Average UK House Prices by Region – Live Tracker (2024–2025)
About This Tracker
This page tracks **average UK house prices by region** using data published by **HM Land Registry** (UK House Price Index, updated monthly) and **Rightmove** (asking-price data, updated monthly). The Land Registry index reflects *completed* sales registered at HMLR, while Rightmove figures reflect *listed* asking prices — both are noted where relevant. > **Update cadence:** This table is refreshed monthly, within two weeks of each new HM Land Registry release. Data currently reflects the latest available 2024–2025 release cycle. **A note on methodology:** The Land Registry publishes both a *mean* (arithmetic average) and a *geometric mean* (used for the official House Price Index). Mean prices are more widely quoted in the media and are used in the table below unless otherwise noted. Year-on-year (YoY) percentage change compares the same calendar month in the prior year to remove seasonal distortion.
Data Availability Notice
PropHunt is committed to citing only verified, primary-source figures. **At the time of this publication, we do not hold a licensed, timestamped extract of the HM Land Registry regional price table sufficient to quote individual regional mean prices and YoY figures with full accuracy.** Rather than publish invented or estimated regional figures — which would mislead investors making capital-allocation decisions — we have structured this page to explain exactly where to retrieve the authoritative data and what to look for, while providing full context on methodology, regional drivers, and how UK data compares to international benchmarks. The verified regional price table will be populated on the next scheduled data refresh. **Investors requiring figures today should use the direct sources linked below.** **Primary sources:** - [HM Land Registry UK House Price Index](https://www.gov.uk/government/collections/uk-house-price-index-reports) — free, monthly, regional breakdowns to local authority level - [Rightmove House Price Index](https://www.rightmove.co.uk/news/house-price-index/) — monthly asking-price data, free to access - [ONS House Price Index](https://www.ons.gov.uk/economy/inflationandpriceindices/bulletins/housepriceindex/latest) — mean and median sale prices, England & Wales
UK Regions Covered
The HM Land Registry UK House Price Index publishes data for the following regions and nations. When the verified data table is populated, each region below will carry its mean average price and YoY % change: | Region / Nation | Coverage | |---|---| | **London** | 32 boroughs + City of London | | **South East** | Kent, Surrey, Sussex, Hampshire, Berkshire, Oxfordshire, Buckinghamshire | | **South West** | Cornwall, Devon, Somerset, Dorset, Gloucestershire, Wiltshire, Bristol | | **East of England** | Hertfordshire, Essex, Norfolk, Suffolk, Cambridgeshire, Bedfordshire | | **East Midlands** | Derbyshire, Leicestershire, Lincolnshire, Northamptonshire, Nottinghamshire | | **West Midlands** | Birmingham, Coventry, Wolverhampton, Warwickshire, Staffordshire | | **Yorkshire and the Humber** | West Yorkshire, South Yorkshire, North Yorkshire, East Yorkshire, Hull | | **North West** | Greater Manchester, Merseyside, Lancashire, Cumbria, Cheshire | | **North East** | Tyne and Wear, County Durham, Northumberland, Teesside | | **Wales** | All 22 local authorities | | **Scotland** | Published separately via Registers of Scotland | | **Northern Ireland** | Published separately via NISRA / Land & Property Services | > **Tip for investors:** London and the South East consistently carry the highest absolute prices; the North East and Wales tend to offer the lowest entry points and, historically, the highest gross rental yields relative to purchase price.
What Drives Regional Price Differences?
Understanding *why* regional prices diverge is as important as the numbers themselves. Key structural drivers include: **1. Employment and earnings density** Regions with high-wage knowledge-economy clusters — financial services in London, life sciences in the Oxford-Cambridge Arc, advanced manufacturing in the West Midlands — sustain higher house price-to-income ratios because buyer purchasing power is greater. **2. Supply constraints** Green Belt designations, planning restrictions, and historic undersupply in the South East have structurally limited new stock, keeping prices elevated relative to incomes. Northern cities with greater available land tend to see faster permissions and more new-build completions, capping price appreciation. **3. Infrastructure investment** Transport connectivity — rail journey times to major employment centres, road network quality — directly capitalises into local house prices. Planned or completed infrastructure upgrades frequently correlate with above-average price growth in affected corridors. **4. Migration patterns** Internal migration (domestic movers) and international migration both influence regional demand. Post-pandemic, coastal and rural areas across the South West and East of England saw accelerated demand as remote working expanded buyers' geographic range. **5. Investor demand and build-to-rent** Commercial investors, including institutional landlords, concentrate activity in high-yield Northern cities (Manchester, Leeds, Liverpool, Newcastle) and in London. Build-to-rent pipeline data from the British Property Federation provides a proxy for investor confidence by region.
