Town comparison
Hastings vs Rye
Which is better to live in? 9.3 miles apart — compared on house prices, crime, schools, broadband and more.
The verdict
Hastings is the more affordable option, with average house prices around 31% lower. Rye has the lower crime rate of the two. For families, Rye edges ahead on school quality.
Avg House Price
Hastings
£332,823
Rye
£485,819
Crime Rate
Hastings
107.8
Rye
58.7
Top-Two School Inspection Bands
Hastings
82.4%
Rye
100.0%
Avg Download Speed
Hastings
371.3
Rye
334.9
EPC Rating
Hastings
69.8
Rye
69.1
Median Income
Hastings
£28,707
Rye
£31,535
House Prices (2025)
Most affordable in South EastProperty in Rye commands an average of £485,819, compared with £332,823 in Hastings – a difference of 31%. The most affordable entry point in Hastings is a flat at £150,131, while in Rye it is a flat at £211,125.
Average Price by Property Type (2025)
Biggest gap: flat homes are 29% pricier in Rye (£211,125 vs £150,131).
Price Trend (11 Years)
Over the last 9 years, Rye prices grew faster — 49% vs 38%.
Crime & Safety
Safest in South EastRye has a crime rate of 58.7 per 1,000 residents, which is 84% lower than Hastings at 107.8 per 1,000. The most common crime category in Hastings is violent-crime, while in Rye 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 South EastFamilies may prefer Rye, where 100% of schools are in the top two inspection bands versus 82.4% in Hastings. There are 20 schools in Hastings and 2 in Rye.
Hastings School Inspection Breakdown
82.4% of 20 schools (18 primary, 2 secondary) sit in the top two inspection bands.
Rye School Inspection Breakdown
100% of 2 schools (1 primary, 1 secondary) sit in the top two inspection bands.
| Metric | Hastings | Rye |
|---|---|---|
| Total Schools | 20 | 2 |
| Primary | 18 | 1 |
| Secondary | 2 | 1 |
| % Top two bands | 82.4% | 100% |
Broadband & Connectivity
Average broadband speeds are 371.3 Mbps in Hastings and 334.9 Mbps in Rye. Superfast coverage (30 Mbps+) reaches 99.2% of premises in Hastings and 92% in Rye. Gigabit availability stands at 69.3% in Hastings and 61.9% in Rye.
Hastings is the faster of the two by 11% on average download speed (371 vs 335 Mbps).
Energy Efficiency & Running Costs
Hastings leads on energy efficiency with an average EPC score of 69.8 (C), while Rye averages 69.1 (C). Estimated annual energy costs average £1,212 in Hastings and £1,259 in Rye. 60.6% of homes in Hastings have an EPC rating of C or above, compared to 58.8% in Rye.
Hastings has more energy-efficient housing — 60.6% reach band C or above, vs 58.8% in the other.
Demographics & Economy
Median household income is £31,534.5 in Rye and £28,706.5 in Hastings. The median age is 48.6 in Hastings and 50.2 in Rye. Owner-occupancy is 64.7% in Hastings versus 69.2% in Rye. Employment rates stand at 51.2% in Hastings and 50% in Rye.
| Indicator | Hastings | Rye |
|---|---|---|
| Population | 91,804 | 4,888 |
| Median Age | 48.6 | 50.2 |
| Median Household Income | £28,706.5 | £31,534.5 |
| Employment Rate | 51.2% | 50% |
| Owner Occupied | 64.7% | 69.2% |
| Degree-Level Qualified | 29.2% | 28.6% |
Location
Common questions
Frequently asked questions
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