UK Average Property Prices by City (2025): The Complete Data Table
About This Data Page
**Last updated: Q2 2025.** This page compiles city-level residential property price data from the **Land Registry UK House Price Index**, the **Rightmove House Price Index (Q2 2025)**, and the **ONS Housing Data** series. It is updated quarterly as new index releases become available. > **Data integrity notice:** The city-by-city figures in the table below are drawn exclusively from the Land Registry UK House Price Index, Rightmove House Price Index Q2 2025, and ONS Housing Data. We do not blend, estimate, or extrapolate figures. Where a specific city-level data point is not yet published by these sources for Q2 2025, the cell is marked *pending release* rather than filled with a modelled estimate. This page is intended as a factual reference for commercial real-estate investors, residential buyers, and researchers tracking the UK housing market in 2025.
Important Scope Note
The three authoritative sources mandated for this page — the Land Registry UK House Price Index, Rightmove House Price Index Q2 2025, and ONS Housing Data — publish at national, regional, and local-authority level. The Q2 2025 full granular release at city level was not yet publicly available at the time of writing. In keeping with our **absolute commitment to accuracy**, we do not fabricate city-by-city figures. Below you will find: 1. **What these sources measure** and how to read the data. 2. **A methodology table** showing the metrics each source publishes. 3. **A ready-to-populate template table** (marked *pending Q2 2025 release*) that we will populate city-by-city the moment Land Registry and ONS publish confirmed figures. 4. **Qualitative context** on the UK market drivers that any investor should understand alongside the numbers. If you need the most current confirmed figures right now, the direct source links are provided in every section.
Source Guide: Land Registry, Rightmove & ONS
| Source | What It Measures | Update Frequency | Geographic Granularity | |---|---|---|---| | **Land Registry UK House Price Index** | Completed sale prices (all residential property types); mix-adjusted average and median | Monthly (approx. 6-week lag) | National → Regional → Local Authority | | **Rightmove House Price Index** | Asking prices (listed properties, not completed sales) | Monthly / Quarterly | National → Regional → City / Town | | **ONS Housing Data** | Mix-adjusted median and mean house prices; affordability ratios | Annual (detailed) / Quarterly (summary) | National → Regional → Local Authority | **Key distinction for investors:** Land Registry and ONS figures are based on *completed transactions* and are therefore the most reliable for valuation benchmarking. Rightmove figures reflect *asking prices* and are a leading indicator of seller sentiment, typically published faster. All three sources are free to access directly: - Land Registry HPI: [gov.uk/government/collections/uk-house-price-index-reports](https://www.gov.uk/government/collections/uk-house-price-index-reports) - Rightmove HPI: [rightmove.co.uk/news/house-price-index](https://www.rightmove.co.uk/news/house-price-index/) - ONS Housing: [ons.gov.uk/economy/inflationandpriceindices/bulletins/housepriceindex](https://www.ons.gov.uk/economy/inflationandpriceindices/bulletins/housepriceindex/)
City-by-City Price Table (Q2 2025 — Pending Confirmed Release)
The table below lists 20 major UK cities. **Average price** and **median price** columns, plus a **YoY % change** column, will be populated with confirmed Land Registry / ONS figures upon their Q2 2025 city-level publication. Asking-price context from Rightmove Q2 2025 will be added in the Rightmove column simultaneously. | # | City | Region | Avg. Price (Land Registry) | Median Price (ONS) | YoY % Change | Rightmove Asking Price (Q2 2025) | |---|---|---|---|---|---|---| | 1 | London | Greater London | *Pending* | *Pending* | *Pending* | *Pending* | | 2 | Manchester | North West | *Pending* | *Pending* | *Pending* | *Pending* | | 3 | Birmingham | West Midlands | *Pending* | *Pending* | *Pending* | *Pending* | | 4 | Leeds | Yorkshire & Humber | *Pending* | *Pending* | *Pending* | *Pending* | | 5 | Edinburgh | Scotland | *Pending* | *Pending* | *Pending* | *Pending* | | 6 | Bristol | South West | *Pending* | *Pending* | *Pending* | *Pending* | | 7 | Glasgow | Scotland | *Pending* | *Pending* | *Pending* | *Pending* | | 8 | Liverpool | North West | *Pending* | *Pending* | *Pending* | *Pending* | | 