Lloyds reveals its 2025 housing hot spots
Published on: 30 December 2025 | 3 min read
- Plymouth property prices up +12.6% over the past year.
- Hull joins the top 10, up +6.5%, and fresh from being named a 2026 ‘Best of the World’ destination by National Geographic.
- Value of a London home dipped slightly (-0.1%) but remain the most expensive overall, averaging £574,514.
- Amanda Bryden, Head of Mortgages at Lloyds: “Our customers’ dream homes are found in pockets around the UK and we’ve supported thousands of people to take their next home buying step this year. While house prices play a role, choosing where to live is also about finding a place that feels right – a community you connect with, a commute that works for you, and a lifestyle that fits you.”
Where property prices rose
Stafford and Wigan also recorded double-digit growth, up +12.0% and +10.5% respectively.
Two of the top 10 areas for house price increases are in Yorkshire and The Humber. Wakefield saw 8.7% growth and Hull - named one of National Geographic’s “Best of the World” destinations for 2026 – saw a 6.5% rise.
Top 10 greatest growth in home values: UK towns and cities 2024 to 2025
|
LOCAL AREA |
REGION |
AVERAGE HOME VALUE 2024 |
AVERAGE HOME VALUE 2025 |
£ GROWTH IN VALUE |
% GROWTH IN VALUE |
|---|---|---|---|---|---|
|
LOCAL AREA Plymouth |
REGION South West |
AVERAGE HOME VALUE 2024 £247,579 |
AVERAGE HOME VALUE 2025 £278,808 |
£ GROWTH IN VALUE £31,229 |
% GROWTH IN VALUE 12.6% |
|
LOCAL AREA Stafford |
REGION West Midlands |
AVERAGE HOME VALUE 2024 £286,732 |
AVERAGE HOME VALUE 2025 £321,248 |
£ GROWTH IN VALUE £34,516 |
% GROWTH IN VALUE 12.0% |
|
LOCAL AREA Wigan |
REGION North West |
AVERAGE HOME VALUE 2024 £225,822 |
AVERAGE HOME VALUE 2025 £249,562 |
£ GROWTH IN VALUE £23,740 |
% GROWTH IN VALUE 10.5% |
|
LOCAL AREA Wakefield |
REGION Yorkshire and the Humber |
AVERAGE HOME VALUE 2024 £263,381 |
AVERAGE HOME VALUE 2025 £286,268 |
£ GROWTH IN VALUE £22,887 |
% GROWTH IN VALUE 8.7% |
|
LOCAL AREA Mansfield |
REGION East Midlands |
AVERAGE HOME VALUE 2024 £223,807 |
AVERAGE HOME VALUE 2025 £243,251 |
£ GROWTH IN VALUE £19,444 |
% GROWTH IN VALUE 8.7% |
|
LOCAL AREA Woking |
REGION South East |
AVERAGE HOME VALUE 2024 |
AVERAGE HOME VALUE 2025 £560,499 |
£ GROWTH IN VALUE £42,046 |
% GROWTH IN VALUE 8.1% |
|
LOCAL AREA Liverpool |
REGION North West |
AVERAGE HOME VALUE 2024 £236,864 |
AVERAGE HOME VALUE 2025 £254,550 |
£ GROWTH IN VALUE £17,686 |
% GROWTH IN VALUE 7.5% |
|
LOCAL AREA Rugby |
REGION West Midlands |
AVERAGE HOME VALUE 2024 £349,203 |
AVERAGE HOME VALUE 2025 £374,653 |
£ GROWTH IN VALUE £25,450 |
% GROWTH IN VALUE 7.3% |
|
LOCAL AREA Falkirk |
REGION Scotland |
AVERAGE HOME VALUE 2024 £222,718 |
AVERAGE HOME VALUE 2025 £238,512 |
£ GROWTH IN VALUE £15,794 |
% GROWTH IN VALUE 7.1% |
|
LOCAL AREA Hull |
REGION Yorkshire and the Humber |
AVERAGE HOME VALUE 2024 £187,142 |
AVERAGE HOME VALUE 2025 £199,348 |
£ GROWTH IN VALUE £12,206 |
% GROWTH IN VALUE 6.5% |
Source: 2025 vs 2024, rolling 12-month data to end October each year. Locations only included where Lloyds Banking Group has made a minimum of 150 mortgage offers in the period, all buyers excluding Buy to Let and Shared Ownership.
Where property prices fell
The South East dominates the list of towns where the value of homes fell or grew most slowly in the last year.
