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Date published: 01 February, 2025

House Price Index - February 2025

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Price growth slows as stamp duty deadline looms, but activity remains robust

  • The average price of property coming to market for sale rises by 0.5% (+£1,805) this month to £367,994, 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:
    • The number of available homes for sale is at a 10-year high, moderating the New Year price surge
  • 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 yet 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, with a log-jam expected as some scramble to complete before March 31st
    • 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%
    • Slower price rises are supporting underlying activity levels, with no major drop-off in activity expected from April
  • January was a record month for applications for a Mortgage in Principle on Rightmove, 49% more than January 2024
  • 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

+0.5% monthly average asking price increase, below the long-term average

Prices are 1.4% ahead of last year

+15% increase in the number  of sales agreed versus this time last year

National average asking price

Feb 2025

£367,994

Jan 2025
£366,189

MoM change
+0.5%

National average asking price by market sector (excluding inner London)

First time buyers
£226,887

MoM change
-0.1%

Second-steppers
£341,011

MoM change
+0.5%

Top of the ladder
£659,069

MoM change
+0.6%

“New sellers are showing some pricing restraint after a fast start to the year, being mindful of both the high level of seller competition, and in England also of the looming stamp duty deadline and extra costs for some buyers. Agents report that some of the steam is coming out of new sellers’ price expectations to fit the changing market conditions, which is a sensible reaction to attract buyer interest, and it will also help to support activity levels. The upcoming stamp duty deadline in England remains a key talking point, and while some movers may not be affected at all, others will be more severely impacted. We’ve previously suggested reforms such as regional variations in stamp duty charges to try and address some of the inequities in the current system. With the predicted conveyancing log-jam likely to cause some buyers to miss the deadline and end up paying more tax through no fault of their own, it would seem justifiable for the government to announce a short extension before the end of March.

“For those in higher-priced areas of England like London, the additional stamp duty charges they face can be significant and difficult to afford when already stretched to the max. The lengthy and frustrating completion process means that the average mover has had to have one eye on the clock since November to ensure that they complete before the stamp duty deadline. Beyond the deadline, agents report that underlying market activity remains positive, and that they don’t expect a major drop-off in activity from April, as the financial impact on many movers is smaller than previous deadlines.”

Colleen Babcock, property expert at Rightmove

Regional map

Hover over a GB region to see the results

East Midlands

Average price

£285,392

MoM change
+1.5%
YoY change
+2.1%
Average
days to find a buyer 84

East of England

Average price

£414,254

MoM change
+0.1%
YoY change
+1.3%
Average
days to find a buyer 77

London

Average price

£688,885

MoM change
+2.3%
YoY change
+0.9%
Average
days to find a buyer 76

North East

Average price

£190,124

MoM change
-0.3%
YoY change
+3.1%
Average
days to find a buyer 69

North West

Average price

£259,864

MoM change
+0.3%
YoY change
+1.8%
Average
days to find a buyer 77

Scotland

Average price

£190,425

MoM change
+3.5%
YoY change
+0.7%
Average
days to find a buyer 52

South East

Average price

£474,017

MoM change
+0.9%
YoY change
+0.5%
Average
days to find a buyer 77

South West

Average price

£377,030

MoM change
+1.6%
YoY change
+0.6%
Average
days to find a buyer 78

Wales

Average price

£255,316

MoM change
-2.7%
YoY change
-0.2%
Average
days to find a buyer 88

West Midlands

Average price

£288,911

MoM change
+0.3%
YoY change
+1.8%
Average
days to find a buyer 78

Yorkshire and The Humber

Average price

£251,583

MoM change
+2.4%
YoY change
+3.3%
Average
days to find a buyer 80
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Regional Map
Date Region Avg price MoM change YoY change Avg time on market
February 2025 Yorkshire and The Humber £251,583 2.40% 3.30% 80 days
February 2025 West Midlands £288,911 0.30% 1.80% 78 days
February 2025 Wales £255,316 -2.70% -0.20% 88 days
February 2025 South West £377,030 1.60% 0.60% 78 days
February 2025 South East £474,017 0.90% 0.50% 77 days

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