The February 2025 data reveals an interesting trend in the UK housing market. On average, house prices have remained unchanged since January 2025, suggesting a period of stability in property values.
However, when looking at the annual comparison, there has been a noticeable price increase of 5.4%. This rise means that the average property in the UK is now valued at £268,000, reflecting a positive shift in the market over the past year.
England
The February data for England reveals that, on average, house prices have risen by 0.3% since January 2025. This modest increase has resulted in an annual price rise of 5.3%, bringing the average property value in England to £292,000.
Looking at regional performance, Yorkshire and the Humber saw the most significant monthly increase, with a rise of 1.6%. This indicates a strong market performance in that area, outpacing other regions.
In contrast, London experienced the greatest monthly decline in house prices, with a fall of 1.1%. This suggests some market softness in the capital, in comparison to other regions.
The North West of England saw the most notable annual price growth, with house prices rising by 8%. This region has experienced robust market conditions over the past year.
Meanwhile, London recorded the lowest annual price growth, with an increase of just 1.7%. This slower pace of growth in the capital contrasts with other areas of the country.
The regional data for England provides further insights into the varying trends across different parts of the country.
Price change by region for England
| Region | Average price February 2025 | Annual change % since February 2024 | Monthly change % since January 2025 |
| East Midlands | £241,000 | 6 | 0.4 |
| East of England | £338,000 | 4.2 | 0 |
| London | £556,000 | 1.7 | -1.1 |
| North East | £160,000 | 7.9 | 0.4 |
| North West | £212,000 | 8 | 0.7 |
| South East | £385,000 | 4.6 | -0.3 |
| South West | £308,000 | 3.9 | 0.7 |
| West Midlands | £247,000 | 6 | 1.1 |
| Yorkshire and the Humber | £205,000 | 7.5 | 1.6 |
Repossession sales by volume for England
In December 2024, the South West, West Midlands, and East Midlands recorded the lowest number of repossession sales. These regions experienced relatively fewer property repossessions during the month.
On the other hand, the North West and London saw the highest number of repossession sales in December 2024. These areas experienced a higher level of property repossession activity compared to other parts of the country.
| Repossession sales | December 2024 |
| East Midlands | 1 |
| East of England | 3 |
| London | 14 |
| North East | 11 |
| North West | 14 |
| South East | 6 |
| South West | 1 |
| West Midlands | 1 |
| Yorkshire and the Humber | 8 |
| England | 59 |
Average price by property type for England
| Property type | Feb 2025 | Feb 2024 | Difference % |
| Detached | £471,000 | £447,000 | 5.3 |
| Semi-detached | £286,000 | £270,000 | 6.1 |
| Terraced | £242,000 | £228,000 | 6.1 |
| Flat/maisonette | £226,000 | £220,000 | 2.8 |
| All | £292,000 | £277,000 | 5.3 |
Funding and buyer status for England
| Transaction type | Average price February 2025 | Annual price change % since February 2024 | Monthly price change % since January 2025 |
| Cash | £278,000 | 4.8 | 0.4 |
| Mortgage | £297,000 | 5.5 | 0.3 |
| First-time buyer | £245,000 | 5.7 | 0.4 |
| Former owner occupier | £353,000 | 4.9 | 0.2 |
Building status for England
| Building status* | Average price December 2024 | Annual price change % since December 2023 | Monthly price change % since November 2024 |
| New build | £447,000 | 30 | 6.9 |
| Existing resold property | £285,000 | 3.1 | -0.2 |
*Figures for the 2 most recent months are not being published because there are not enough new build transactions to give a meaningful result.
London
In London, the latest data shows that house prices have decreased by an average of 1.1% since January 2025. This indicates a slight downturn in property values over the past month.
However, when considering the annual figures, house prices have increased by 1.7% compared to the same time last year. As a result, the average price of a property in London now stands at £556,000.
Average price by property type for London
| Property type | February 2025 | February 2024 | Difference % |
| Detached | £1,143,000 | £1,099,000 | 3.9 |
| Semi-detached | £705,000 | £678,000 | 4 |
| Terraced | £629,000 | £608,000 | 3.4 |
| Flat/maisonette | £442,000 | £442,000 | -0.1 |
| All | £556,000 | £546,000 | 1.7 |
Funding and buyer status for London
| Transaction type | Average price February 2025 | Annual price change % since February 2024 | Monthly price change % since January 2025 |
| Cash | £589,000 | -0.4 | -1.7 |
| Mortgage | £549,000 | 2.4 | -1 |
| First-time buyer | £478,000 | 1.8 | -1.1 |
| Former owner occupier | £688,000 | 1.6 | -1.2 |
Building status for London
| Building status* | Average price December 2024 | Annual price change % since December 2023 | Monthly price change % since November 2024 |
| New build | £598,000 | 22.6 | 4.7 |
| Existing resold property | £552,000 | 0 | -1.2 |
*Figures for the 2 most recent months are not being published because there are not enough new build transactions to give a meaningful result.
Wales
Wales shows, on average, house prices fell by 0.7% since January 2025. An annual price increase of 4.1% takes the average property value to £207,000.
There were 6 repossession sales for Wales in December 2024.
Average price by property type for Wales
| Property type | February 2025 | February 2024 | Difference % |
| Detached | £324,000 | £315,000 | 3.1 |
| Semi-detached | £206,000 | £197,000 | 4.5 |
| Terraced | £165,000 | £157,000 | 4.7 |
| Flat/maisonette | £132,000 | £127,000 | 3.3 |
| All | £207,000 | £199,000 | 4.1 |
Funding and buyer status for Wales
| Transaction type | Average price February 2025% | Annual price change % since February 2024 | Monthly price change % since January 2024 |
| Cash | £207,000 | 3.3 | -1.1 |
| Mortgage | £208,000 | 4.4 | -0.6 |
| First-time buyer | £178,000 | 4.6 | -0.9 |
| Former owner occupier | £248,000 | 3.5 | -0.9 |
Building status for Wales
| Building status* | Average price December 2024 | Annual price change % since December 2023 | Monthly price change % since November 2024 |
| New build | £381,000 | 27.8 | 9.4 |
| Existing resold property | £204,000 | 1.8 | 0.6 |
*Figures for the 2 most recent months are not being published because there are not enough new build transactions to give a meaningful result.
