Basildon vs Grays
Which is better to live in? Distance: 8.5 miles apart.
The verdict
Property in Basildon is about 5% cheaper on average. Grays has the lower crime rate of the two. For families, Basildon edges ahead on school quality.
Avg House Price
Basildon
£352,811
Grays
£372,903
Crime Rate
Basildon
85.3
Grays
84.5
Top-Two School Inspection Bands
Basildon
91.3%
Grays
90.9%
Avg Download Speed
Basildon
430.5
Grays
457.1
EPC Rating
Basildon
71.5
Grays
69.8
Median Income
Basildon
£33,820
Grays
£35,318
House Prices (2025)
Most affordable in East of EnglandBuyers will find Basildon more wallet-friendly, where the average price is £352,811 versus £372,903 in Grays. The most affordable entry point in Basildon is a flat at £189,398, while in Grays it is a flat at £210,246.
Average Price by Property Type (2025)
Biggest gap: semi-detached homes are 10% pricier in Grays (£420,959 vs £377,887).
Price Trend (11 Years)
Over the last 9 years, Basildon prices grew faster — 26% vs 14%.
Crime & Safety
Safest in East of EnglandWith 84.5 offences per 1,000 people, Grays is the safer of the two – 1% lower than Basildon's 85.3 per 1,000. The most common crime category in Basildon is violent-crime, while in Grays it is violent-crime.
Crime Rate by Category (per 1,000 residents)
Both towns share the same top crime category: violent crime.
Schools & Education
Best for schools in East of EnglandSchool quality favours Basildon: 91.3% of its schools are in the top two inspection bands, compared with 90.9% in Grays.
Basildon School Inspection Breakdown
91.3% of 33 schools (28 primary, 5 secondary) sit in the top two inspection bands.
Grays School Inspection Breakdown
90.9% of 12 schools (8 primary, 4 secondary) sit in the top two inspection bands.
| Metric | Basildon | Grays |
|---|---|---|
| Total Schools | 33 | 12 |
| Primary | 28 | 8 |
| Secondary | 5 | 4 |
| % Top two bands | 91.3% | 90.9% |
Broadband & Connectivity
Internet users in Grays enjoy 457.1 Mbps on average, while Basildon lags behind at 430.5 Mbps. Superfast coverage (30 Mbps+) reaches 95.7% of premises in Basildon and 96.2% in Grays. Gigabit availability stands at 84.1% in Basildon and 87.8% in Grays.
Grays is the faster of the two by 6% on average download speed (457 vs 431 Mbps).
Energy Efficiency & Running Costs
The average EPC rating in Basildon is band C (score 71.5), ahead of Grays's band C (score 69.8). Estimated annual energy costs average £1,033 in Basildon and £1,043 in Grays. 70% of homes in Basildon have an EPC rating of C or above, compared to 61.9% in Grays.
Basildon has more energy-efficient housing — 70% reach band C or above, vs 61.9% in the other.
Demographics & Economy
Basildon has a population of 115,679 while Grays has 44,340. Median household income is £35,318 in Grays and £33,820 in Basildon. The median age is 41.4 in Basildon and 38.5 in Grays. Employment rates stand at 59.9% in Basildon and 63% in Grays.
| Indicator | Basildon | Grays |
|---|---|---|
| Population | 115,679 | 44,340 |
| Median Age | 41.4 | 38.5 |
| Median Household Income | £33,820 | £35,318 |
| Employment Rate | 59.9% | 63% |
| Owner Occupied | 63.2% | 63.3% |
| Degree-Level Qualified | 24.6% | 26.2% |
Location
Common questions
Frequently asked questions
How far apart are Basildon and Grays?
Which is cheaper to buy a house in, Basildon or Grays?
Is Basildon or Grays safer?
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Which has faster broadband, Basildon or Grays?
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