We track and analyse changes in our residents' employment, income and living costs. This helps us better understand their challenges and inform policy.
As the UK capital and one of the world's most vibrant cities, London leads progress in many areas. But it can be a challenging place for low-income Londoners to live thanks to the changing labour market and rising costs of living.
To better understand these issues and make our residents’ voices heard, we began publishing the Peabody Index in 2018.
We partner with the Learning & Work Institute who provide analysis of public datasets and identify trends for London and the UK. This analysis draws on data from a wide range of sources including the Labour Force Survey, Living Costs and Food Survey and Greater London Authority data.
We supplement the data with a telephone survey of our residents.
Our Peabody Index tracks the average household disposable income of London’s social housing residents, and the extent to which they are changing in response to developments in the labour market, cost of living and welfare policy.
Peabody Index 15th edition – April 2025: Tracking the experiences of social housing residents in London
Many residents are working hard but still struggling to make ends meet. Low wages, insecure work, and rising costs mean that even those in employment are facing financial hardship.
55% of residents are in paid employment, but the proportion of Universal Credit claimants is trending upwards. Without better pay and support, more people risk being pushed into financial difficulty despite their hard work and contributions to society.
Residents are also balancing unpaid care responsibilities or contributing to their communities through volunteering—essential work that often goes unrecognised and unsupported.
Key findings
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46% of residents describe their household finances as difficult
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More than half of respondents (54%) are uncertain or pessimistic about their future prospects
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38% of residents report an annual household income of under £20,000
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42% of the tenants work in education, health and social care or other key public services
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30% of residents in paid employment receive Universal Credit
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65% of tenants haven’t had a promotion in the last five years
“Through our Economic Inclusion and Community Investment teams we provide a wide range of support and services to help residents and those living in local communities. These findings, and particularly this year’s focus group, helped us learn more about residents’ experiences and circumstances so we can tailor support to make the most impact.”
Sahil Khan. Director of Community Strategy, Partnerships and Funding
Index report archive
Download our
Peabody Index - December 2023
14th edition, December 2023
Download our
Peabody Index Special Edition - December 2022
Download our
Peabody Index - December 2022
Download our
Peabody Index 11 Levelling Up London Concepts - March 2022
Download our
Peabody Index 10 Triple Challenge For Low Income Londoners - October 2021
Download our
Peabody Index 9 Tracking Pay And Employment - April 2021
Download our
Peabody Index 8 Tracking Pay And Employment - February 2021
Download our
Peabody Index 7 Tracking Pay And Employment - November 2020
Download our
Peabody Index 6 Tracking Pay And Employment - September 2020
Download our
Peabody Index 5 Tracking Pay And Employment - July 2020
Download our
Peabody Index 4 Work Life Balance - March 2020
Download our
Peabody Index 3 Employment And Disability Gap - September 2019
Download our
Peabody Index 2 Tracking The Experience Of Low Income - February 2019
Download our
Peabody Index 1 Tracking The Experience - June 2018
Download our
Peabody Index Report - 15th edition April 22025
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