UK House Price Index summary: August 2025
Published 22 October 2025
© Crown copyright 2025
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This publication is available at https://www.gov.uk/government/statistics/uk-house-price-index-for-august-2025/uk-house-price-index-summary-august-2025
1. Headline statistics for August 2025
The average price of a property in the UK was £273,000
The annual price change for a property in the UK was 3.0%
The monthly price change for a property in the UK was 0.8%
The monthly index figure (January 2023 = 100) for the UK was 104.6
Estimates for the most recent months are provisional and are likely to be updated as more data is incorporated into the index. Read Revisions to the UK HPI data.
Next publication of UK HPI
The September 2025 UK HPI will be published at 9.30am on Wednesday 19 November 2025. See the calendar of release dates for more information.
In September 2024’s release, UK House Price Index (UK HPI) estimates were revised from January 2022 onwards by making use of price data processed outside the UK HPI’s normal 12-month revision period. In October 2024’s release, UK HPI returned to the usual 12-month revision period. Users should be aware that revisions may be larger than usual and should note the significantly greater uncertainty around new build prices.
Previously, UK HPI had a reference period of January 2015. In February 2025’s release, UK HPI’s reference period was updated to January 2023, so UK HPI indices now report January 2023 equals 100. Re-referencing ensures the UK HPI reflects the price of the “average” property currently being sold and shifts the entire price level series for each geography and breakdown by a constant percentage without affecting inflation rates. Read more in the Office for National Statistics’ Keeping average house prices up to date blog and in the 19 February 2025 UK HPI release.
On 20 August 2025, the Office for National Statistics (ONS) introduced an improvement to HPI’s imputation method for Great Britain, which reduces initial over-estimation of new build estimates in provisional estimates. Since this methods improvement increases the accuracy of our initial estimates, we expect overall revisions between provisional (1st) and final revised (13th) UK HPI estimates to be smaller moving forwards. More detail about this methods improvement is available in section 4.9 of HM Land Registry’s About the UK House Price Index document.
ONS will continue to monitor revisions and identify potential further methods improvements in the future.
2. Economic statement
Average UK house price annual inflation was 3.0% (provisional estimate) in the 12 months to August 2025, down from the revised estimate of 3.2% in the 12 months to July 2025.
The average UK house price was £273,000 in August 2025 (provisional estimate), which is £8,000 higher than 12 months ago. Average house prices in the 12 months to August 2025 increased in England to £296,000 (2.9%), increased in Wales to £211,000 (2.0%) and increased in Scotland to £194,000 (4.0%). The average house price increased in the year to Q2 (Apr to Jun) 2025 to £185,000 in Northern Ireland (5.5%).
On a non-seasonally adjusted basis, average UK house prices increased by 0.8% between July 2025 and August 2025, compared with an increase of 1.0% in the same period 12 months ago. On a seasonally adjusted basis, average house prices in the UK increased by 0.2% between July 2025 and August 2025.
Of the English regions, annual house price inflation was highest in the North East, where prices increased by 6.6% in the 12 months to August 2025. London was the English region with the lowest annual inflation, where prices decreased by 0.3% in the 12 months to August 2025.
The Royal Institution of Chartered Surveyors’ (RICS’) August 2025 UK Residential Market Survey reported that new buyer enquiries fell for a second straight month with a decline in agreed sales, while house prices drifted lower at the aggregate level.
HMRC’s UK Property Transactions Statistics showed that in August 2025, on a seasonally adjusted basis, the estimated number of transactions of residential properties with a value of £40,000 or greater was 94,000. This is 1.7% higher than 12 months ago (August 2024). Between July 2025 and August 2025, UK transactions decreased by 1.7% on a seasonally adjusted basis. On a non-seasonal basis between July 2025 and August 2025, HMRC reported that transactions volumes increased by 2.5% in England, decreased by 2.9% in Scotland, increased by 2.2% in Wales and increased by 18.5% in Northern Ireland.
The Bank of England’s Money and Credit August 2025 release reported that mortgage approvals for house purchases, an indicator of future borrowing, decreased by 500 to 64,700 in August.
The Bank of England’s Agents’ summary of business conditions - 2025 Q2 reported that although buyers are taking longer to make a decision to purchase, demand seems to be firming up and house prices are growing by mid-single digits in percentage terms. The exception is London and the south where market sentiment remains gloomy, demand is weak and there is some evidence of falling prices.
3. Price changes
3.1 Annual price change
Annual price change for UK by country over the past 4 years
Download this chart’s data (CSV, 1KB)
Average UK house price annual inflation was 3.0% (provisional estimate) in the 12 months to August 2025, down from the revised estimate of 3.2% in the 12 months to July 2025.