UK vs. International Context
For investors comparing UK residential real estate against international markets, it is useful to understand the macroeconomic environment in other major markets. The following figures are sourced from the **U.S. Federal Reserve Economic Data (FRED)** and reflect the **United States** market — they are **not** UK figures and should not be used as UK benchmarks. | Indicator | Value | Geography | Source | |---|---|---|---| | 30-year fixed mortgage rate | **6.47%** | United States | FRED | | Federal funds rate | **3.63%** | United States | FRED | | Unemployment rate | **4.3%** | United States | FRED | These U.S. figures are provided as international context only. UK equivalents — the Bank of England base rate, average mortgage rates (from the Bank of England's own Bankstats tables), and UK unemployment (from the ONS Labour Force Survey) — should be sourced directly from those institutions for any UK investment analysis. **Why does this matter for UK property?** Global interest rate cycles are correlated. When U.S. rates remain elevated (the 30-year fixed at **6.47%** per FRED), it signals broader developed-market monetary tightening that influences Bank of England policy expectations, sterling exchange rates, and the cost of capital for UK real estate — all factors that institutional investors monitor when pricing UK assets.
Methodology Notes
**Mean vs. median:** The Land Registry publishes both. Mean prices are skewed upward by high-value transactions (particularly in Prime Central London). Median prices give a better sense of what a typical buyer pays. Where possible, PropHunt presents both — investors should use median for comparability and mean for total-market-value analysis. **Seasonal adjustment:** House prices are seasonal — spring typically sees higher activity and prices, winter lower. YoY comparisons (same month, prior year) are the most reliable way to strip out this effect. Do not compare a March figure to a December figure and infer a trend. **Lagged registration:** The Land Registry data reflects *completed and registered* transactions. Registration can lag completion by 4–8 weeks, meaning the most recent month's data slightly understates current market conditions. **Scotland and Northern Ireland:** These nations use separate land registries (Registers of Scotland; Land & Property Services NI) and their indices are compiled on different methodologies. Comparisons to England and Wales figures should be made with caution. **New-build premium:** New-build properties consistently transact at a premium to existing stock within the same postcode. The Land Registry index blends both; where new-build activity is elevated in a region, it can inflate the average. Rightmove separates new-build and resale asking prices.
How to Use This Data for Investment Decisions
Regional average prices are a starting point, not an endpoint, for commercial property investment analysis. Here is how PropHunt recommends layering the data: 1. **Screen by YoY growth rate** — regions with above-national-average YoY growth signal strengthening demand; below-average growth (or falls) may indicate buying opportunities or structural headwinds depending on context. 2. **Cross-reference with rental yield data** — a region with modest price growth but strong rental demand can offer superior total returns. PropHunt's rental yield tracker (see internal links below) maps gross yields by region. 3. **Check supply pipeline** — planning permissions data (Ministry of Housing) and new-build completions tell you whether price pressure is likely to ease. Strong permissions growth in a rising-price region is a signal to stress-test your entry price. 4. **Monitor mortgage rate sensitivity** — at the current U.S. 30-year fixed rate of **6.47%** (FRED), the global cost of debt capital remains elevated. UK buyers face analogous affordability headwinds; investors should model scenarios with further rate movement in either direction. 5. **Use local authority data** — regional averages mask enormous local variation. Always drill to local authority or postcode level before committing capital.
Frequently Asked Questions
**Q: Which UK region has the highest average house price?** A: London consistently records the highest mean and median house prices of any UK region, driven by global demand, constrained supply, and high average earnings. For the current verified figure, consult the latest HM Land Registry UK House Price Index release. **Q: Which UK region has the lowest average house price?** A: The North East of England and parts of Wales typically record the lowest average prices among UK regions. Investors targeting yield over capital growth often focus here. Current figures are available from the HM Land Registry. **Q: How often is this data updated?** A: HM Land Registry publishes monthly. PropHunt refreshes this page within two weeks of each HMLR release. The page carries a 'last updated' timestamp at the top of the data table when the verified extract is live. **Q: What is the difference between the HM Land Registry index and Rightmove's index?** A: HMLR records *completed, registered sale prices* — actual transaction values. Rightmove records *asking prices* set by sellers at the point of listing. Asking prices are a leading indicator; HMLR prices are a lagging but more accurate measure of what buyers actually paid. **Q: Are Scottish and Northern Irish prices included?** A: Scotland (Registers of Scotland) and Northern Ireland (Land & Property Services NI) use separate registration systems and methodologies. PropHunt presents them as separate entries in the table to avoid misleading blended averages. **Q: How do UK house prices compare to the US market?** A: The markets operate on different metrics, currencies, and mortgage structures. For reference, the U.S. 30-year fixed mortgage rate stands at **6.47%** and the U.S. unemployment rate at **4.3%** (both per FRED). Direct price comparisons require currency adjustment and are rarely meaningful at the national level — asset-class and yield comparisons are more instructive for cross-border investors.