9 | Sheffield | Yorkshire & Humber | *Pending* | *Pending* | *Pending* | *Pending* | | 10 | Cardiff | Wales | *Pending* | *Pending* | *Pending* | *Pending* | | 11 | Newcastle | North East | *Pending* | *Pending* | *Pending* | *Pending* | | 12 | Nottingham | East Midlands | *Pending* | *Pending* | *Pending* | *Pending* | | 13 | Leicester | East Midlands | *Pending* | *Pending* | *Pending* | *Pending* | | 14 | Southampton | South East | *Pending* | *Pending* | *Pending* | *Pending* | | 15 | Portsmouth | South East | *Pending* | *Pending* | *Pending* | *Pending* | | 16 | Brighton | South East | *Pending* | *Pending* | *Pending* | *Pending* | | 17 | Coventry | West Midlands | *Pending* | *Pending* | *Pending* | *Pending* | | 18 | Oxford | South East | *Pending* | *Pending* | *Pending* | *Pending* | | 19 | Cambridge | East of England | *Pending* | *Pending* | *Pending* | *Pending* | | 20 | Belfast | Northern Ireland | *Pending* | *Pending* | *Pending* | *Pending* | > 📅 **Next update:** This table will be completed within 5 business days of the Land Registry and ONS Q2 2025 confirmed city/local-authority releases. Subscribe to PropHunt updates to be notified automatically. **Why is the table showing 'Pending'?** Publishing fabricated or modelled figures under authoritative source names (Land Registry, ONS, Rightmove) would constitute misinformation and could mislead investment decisions. We will only publish confirmed, sourced data.
Median vs. Average House Price: Why Both Matter
Both the Land Registry HPI and ONS data series publish **average (mean)** and **median** house prices, and the gap between them is meaningful for investors. **Average (mean) price** is calculated by dividing total transaction value by total number of transactions. It is pulled upward by high-value sales — a single £10 million London penthouse sale in a local authority area can noticeably raise the average for that period. **Median price** is the middle value when all sales in a period are ranked from lowest to highest. It is more resistant to distortion by extreme values and is generally considered a better representation of the *typical* home a buyer actually purchases. **Investor implication:** When comparing city markets, always check whether a headline figure is mean or median. In cities with pronounced luxury-market activity — London, Edinburgh, Oxford, Cambridge — the mean can sit materially above the median, making the market appear less affordable than it is for the majority of transactions. ONS affordability ratio data uses median prices and median workplace-based earnings for this reason.
UK Market Context for 2025
While we do not publish unsourced UK price forecasts, there are several structural and macro factors — documented by Land Registry, ONS, and wider public data — that investors tracking the 2025 UK market should understand qualitatively: **Supply constraint:** ONS and Land Registry data consistently show that transaction volumes in many UK cities remain below pre-2022 levels, reflecting both reduced buyer affordability and constrained new-build supply. This limits downward price pressure even where demand softens. **Regional divergence:** Rightmove and Land Registry data have historically shown a widening gap between asking prices and achieved prices in higher-cost southern markets, while northern cities (Manchester, Leeds, Liverpool) have shown stronger achieved-price growth in recent cycles. The Q2 2025 release will be watched closely for whether this pattern persists. **Global rate context:** For context on the international rate environment that influences UK institutional investment flows, U.S. benchmark rates published by FRED are widely monitored. As of the most recent FRED release: the **U.S. 30-year fixed mortgage rate stands at 6.65%** (source: FRED), the **U.S. federal funds rate is 3.63%** (source: FRED), and the **U.S. unemployment rate is 4.1%** (source: FRED). These figures are U.S.-specific and are cited here as global macro context only — they are not UK rates. **Bank of England base rate:** The BoE base rate directly affects UK mortgage affordability. For the current rate, refer to the Bank of England's official monetary policy pages at [bankofengland.co.uk](https://www.bankofengland.co.uk/monetary-policy/the-interest-rate-bank-rate). **Stamp Duty:** The stamp duty threshold changes effective April 2025 are expected to be visible in Land Registry transaction data from Q2 2025 onwards, particularly at the first-time buyer end of the market.
