Top 10 house price hotspots
At a glance:
- House price growth across the UK was a mixed picture in 2025, with more affordable areas generally seeing stronger house price growth than pricier regions
- Of the 50 areas with the biggest rises in average asking prices, 43 are still below the current national average house price of £368,031 (Rightmove House Price Index, January 2026)
- Looking at percentage growth, rather than headline prices, gives a clearer picture of where momentum in the market is building
We look at the areas where house prices have risen the most in the past year, and explore what’s driving demand in those locations. Whether you’re thinking about selling, planning your first purchase, or simply keeping an eye on the market, this gives a picture of how house price trends played out over 2025.
Top 10 areas for house price growth in 2025
| Area | Region | Average House Price | Average House Price Change Since January 2025 |
|---|---|---|---|
| Hawick, Roxburghshire | Scotland | £148,633 | +18% |
| Durham, County Durham | North East | £251,339 | +15% |
| Stannington, Sheffield | Yorkshire and The Humber | £264,078 | +12% |
| Anfield, Liverpool | North West | £132,178 | +11% |
| Benton, Newcastle Upon Tyne | North East | £231,693 | +11% |
| Johnstone, Renfrewshire | Scotland | £156,107 | +11% |
| Anlaby, Hull | Yorkshire and The Humber | £256,305 | +10% |
| Saffron Walden, Essex | East of England | £523,787 | +10% |
| Seacroft, Leeds | Yorkshire and The Humber | £218,893 | +9% |
| Orkney, Orkney Islands | Scotland | £215,546 | +9% |
Hawick, in Roxburghshire, tops the list of house price hotspots. The largest town in the Scottish Borders saw average asking prices rise by as much as 18% in 2025, reaching £148,633. Scotland features strongly overall, with three locations appearing in the top 10.
Durham takes second place, with average asking prices up 15% year on year to £251,339. The historic cathedral city sits alongside Benton in Newcastle upon Tyne among the top performers, while Stannington in Sheffield completes the top three, with prices up 12% to £264,078.
Why are more affordable areas seeing stronger house price growth?
Our data shows a clear pattern: lower-priced locations have generally performed best when it comes to price growth in 2025.
Of the 50 areas with the biggest increases in average asking prices, 43 are still priced below the national average of £368,031. Across those top 50 areas, the average asking price is £270,711 — around £100,000, or 26%, lower than the UK average.
This points to affordability playing a much bigger role in buyer decision-making. With ongoing cost-of-living pressures, more buyers are focusing their searches on areas where their budgets stretch further.
Colleen Babcock, our property expert, explains: “There is typically a larger pool of buyers looking to move within more affordable price brackets. As a result, locations with more homes priced below the average asking price often see higher demand, which supports stronger house price growth.”
Scotland leads the way in the top 50, with 12 locations represented, followed by the North West and Yorkshire & The Humber, each with eight.
Commuter towns and regeneration areas in focus
Another clear trend is the growing appeal of suburbs and commuter towns that sit just outside major city centres.
Among the strongest-performing areas in 2025 are several locations on the edges of Sheffield, Liverpool, Newcastle, Hull and Glasgow, as well as Durham itself. With more employers asking staff to spend more time in the office, buyers appear to be prioritising locations that offer reasonable commuting distances without the price tag of city-centre living.
Dan Mirfin, branch manager at Manning Stainton Beeston, says: “From our perspective on the ground, areas such as Beeston are seeing strong price growth because they sit at the intersection of affordability, connectivity and long-term demand. Beeston remains comparatively good value for money for first-time buyers, particularly when compared to more established suburbs closer to the city centre, while still offering excellent transport links into Leeds.”
Lesley Robinson, branch manager at Manning Stainton Crossgates, adds: “Seacroft has seen notable growth in asking prices over the past year, reflecting a wider trend we’re observing across more affordably priced areas in Leeds. Buyers are increasingly drawn to locations that offer strong transport links and easy access to the city centre, and Seacroft fits that profile.”
Regeneration is also playing a role. Areas benefiting from long-term investment in housing, infrastructure and public spaces are starting to attract more attention. These locations often combine lower entry prices with improving amenities and longer-term growth potential, appealing to first-time buyers, families and investors alike.
John Baybut, Managing Director at Berkeley Shaw Real Estate in Liverpool, says: “Liverpool Football Club has been a key driver of regeneration in Anfield, committing long-term investment to the area. From an investor’s point of view, short-term lets in particular are delivering strong yields.”
Higher vs lower-priced areas
Despite some areas seeing double-digit growth, the national average asking price at the end of 2025 was 0.6% lower than at the end of 2024.
This is largely down to weaker performance in higher-priced regions. While prices rose by 3.4% in the North East, 2.9% in the North West and 1.7% in Scotland, the South East recorded a fall of 1.6%.
London, meanwhile, saw modest growth of 0.9% overall, but didn’t feature in the top 50 price-growth locations. The capital currently has the highest average asking price in Great Britain at £679,782 (January 2026 House Price Index), and this lower growth indicates some buyers could be reaching the limits of what they can afford, which has slowed momentum.
What this means for buyers
For buyers, the key takeaway is that many of the strongest-growing markets are still relatively affordable. That creates opportunities for first-time buyers and investors alike, where prices are moving in the right direction but haven’t yet become out of reach.
Those open to looking beyond city centres, into suburbs, commuter belts or emerging areas, may find better value, and stronger long-term potential in terms of opportunity for house price growth.
What this means for sellers
Sellers in areas seeing rising demand but still offering good value may find the current market works in their favour. Increased buyer interest can lead to quicker sales and stronger competition.
In slower-moving or higher-priced markets, a different approach may be needed. More competitive pricing, staging your home well for viewings, and a bit more patience, are likely to play a bigger role.
How to stay ahead in a shifting market
With the housing market moving at very different speeds across the country, one of the most useful indicators for both buyers and sellers is local percentage price growth. These figures highlight where demand is building and where momentum may continue.
Our instant valuation tool makes it easy to keep track, with alerts that show how prices of particular properties are changing in real time. Sellers can monitor shifts in their home’s value, while buyers can access Sold House Prices to see what properties nearby have recently sold for in the areas they’re looking to move to.
