By clicking a retailer link you consent to third-party cookies that track your onward journey. This enables W? to receive an affiliate commission if you make a purchase, which supports our mission to be the UK's consumer champion.
Sam covers personal finance topics, from the best savings rates to the reasons mortgage lenders say no. He enjoys crunching the numbers to help consumers get ahead.
House prices are still higher than a year ago, but have dipped slightly at the start of 2026.
Land Registry figures show prices rose by just 1.3% in the 12 months to January, taking the average UK home to £268,421.
However, prices fell by 0.3% between December and January.
Here, Which? analyses what's happening to house prices according to other indices, including Halifax, Nationwide, Rightmove and Zoopla, explores regional differences, and explains what might come next for property prices in 2026.
Get an idea of your house value by using a service provided by L&C
House valueIf you click on the link and complete a mortgage with L&C Mortgages, L&C is paid a commission by the lender and will share part of this fee with Which? Ltd helping fund our not-for-profit mission. We do not allow this relationship to affect our editorial independence. Your home or property may be repossessed if you do not keep up repayments on your mortgage.
The Land Registry's UK House Price Index is the most reliable barometer of what's happening to house prices, as it's based on actual property sales rather than asking prices. It works on a two-month lag, so the most recent figures are for January 2026.
The Land Registry says the average price of a property in the UK increased by 1.3% between January 2025 and 2026.
There is a gap of £103,402 between the average price paid by first-time buyers and those already on the housing ladder in Great Britain (data isn't available for Northern Ireland):
In addition to Land Registry data, several other property price indices provide insight into current house prices.
The portal Rightmove provides the most up-to-date figures, but they're based on asking prices set by sellers rather than confirmed sales. Zoopla's figures are based on sold prices, mortgage valuations and recently agreed sales.
Nationwide and Halifax also publish their own monthly data, based on mortgage lending.
| House price index | Month-on-month change | Year-on-year change |
|---|---|---|
| Rightmove (March 2026) | +0.8% | -0.2% |
| Zoopla (January 2026) | 0.0% | +1.3% |
| Nationwide (February 2026) | +0.3% | +1.0% |
| Halifax (February 2026) | +0.3% | +1.3% |
Land Registry data shows that average prices fell across most regions between December and January. The North East recorded the largest drop of 2.8%.
Surprisingly, month-on-month the average price of property in London slightly increased. The only other regions to register month-on-month price rises were the South East and West Midlands.
Most regions are still recording annual prices increases. Annually, prices are only falling in London, the South East and the South West. Prices are falling fastest in London, by 1.7%.
| Country/region | Property price | Monthly change | Annual change |
|---|---|---|---|
| England | £290,000 | -0.2% | +1.1% |
| Scotland | £188,000 | -0.3% | +1.3% |
| Wales | £210,000 | -1.7% | +2.0% |
| Northern Ireland (October-December 2025) | £196,000 | n/a | +7.5% |
| East Midlands | £241,000 | -0.4% | +2.1% |
| East of England | £336,000 | -0.2% | +1.2% |
| London | £554,000 | +0.8% | -1.7% |
| North East | £158,000 | -2.8% | +2.2% |
| North West | £214,000 | -0.8% | +3.1% |
| South East | £380,000 | +0.4% | -0.5% |
| South West | £302,000 | 0.0% | -0.1% |
| West Midlands | £247,000 | +0.3% | +2.4% |
| Yorkshire and the Humber | £206,000 | -0.5% | +3.0% |
Source: UK House Price Index, 25 March 2026. Monthly data isn't available for Northern Ireland; figures are released each quarter. Average prices are rounded to the nearest thousand.
Housing transactions spiked in March 2025 as buyers rushed to complete before changes to stamp duty were introduced.
The most recent data from HMRC shows that an estimated 94,680 transactions took place in January 2026, down less than 1% from the figure in 2025.
The graph below illustrates the fluctuations in numbers over the past three years.
This depends on many factors, but broadly speaking, properties have been taking longer to sell due to a high number of homes for sale relative to the number of buyers.
Rightmove says that sellers are currently taking an average of 73 days to secure a buyer.
There's a consensus among experts that house prices will rise this year:
Rising energy prices and economic uncertainty, driven by conflict in the Middle East, have led lenders to increase mortgage rates.
The average two-year fixed-rate mortgage rose from 4.84% on 1 March 2026 to 5.51% on 25 March 2026.
With experts uncertain about the longer-term impact on the UK economy, forecasts for mortgage rates over the next year now vary. What is clear is that expectations of a steady decline in rates over the next 12 months are no longer realistic.
For the latest information, see our guide on the best mortgage rates, which is updated daily.
If you're approaching the end of your fixed term, our guide on what to do if you need to remortgage offers advice on your options.
Finally, if you're struggling to make your current repayments, see our guide on what to do if you can't pay your mortgage.
Make your money work harder. Get the best deals, avoid scams, and grow your savings with expert guidance for just £24.50 for a year – that’s half the usual price.
Get 50% off Which? MoneySave 50% – was £49, now £24.50 for a year, offer ends 6 April 2026.
This story is regularly updated with the latest house price index figures and expert views. The last update was on 25 March to include the latest Land Registry house price index data.