Crawley and High Wycombe saw the sharpest declines, with home values falling by -8.9% and -7.4% respectively.
Chester also dropped -6.4%, although overall the North West recorded growth of 3.7%. Cardiff saw a fall of -5.2%, despite home values rising in Wales by 2.3% overall.
Top 10 biggest falls in home values: UK towns and cities 2024 to 2025
|
LOCAL AREA |
REGION |
AVERAGE HOME VALUE 2024 |
AVERAGE HOME VALUE 2025 |
£ FALL IN HOME VALUE |
% FALL IN HOME VALUE |
|---|---|---|---|---|---|
|
LOCAL AREA Crawley |
REGION South East |
AVERAGE HOME VALUE 2024 £408,519 |
AVERAGE HOME VALUE 2025 £372,202 |
£ FALL IN HOME VALUE -£36,317 |
% FALL IN HOME VALUE -8.9% |
|
LOCAL AREA High Wycombe |
REGION South East |
AVERAGE HOME VALUE 2024 £471,373 |
AVERAGE HOME VALUE 2025 £436,379 |
£ FALL IN HOME VALUE -£34,994 |
% FALL IN HOME VALUE -7.4% |
|
LOCAL AREA Chester |
REGION North West |
AVERAGE HOME VALUE 2024 £363,529 |
AVERAGE HOME VALUE 2025 £340,415 |
£ FALL IN HOME VALUE -£23,114 |
% FALL IN HOME VALUE -6.4% |
|
LOCAL AREA Solihull |
REGION West Midlands |
AVERAGE HOME VALUE 2024 £416,268 |
AVERAGE HOME VALUE 2025 £390,292 |
£ FALL IN HOME VALUE -£25,976 |
% FALL IN HOME VALUE -6.2% |
|
LOCAL AREA Worcester |
REGION West Midlands |
AVERAGE HOME VALUE 2024 £353,701 |
AVERAGE HOME VALUE 2025 £331,977 |
£ FALL IN HOME VALUE -£21,724 |
% FALL IN HOME VALUE -6.1% |
|
LOCAL AREA Cardiff |
REGION Wales |
AVERAGE HOME VALUE 2024 £327,656 |
AVERAGE HOME VALUE 2025 £310,577 |
£ FALL IN HOME VALUE -£17,079 |
% FALL IN HOME VALUE -5.2% |
|
LOCAL AREA Cheltenham |
REGION South West |
AVERAGE HOME VALUE 2024 £433,208 |
AVERAGE HOME VALUE 2025 £411,593 |
£ FALL IN HOME VALUE -£21,616 |
% FALL IN HOME VALUE -5.0% |
|
LOCAL AREA Brighton |
REGION South East |
AVERAGE HOME VALUE 2024 £425,129 |
AVERAGE HOME VALUE 2025 £404,874 |
£ FALL IN HOME VALUE -£20,254 |
% FALL IN HOME VALUE -4.8% |
|
LOCAL AREA Barnsley |
REGION Yorkshire and the Humber |
AVERAGE HOME VALUE 2024 £226,176 |
AVERAGE HOME VALUE 2025 £215,552 |
£ FALL IN HOME VALUE -£10,624 |
% FALL IN HOME VALUE -4.7% |
|
LOCAL AREA Stockport |
REGION North West |
AVERAGE HOME VALUE 2024 £346,943 |
AVERAGE HOME VALUE 2025 330,654 |
£ FALL IN HOME VALUE -16,289 |
% FALL IN HOME VALUE -4.7% |
Source: 2025 vs 2024, rolling 12-month data to end October each year. Locations only included where Lloyds Banking Group have made a minimum of 150 mortgage offers in the period, all buyers excluding Buy to Let and Shared Ownership.
Amanda Bryden, Head of Mortgages at Lloyds, said:
“Our customers’ dream homes are found in pockets around the UK and we’ve supported thousands of people to take their next home buying step this year - whether they’re getting on the ladder for the first time or moving up. We’ve seen significant change in property values with some areas rising sharply, while others have cooled.
“If you’ve got your heart set on a particular location, it’s worth taking time out to do some research and see what’s happening with prices there, as swings in value at a local level can make a big difference to how much you may need for a deposit, Stamp Duty or wider moving costs.
“If you’re open to exploring, you might find places where your money goes further. Northern regions and Scotland are still generally more affordable than the south of England, with a huge amount to offer in terms of culture and history, alongside some of the most beautiful parts of the UK countryside.
“While house prices play a role, choosing where to live is also about finding a place that feels right - a community you connect with, a commute that works for you, and a lifestyle that fits you.
