UK house price latest 2025: what's happening to property values near you

The average house price jumped almost 4% over the last year, but the market will likely be more subdued in the months ahead. See what's happening to values near you.

Feeling a bit lost with so many house price reports out there? 

The HomeOwners Alliance House Price Watch looks at all the information from the various property indices to give you one easy-to-digest round-up of everything you need to know.

So, let's look at how prices have changed over the past month and year.

What’s going on with house prices?

When you average out the latest figures reported by all the major indices, prices edged 0.2% upwards in the last month (see table below).

Looking over the longer term, which generally provides a more reliable snapshot of the housing market's performance, prices increased by 3.9% over the last 12 months.

This means the average home is now worth £269,000, according to the Land Registry – which has the most comprehensive set of property data.

Those who follow UK house price trends closely might have noticed that figure is far lower than usual: Land Registry data had estimated typical home values were around £290,000 in recent months. 

There hasn't been a sudden crash in values but, rather, the organisation has changed the way it assesses prices, so this will now be the new base for official house price data. 

What will happen to house prices for the rest of 2025?

While the housing market has started the year strongly with prices rising and demand from buyers up year-on-year, a looming hike to Stamp Duty and growing concerns over inflation could slow things down somewhat.

As Nationwide notes in its latest analysis: “The changes to Stamp Duty at the start of April are likely to generate volatility in transactions in the near term, as buyers bring forward their purchases to avoid the additional tax.

“This will likely lead to a jump in transactions in March, and a corresponding period of weakness in the following months, as occurred in the wake of previous Stamp Duty changes.”

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What's happening to house prices near me?

Land Registry has the most comprehensive data regarding housing stock, and it provides a handy regional breakdown of house prices across the UK.

This data takes slightly longer to compile so isn't quite as up-to-date as the other property indices – its latest prices cover up to January 2025 – but it nonetheless provides an interesting insight into how areas are faring relative to each other. 

In the 12 months up to that point, prices increased in every region.

The housing market in the North East of England has proved the most buoyant over that period, with prices rising a staggering 9.1%, followed closely by Northern Ireland (9%) and the North West of England (6.8%).

See the table below for a full breakdown of prices by region. 

What the indices say

HomeOwners Alliance

“Most indices report a strong start to market activity in 2025 with agreed sales 10-15% higher than a year ago.

“House price growth has been held in check as the Stamp Duty deadline nears and the number of homes for sale hits a seven-year high.

“Buyer demand is starting to fall - possibly in response to a slower economic outlook and higher Stamp Duty costs from April.

“As a result, market activity and house price growth beyond April are expected to be slower - likely until mortgage rates begin to fall further.

Rightmove

“The average price of property rises by 0.5% this month, a muted price rise for this time of year as new sellers lower price expectations, due to the looming Stamp Duty deadline and high competition with the number of available homes for sale at a 10-year high.

“The Stamp Duty deadline will impact some regions and movers more than others, with a conveyancing log-jam expected.

“There are more than 550,000 homes sold awaiting legal completion, 25% more than at this time last year.

“First-time buyer purchases between £500,001 and £625,000 are most affected, with an extra £11,250 at risk for this group if the deadline is missed.

“Moving activity remains robust after the first full month of 2025 compared to a year ago, with the number of new sellers coming to market now 13% ahead, buyer demand 8% ahead, and sales agreed numbers up by 15%.

“However, global and economic news continues to affect market sentiment and outlook, with attention turning to upcoming inflation and earnings figures.

“While mortgage rates remain high, they are now on a downward trend.”

Nationwide

“The price of a typical UK home rose by 3.9% year on year in February.

“House prices increased by 0.4% month on month - the sixth consecutive monthly gain. Housing market activity has also remained resilient in recent months despite ongoing affordability challenges.

“Indeed, the second half of 2024 saw a noticeable pick up in total housing transactions, which were up 14% compared with the same period in 2023.

“However, taking 2024 as a whole, transactions were still modestly (6%) lower than the levels prevailing before the pandemic struck in 2019.

“Looking ahead, the changes to Stamp Duty at the start of April are likely to generate volatility in transactions in the near term, as buyers bring forward their purchases to avoid the additional tax.

“This will likely lead to a jump in transactions in March, and a corresponding period of weakness in the following months, as occurred in the wake of previous Stamp Duty changes.”

Halifax

"February's figures highlight the delicate balance within the UK housing market.

“While there’s been talk of a last-minute rush on new mortgages ahead of the changes to Stamp Duty, inevitably we’ve seen some of the demand that was brought forward start to fade as the April deadline ticks closer, given the time needed to complete a purchase.”

Zoopla

“The sales market continues to register positive momentum, with the number of sales agreed 10% higher, and 11% more homes for sale than a year ago.

“House price inflation stalled or slowed across most regions and countries of the UK in January.

“This reflects the sharp dip in consumer confidence in the wake of the Autumn 2024 Budget, and mortgage rates increasing by 0.5% since September 2024.

“The moderation in house price inflation may also reflect buyers starting to factor in higher Stamp Duty from April 2025.

“Half of homeowners will have to pay an extra £2,500 per purchase.

“One notable trend emerging during the early weeks of 2025 is a double-digit increase (14%) in the number of flats on the market, with a more modest increase (5%) in the number of houses for sale.”

RICS

"The February 2025 RICS UK Residential Survey results are indicative of a modest slowdown across the sales market, with concerns over interest rates, inflation, and global events appearing to dampen buyer confidence somewhat.

“Moreover, the impending Stamp Duty deadline on 1 April is likely distorting the underlying demand picture at present, as well as contributing to uncertainty around the outlook for activity in the months ahead.”