The UK housing market in 2025 has seen some interesting and notable trends, as revealed by a recent analysis from the home moving comparison site Reallymoving. Their data provides a detailed snapshot of how people moved, who was buying, and the costs associated with moving homes throughout the year. For anyone interested in understanding the latest patterns in property activity, these insights offer a comprehensive overview.
One of the more surprising findings is that Halloween, 31st October, was the busiest day for home moves. On this single day, around 24,700 households relocated, significantly higher than the daily average of 5,000 moves. The choice of Friday as the most popular weekday for moving also highlights how families tend to plan relocations to coincide with weekends, giving them time to settle into their new homes without the pressure of work or school schedules.
Another clear trend in 2025 is that people tended to move shorter distances than in previous years. The median distance for moves fell to just 10 miles, compared with 12 miles in 2024 and 15 miles in 2023. This indicates that homeowners are increasingly choosing to stay close to familiar areas, perhaps to maintain ties to local communities or to reduce the logistical and financial challenges of relocating farther afield. Removals services continued to play a key role, with households spending an average of £709 to facilitate their moves.
Geographically, certain areas proved far more popular than others. Birmingham emerged as the top destination for movers, attracting just over three per cent of all home relocations. Manchester, South East London, Bristol, and Belfast followed closely behind. These trends reflect broader migration patterns across the UK, with some regions gaining residents while others saw a decline. For instance, Yorkshire & the Humber recorded the highest net migration, with nearly a third more people moving into the region than leaving it. In contrast, London saw the largest net loss, a pattern likely driven by the city’s high cost of living and growing affordability pressures.
The data also highlights the continued strength of first-time buyers in the property market. Despite ongoing challenges around affordability, first-time buyers accounted for 58% of all property purchases in 2025, only slightly lower than the previous year. These buyers spent an average of £275,594 on their homes, with a small proportion choosing new builds or participating in Shared Ownership schemes to help them onto the property ladder. Their dominance in the market underscores the persistent demand for entry-level properties, even as wider economic conditions fluctuate.
Downsizers also played an important role in 2025’s housing market. Seeking to reduce living costs or unlock equity for retirement or family needs, this group represented around 27% of all home moves. On average, downsizers released almost £129,000 in equity, providing them with significant financial flexibility. The South West stood out as the region with the most downsizers, accounting for almost a third of all home moves in that area, indicating a trend of older or more established homeowners choosing smaller, more manageable properties.
Upsizers, on the other hand, faced some of the largest financial hurdles. Moving from a one-bedroom to a two-bedroom home required an additional £37,697 on average, while upgrading from a two-bedroom to a three-bedroom property cost £53,826. However, the jump from a three-bedroom to a four-bedroom home represented a dramatic increase, with buyers paying an additional £178,132. This substantial difference highlights the challenges faced by families looking to move into larger homes, particularly in areas with high property prices.
Cash purchases remained a notable feature of the market in 2025. Around 19% of all property purchases were made entirely with cash, a figure that has remained consistent with the previous year. The North East recorded the highest proportion of cash buyers at 24%, whereas London had the lowest at 14%. Notably, 10% of first-time buyers purchased their homes without the need for a mortgage, demonstrating that while affordability remains a challenge, some buyers are finding ways to enter the market with full or partial cash payments.
The overall cost of moving reached record highs in 2025. For those buying and selling at the same time, the total expenditure averaged £17,831. This comprehensive figure included Stamp Duty, estate agent fees, conveyancing, surveys, removals, and EPC certificates. First-time buyers faced upfront costs averaging £2,315, reflecting the financial pressures associated with starting out in the property market. Rising costs like these underscore the importance of careful budgeting for anyone planning a move.
Investor activity, meanwhile, remained subdued throughout the year. Only 4% of property purchases were made by investors, constrained by higher taxes, borrowing costs, maintenance expenses, and growing regulatory complexity. The North East again stood out, as lower property prices allowed investors to account for nearly 6% of purchases in the region. Overall, the limited presence of investors indicates that 2025 was primarily a year for homeowners rather than speculative buyers.
In summary, the Reallymoving report provides a fascinating overview of the UK housing market in 2025. It highlights patterns in migration, buyer behaviour, and the financial realities of moving, offering a clear picture of how people navigated the property landscape. From the dominance of first-time buyers to the high costs associated with upsizing, cash purchases, and downsizing trends, these insights paint a detailed portrait of the year’s housing activity.
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