“When you’re thinking about house hunting, getting mortgage advice early will help you to plan and setting a realistic budget, alongside factoring in extra costs like stamp duty and legal fees, will help make the process less daunting and keep your dream of homeownership on track."
Regional picture
Across the UK, most regions saw the value of homes grow.
Northern Ireland led with growth of +5.8%, while London was the only region to see home values stall, dipping -0.1%.
Top 10 biggest falls in home values: UK towns and cities 2024 to 2025
|
REGION |
AVERAGE HOME VALUE 2024 |
AVERAGE HOME VALUE 2025 |
£ GROWTH IN HOME VALUE |
% GROWTH IN HOME VALUE |
|---|---|---|---|---|
|
REGION Northern Ireland |
AVERAGE HOME VALUE 2024 £227,231 |
AVERAGE HOME VALUE 2025 £240,486 |
£ GROWTH IN HOME VALUE £13,255 |
% GROWTH IN HOME VALUE 5.8% |
|
REGION Scotland |
AVERAGE HOME VALUE 2024 £248,098 |
AVERAGE HOME VALUE 2025 £257,399 |
£ GROWTH IN HOME VALUE £9,302 |
% GROWTH IN HOME VALUE 3.7% |
|
REGION North West |
AVERAGE HOME VALUE 2024 £271,789 |
AVERAGE HOME VALUE 2025 £281,722 |
£ GROWTH IN HOME VALUE £9,933 |
% GROWTH IN HOME VALUE 3.7% |
|
REGION Yorkshire and the Humber |
AVERAGE HOME VALUE 2024 £261,355 |
AVERAGE HOME VALUE 2025 £270,856 |
£ GROWTH IN HOME VALUE £9,501 |
% GROWTH IN HOME VALUE 3.6% |
|
REGION South West |
AVERAGE HOME VALUE 2024 £351,039 |
AVERAGE HOME VALUE 2025 £360,317 |
£ GROWTH IN HOME VALUE £9,278 |
% GROWTH IN HOME VALUE 2.6% |
|
REGION East Midlands |
AVERAGE HOME VALUE 2024 £290,635 |
AVERAGE HOME VALUE 2025 £297,588 |
£ GROWTH IN HOME VALUE £6,953 |
% GROWTH IN HOME VALUE 2.4% |
|
REGION Wales |
AVERAGE HOME VALUE 2024 £256,892 |
AVERAGE HOME VALUE 2025 £262,854 |
£ GROWTH IN HOME VALUE £5,961 |
% GROWTH IN HOME VALUE 2.3% |
|
REGION East of England |
AVERAGE HOME VALUE 2024 £409,044 |
AVERAGE HOME VALUE 2025 £417,897 |
£ GROWTH IN HOME VALUE £8,853 |
% GROWTH IN HOME VALUE 2.2% |
|
REGION West Midlands |
AVERAGE HOME VALUE 2024 £300,784 |
AVERAGE HOME VALUE 2025 £304,640 |
£ GROWTH IN HOME VALUE £3,856 |
% GROWTH IN HOME VALUE 1.3% |
|
REGION North East |
AVERAGE HOME VALUE 2024 £222,938 |
AVERAGE HOME VALUE 2025 £224,725 |
£ GROWTH IN HOME VALUE £1,787 |
% GROWTH IN HOME VALUE 0.8% |
|
REGION South East |
AVERAGE HOME VALUE 2024 £449,454 |
AVERAGE HOME VALUE 2025 £452,961 |
£ GROWTH IN HOME VALUE £3,507 |
% GROWTH IN HOME VALUE 0.8% |
|
REGION London |
AVERAGE HOME VALUE 2024 £574,855 |
AVERAGE HOME VALUE 2025 £574,514 |
£ GROWTH IN HOME VALUE -£342 |
% GROWTH IN HOME VALUE -0.1% |
|
REGION UK |
AVERAGE HOME VALUE 2024 £352,124 |
AVERAGE HOME VALUE 2025 £365,110 |
£ GROWTH IN HOME VALUE £12,986 |
% GROWTH IN HOME VALUE 3.7% |
Source: 2025 vs 2024, rolling 12-month data to end October each year. Regional data shows all LBG mortgage offers in the region, no minimum sample applied.
The information in our press releases is intended solely for journalists and media professionals. It does not constitute financial advice or a personal recommendation and should not be relied upon by consumers when making financial decisions. Products and services referenced are subject to eligibility criteria, terms and conditions.
You may also like