UK house prices
UK house prices have risen by 5.4% in the year to February 2025, an increase from the revised estimate of 4.8% in the 12 months to January 2025. On a non-seasonally adjusted basis, average house prices in the UK remained unchanged between January and February 2025. This compares with a decrease of 0.5% over the same period the previous year (January 2024 to February 2024).
According to the UK Property Transactions Statistics, in February 2025, the estimated number of residential property transactions with a value of £40,000 or more was 108,000, on a seasonally adjusted basis. This represents an increase of 28.1% compared to the same month a year earlier (February 2024). Between January and February 2025, the number of transactions increased by 13% on a seasonally adjusted basis.
In terms of monthly changes, the largest increase in house prices was observed in Yorkshire and the Humber, where prices rose by 2.3% in the year to January 2025. The highest annual price growth, however, occurred in the North West, where prices surged by 8% in the year to February 2025.
It’s important to note that the UK House Price Index (UK HPI) is based on completed housing transactions. Typically, it can take 6 to 8 weeks for a house purchase to reach completion. As with other housing market indicators, which often fluctuate month by month, it’s essential not to place too much emphasis on a single month’s house price data.
Background
- We publish the UK House Price Index (HPI) on the second or third Wednesday of each month with Northern Ireland figures updated quarterly. We will publish the March 2025 UK HPI at 9:30am on Wednesday 21 May 2025. See calendar of release dates.
- We have made some changes to improve the accuracy of the UK HPI. We are not publishing average price and percentage change for new builds and existing resold property as done previously because there are not currently enough new build transactions to provide a reliable result. This means that in this month’s UK HPI reports, new builds and existing resold property are reported in line with the sales volumes currently available.
- The UK HPI revision period has been extended to 13 months, following a review of the revision policy (see calculating the UK HPI section 4.4). This ensures the data used is more comprehensive.
- Sales volume data is available by property status (new build and existing property) and funding status (cash and mortgage) in our downloadable data tables. Transactions that require us to create a new register, such as new builds, are more complex and require more time to process. Read revisions to the UK HPI data.
- Revision tables are available for England and Wales within the downloadable data in CSV format. See about the UK HPI for more information.
- HM Land Registry, Registers of Scotland, Land & Property Services/Northern Ireland Statistics and Research Agency and the Valuation Office Agency supply data for the UK HPI.
- The Office for National Statistics (ONS) and Land & Property Services/Northern Ireland Statistics and Research Agency calculate the UK HPI. It applies a hedonic regression model that uses the various sources of data on property price, including HM Land Registry’s Price Paid Dataset, and attributes to produce estimates of the change in house prices each month. Find out more about the methodology used from the ONS and Northern Ireland Statistics & Research Agency.
- We take the UK Property Transaction statistics from the HM Revenue and Customs (HMRC) monthly estimates of the number of residential and non-residential property transactions in the UK and its constituent countries. The number of property transactions in the UK is highly seasonal, with more activity in the summer months and less in the winter. This regular annual pattern can sometimes mask the underlying movements and trends in the data series. HMRC presents the UK aggregate transaction figures on a seasonally adjusted basis. We make adjustments for both the time of year and the construction of the calendar, including corrections for the position of Easter and the number of trading days in a particular month.
- UK HPI seasonally adjusted series are calculated at regional and national levels only. See data tables.
- The first estimate for new build average price (April 2016 report) was based on a small sample which can cause volatility. A three-month moving average has been applied to the latest estimate to remove some of this volatility.
- The UK HPI reflects the final transaction price for sales of residential property. Using the geometric mean, it covers purchases at market value for owner-occupation and buy-to-let, excluding those purchases not at market value (such as re-mortgages), where the ‘price’ represents a valuation.
- HM Land Registry provides information on residential property transactions for England and Wales, collected as part of the official registration process for properties that are sold for full market value.
- The HM Land Registry dataset contains the sale price of the property, the date when the sale was completed, full address details, the type of property (detached, semi-detached, terraced or flat), if it is a newly built property or an established residential building and a variable to indicate if the property has been purchased as a financed transaction (using a mortgage) or as a non-financed transaction (cash purchase).
- Repossession sales data is based on the number of transactions lodged with HM Land Registry by lenders exercising their power of sale.
- For England, we show repossession sales volume recorded by government office region. For Wales, we provide repossession sales volume for the number of repossession sales.
- Repossession sales data is available from April 2016 in CSV format. Find out more information about repossession sales.
- We publish CSV files of the raw and cleansed aggregated data every month for England, Scotland and Wales. We publish Northern Ireland data on a quarterly basis. They are available for free use and re-use under the Open Government Licence.
- HM Land Registry is a government department created in 1862. Its vision is: “A world-leading property market as part of a thriving economy and a sustainable future.”
- HM Land Registry’s purpose is: “We protect your land ownership and provide services and data that underpin an efficient and informed property market.”
- HM Land Registry safeguards land and property ownership valued at £8 trillion, enabling over £1 trillion worth of personal and commercial lending to be secured against property across England and Wales. The Land Register contains more than 26.5 million titles showing evidence of ownership for more than 89% of the land mass of England and Wales.
- For further information about HM Land Registry visit www.gov.uk/land-registry.
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