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House prices rose slightly in the first quarter of 2025, buoyed by buyers aiming to complete purchases before the stamp duty changes took effect on 31 March.
The latest data from the Land Registry shows an annual rise of 3.5%, with the average UK house price standing at £265,497 in April.
Here, Which? analyses what's happening to house prices according to other indices, including Nationwide, Halifax, Rightmove and Zoopla, and explains what might come next as 2025 progresses.
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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 April 2025.
The Land Registry says the average price of a property in the UK increased by 3.5% between April 2024 and 2025.
In the 12 months prior, house prices were static.
There is a gap of £104,848 between the average price paid by first-time buyers and those who are already on the housing ladder in Great Britain (data is not available for Northern Ireland):
As well as Land Registry data, there are a handful of other property price indices that indicate what's going on with 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. All indices currently show year-on-year price rises.
| House price index | Month-on-month change | Year-on-year change |
|---|---|---|
| Rightmove (June 2025) | -0.3% | +0.8% |
| Zoopla (April 2025) | +0.0% | +1.6% |
| Nationwide (May 2025) | +0.5% | +3.5% |
| Halifax (May 2025) | -0.4% | +2.5% |
Price changes vary from region to region and country to country.
Land Registry data shows a mix of price rises and falls in April, with London registering the largest monthly price rise.
| Country/region | Property price | Monthly change | Annual change |
|---|---|---|---|
| England | £286,000 | -3.7% | +3% |
| Scotland | £186,000 | +2.1% | +5.8% |
| Wales | £208,000 | +0.3% | +5.3% |
| Northern Ireland (Jan-Mar 2025) | £185,000 | +1.0% | +9.5% |
| East Midlands | £244,000 | -3.6% | +3.8% |
| East of England | £344,000 | -3.8% | +2.0% |
| London | £552,000 | +2.6% | +3.3% |
Source: UK House Price Index, 18 June 2025. Monthly data is not available for N. 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 64,680 transactions went through in April 2025, down 28% on 2024's figure.
The graph below shows how numbers have fluctuated over the past three years.
This depends on lots of factors, but broadly speaking, properties have been taking longer to sell due to high mortgage rates.
Rightmove says sellers are currently taking an average of 59 days to secure a buyer.
There is a consensus among experts that house prices will rise this year, with predictions far more bullish than a year ago:
Mortgage rates have started to plateau after falling since February 2025.
The average two-year fixed-rate mortgage was priced at 5.12% on 18 June 2025, compared to 5.52% on 1 February 2025.
There are hopes that mortgage rates will fall further over the next 12 months, with the Bank of England likely to continue to reduce its base rate.
For the latest information, check out our guide on the best mortgage rates.
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.
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Join Which? MoneyThis story is regularly updated with the latest house price index figures and expert views. The last update was on 18 June 2025.
