiple of earnings: most and least affordable Local Authorities based on ratio of lower quartile house prices to lower quartile residence-based earnings, in England, 2021
| Rural Urban classification | Most affordable | Ratio | Least affordable | Ratio |
|---|---|---|---|---|
| London | Barking and Dagenham | 11.9 | Kensington and Chelsea | 24.4 |
| Urban with major conurbation | Sunderland | 4.5 | Hertsmere | 16.5 |
| Urban with minor conurbation | Barnsley | 4.8 | Gedling | 7.4 |
| Urban with city and town | Burnley | 3.3 | Windsor and Maidenhead | 14.5 |
| Urban with significant rural | Barrow-in-Furness | 4.1 | Brentwood | 15.2 |
| Largely rural | County Durham | 3.7 | Waverley | 14.8 |
| Mainly rural | Copeland | 3.4 | Cotswold | 14.2 |
| Predominantly urban (excl. London) | Burnley | 3.3 | Hertsmere | 16.5 |
| Predominantly rural | Copeland | 3.4 | Waverley | 14.8 |
| England (re-weighted) | Burnley | 3.3 | Kensington and Chelsea | 24.4 |
- Both the most and least affordable local authorities across England are classified as urban. The local authority with the lowest ratio is Burnley; here, the lower quartile house price is 3.3 times the average earnings seen in the lower quartile. The local authority with the highest ratio is Kensington and Chelsea; here, the lower quartile house price is 24.4 times the average earnings seen in the lower quartile. Outside of London, the least affordable local authority is Hertsmere, where the lower quartile house price is 16.5 times the average earnings seen in the lower quartile.
- In rural areas, the local authority with the lowest ratio, and is therefore most affordable, is Copeland; the lower quartile house price is 3.4 times the average earnings seen in the lower quartile. The local authority with the highest ratio, and is therefore least affordable, is Waverley; the lower quartile house price here is 14.8 times the average earnings seen in the lower quartile.
- The difference in affordability varies greatly for the bottom 25% of earners within each local authority. In the most affordable scenario, a single individual amongst the lowest quartile of earners within their local authority is likely to be able to access a mortgage5 in order to purchase a home within the cheapest 25% of homes in that area. In the least affordable scenario, it could need the wages of at least 6 individuals earning amongst the lowest quartile of earners within their local authority in order to be able to access a mortgage to purchase a home within the cheapest 25% of homes in that area.
Notes:
The housing affordability ratio is calculated by dividing the average lower quartile house price by the average lower quartile earnings. The ‘lower quartile’ property price/earnings is determined by ranking all property prices/incomes in ascending order. The lowest 25 per cent of prices/earnings are below the lower quartile; the highest 75 per cent are above the lower quartile.
The ratio is calculated for each Local Authority in England. Residence based earnings data are used so that both the average house price and average earnings data used in the ratio calculation refer to the same Local Authority. The resulting ratio is weighted by Local Authority household count projections published by the ONS to allow comparison of Local Authorities according to their ‘Rural Urban’ classification. It should be noted that the England figure included in the table and graph is also weighted for the purpose of this analysis and will not match the original England data published by the ONS.
Data are reported from 2008 onwards as earlier years are incomplete due to structural changes to Local Authority arrangements which mean direct comparisons are not possible.
The earnings data are from the Annual Survey of Hours and Earnings which provides a snapshot of earnings at April in each year. Earnings relate to gross full-time individual earnings on a place of residence basis. The house price statistics come from the House Price Statistics for Small Areas, which report the median and lower quartile price paid for residential property and refer to a 12-month period with April in the middle (year ending September).
Source: House price to residence-based earnings ratio
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Can include traveller pitches, and bed spaces when describing a shared dwelling such as a hostel. ↩
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www.gov.uk/government/publications/national-planning-policy-framework–2 ↩