How to Use This Page for Investment Research
PropHunt designed this page as a starting point, not a substitute for due diligence. Here is a recommended research workflow for commercial and residential investors: 1. **Check the Land Registry HPI** for the specific local authority of your target city. The HPI explorer at gov.uk allows filtering by property type (detached, semi-detached, terraced, flat/maisonette) — critical because city-level averages mask wide variation. 2. **Cross-reference with ONS affordability data** to understand whether price growth is outpacing local earnings growth. High affordability ratios signal markets with structural demand risk. 3. **Use Rightmove asking-price data** as a forward-looking indicator. If asking prices are rising in a city while Land Registry achieved prices lag, it may indicate a softening market or optimistic seller sentiment. 4. **Consider transaction volume alongside price.** A city posting strong YoY price growth on low transaction volume is less robust than the same growth on rising volume — both metrics are published in the Land Registry HPI. 5. **Layer in PropHunt's commercial property listings** for yield and capital value comparisons at the asset level.
Frequently Asked Questions
**Q1: What is the average house price in the UK in 2025?** The definitive figure for 2025 is published quarterly by the Land Registry UK House Price Index and ONS. The Q2 2025 national average will be linked here upon confirmed publication. We do not publish a figure until it is confirmed by the Land Registry or ONS to avoid misrepresentation. **Q2: What is the difference between Land Registry and Rightmove house price data?** Land Registry data is based on *completed sales* — the price actually paid and registered — making it the most accurate record of transaction values. Rightmove data is based on *asking prices* set by sellers at the point of listing, which are a leading indicator but do not reflect what buyers ultimately pay. For investment decisions, Land Registry achieved prices are the primary reference. **Q3: Which UK city has the highest average house price in 2025?** Historically, London has recorded the highest average property prices of any UK city by a significant margin, per Land Registry HPI data. Within London, borough-level variation is substantial. The confirmed Q2 2025 city rankings will be published in the table above upon Land Registry release. **Q4: What is the difference between average (mean) and median house price?** The mean house price is the total value of all transactions divided by the number of transactions — it is skewed upward by high-value sales. The median is the midpoint sale when all transactions are ranked by price — it better represents the typical transaction. ONS publishes both; for affordability analysis, the median is the standard measure. **Q5: How often is the Land Registry House Price Index updated?** The Land Registry UK House Price Index is published monthly, typically with approximately a six-week lag from the transaction date. This means the most recent monthly release reflects sales registered roughly six weeks prior. ONS house price data is published on a similar schedule. Rightmove's index is published monthly and reflects current listing data with no lag. **Q6: How do US interest rates affect UK property prices?** US rates set by the Federal Reserve — such as the federal funds rate, currently at 3.63% (source: FRED) — influence global capital flows and the cost of dollar-denominated financing used by international investors. However, UK residential property prices are primarily driven by the Bank of England base rate, domestic mortgage availability, housing supply, and UK earnings growth. US rates are a macro context factor, not a direct driver of UK city-level prices. **Q7: Where can I find historical UK house price data by city?** The Land Registry publishes a full historical dataset through its HPI tool at gov.uk, covering transactions from 1995 onwards at local authority level. ONS also provides long-run annual series. Both are free to access and download.