The average UK house price was £273,000 in August 2025 (provisional estimate), which is £8,000 higher than 12 months ago. Average house prices in the 12 months to August 2025 increased in England to £296,000 (2.9%), increased in Wales to £211,000 (2.0%) and increased in Scotland to £194,000 (4.0%). The average house price increased in the year to Q2 (Apr to Jun) 2025 to £185,000 in Northern Ireland (5.5%).
3.2 Average price by country and government office region
Price, monthly change and annual change by country and government office region
| Country and government office region | Price | Monthly change | Annual change |
|---|---|---|---|
| England | £295,670 | 0.9% | 2.9% |
| Northern Ireland (Quarter 2 - 2025) | £185,108 | 0.3% | 5.5% |
| Scotland | £193,786 | 0.3% | 4.0% |
| Wales | £211,361 | 1.0% | 2.0% |
| East Midlands | £244,677 | 1.2% | 4.4% |
| East of England | £342,521 | 0.8% | 3.0% |
| London | £565,567 | 0.1% | -0.3% |
| North East | £163,534 | 0.8% | 6.6% |
| North West | £216,789 | 1.6% | 4.5% |
| South East | £388,812 | 1.3% | 1.8% |
| South West | £310,480 | 0.5% | 2.4% |
| West Midlands Region | £250,017 | 0.7% | 3.7% |
| Yorkshire and The Humber | £207,330 | 0.9% | 2.7% |
Download this table’s data (CSV, 1KB)
Price changes by country and government office region
On a non-seasonally adjusted basis, average UK house prices increased by 0.8% between July 2025 and August 2025, compared with an increase of 1.0% in the same period 12 months ago. On a seasonally adjusted basis, average house prices in the UK increased by 0.2% between July 2025 and August 2025.
3.3 Average price by property type
Average monthly price by property type
| Property type | August 2025 | August 2024 | Difference |
|---|---|---|---|
| Detached | £444,107 | £429,838 | 3.3% |
| Semi-detached | £277,927 | £264,929 | 4.9% |
| Terraced | £230,058 | £223,062 | 3.1% |
| Flat or maisonette | £197,462 | £197,803 | -0.2% |
| All | £272,995 | £265,085 | 3.0% |
Download this table’s data (CSV, 1KB)
4. Sales volumes
The UK HPI data volumes reflect the number of sales that have been registered so far for a given month and do not reflect the total number of sales that occurred in that month. It takes time for sales that have occurred to be registered and processed for inclusion in the UK HPI data volumes. Therefore, UK HPI data volumes for the most recent 12 months of data are provisional and are subject to revision, in line with the UK HPI revision period policy. Users should not use provisional UK HPI data volumes to infer trends in sales activity.
In 2024, HM Land Registry successfully returned to processing over 40% of HM Revenue & Customs’ provisional sales estimate for UK HPI’s first estimate (the target specified in the UK HPI Quality and Methodology guidance). UK HPI sales volume estimates for older periods and new builds remain lower than historical averages but continue to improve. Users should be aware that revisions may be larger than historically and should note the greater uncertainty around new build prices.
ONS introduced an improvement to HPI’s imputation method from August 2025, more detail is available in section 4.9 of HM Land Registry’s About the UK House Price Index document. ONS will continue to monitor revisions and identify potential further methods improvements in the future.
4.1 Sales volumes
Number of sales volumes by country
Provisional UK HPI estimates for August 2025 are based on approximately 41,400 records for England, 6,500 for Scotland, and 2,200 for Wales. This represents 49% of HMRC’s provisional sales estimate for August 2025, as detailed in their Monthly property transactions completed in the UK with value of £40,000 or above estimates. Over time, more records will become available for recent periods, which will be used to revise UK HPI estimates and sales volumes, in line with the revision policy published by the ONS and HM Land Registry.
Sales estimates from UK HPI differ from estimates from HMRC because of different data sources, revision period size and coverage. HMRC’s Quality report states there are likely to be inaccuracies in their data because of reporting or keying errors, such as misclassification between residential and non-residential transactions. However, HMRC take steps to reduce this measurement error. Another reason for differences could be that residential property transactions, where the buyer or seller is a corporate body, company or business, are excluded from UK HPI data, but included in HMRC data.
Further information on data sources, revision policy, methods and quality is available in HM Land Registry’s UK HPI guidance.
Comparing the provisional volume estimate for the current month with the revised volume estimate for the corresponding month in the previous year.
| Country | June 2025 | June 2024 |
|---|---|---|
| England | 35,437 | 57,853 |
| Northern Ireland | 1,498 | 1,838 |
| Scotland | 9,420 | 8,607 |
| Wales | 2,130 | 3,174 |
Note: Comparing the provisional volume estimate for the current month with the revised 12-month volume estimate.
Download this table’s data (CSV, 1KB)
Note: The ‘Difference’ column has been removed from this table as the latest month’s data are not yet complete.
Note: The number of property transactions for June 2025 will increase as more transactions are incorporated into the index. See our Revisions Policy for more information.
Comparing the provisional UK HPI volume estimate for June 2024 with the provisional UK HPI volume estimate for June 2025, volume transactions increased by 29.2% in England, increased by 10.9% in Scotland and increased by 33.2% in Wales. Northern Ireland’s UK HPI volume transactions decreased by 11.3% in the year to Quarter 2 2025.
UK Property Transaction Statistics published by HM Revenue & Customs (which differ in coverage but are more complete for this period) report that in the 12 months to June 2025, on a non-seasonally adjusted basis, HMRC volume transactions increased by 5.5% in England, increased by 11.5% in Scotland, increased by 11.2% in Wales and increased by 6.4% in Northern Ireland.
4.2 Sales volumes for the UK over the past 5 years
Sales volumes for 2021 to 2025 by country: June
Download this table’s data (CSV, 1KB)
Note: The ‘Difference’ column has been removed from this table as the latest month’s data are not yet complete.
Note: The number of property transactions for June 2025 will increase as more transactions are incorporated into the UK HPI index. See our Revisions Policy for more information.
Comparing the provisional UK HPI volume estimate for June 2024 with the provisional UK HPI volume estimate for June 2025, UK volume transactions increased by 23.7%.
UK Property Transaction Statistics published by HM Revenue & Customs (which differ in coverage but are more complete for this period) report that on a non-seasonally adjusted basis, HMRC volume transactions for the UK increased by 6.4% in the 12 months to June 2025.
New build and existing resold property
| Property status | Average price June 2025 | Monthly change | Annual change |
|---|---|---|---|
| New build | £380,120 | 4.2% | 19.6% |
| Existing resold property | £263,847 | 1.3% | 2.8% |
Download this table’s data (CSV, 1KB)
Note: Since the October 2017 release, amendments have been made to our estimation model when calculating our provisional estimate. Find out further information and the impact of this change in the methods used to produce the UK HPI.
5. Buyer status for Great Britain
First time buyer and former owner occupier
For Great Britain only, Northern Ireland data is not available for buyer status.
| Type of buyer | Average price August 2025 | Monthly change | Annual change |
|---|---|---|---|
| First time buyer | £230,762 | 0.8% | 3.0% |
| Former owner occupier | £336,331 | 0.8% | 3.0% |
Download this table’s data (CSV, 1KB)
6. Funding status for Great Britain
Cash and mortgage
For Great Britain only, Northern Ireland data is not available for funding status.
| Funding status | Average price August 2025 | Monthly change | Annual change |
|---|---|---|---|
| Cash | £259,805 | 0.9% | 2.4% |
| Mortgage | £282,828 | 0.8% | 3.3% |
Download this table’s data (CSV, 1KB)
7. Access the data
Download the data as CSV files or access it with our UK HPI tool.
Data revisions
View any revisions to previously published data in the data downloads or find out more about revisions in our guidance About the UK HPI.
8. About the UK House Price Index
The UK House Price Index (UK HPI) is calculated by the Office for National Statistics and Land & Property Services Northern Ireland. Find out about the methodology used to create the UK HPI.
Data for the UK House Price Index is provided by HM Land Registry, Registers of Scotland, The Land & Property Services/Northern Ireland Statistics & Research Agency and the Valuation Office Agency.
Find out more about the UK House Price Index.
A key determinant of house prices is the demographic characteristics of the area in which the property is located. The UK HPI uses the socio-demographic classification, known as Acorn, in the hedonic regression model to measure the affluence of the area.
Prior to 20 December 2023’s publication, property transactions in Great Britain were excluded from the regression model if their Acorn classification was missing. From 20 December 2023’s publication, these properties are included in the regression model from January 2023’s data onwards, but are given less weight in the calculations, as described above. This methodology improvement aligns how transactions with missing Acorn classification are used in the Great Britain model and Northern Ireland model, increasing coherence across the UK and improving the quality of UK HPI statistics.
9. Contact
Eileen Morrison, Data Services Team Leader, HM Land Registry
Email eileen.morrison@landregistry.gov.uk
Telephone 0300 006 5288
Aimee North, Head of Housing Market Indices, Office for National Statistics
Email aimee.north@ons.gov.uk
Telephone 01633 456400
Ciara Cunningham, Statistician for the Northern Ireland HPI
Email ciara.cunningham@finance-ni.gov.uk
Telephone 028 90 336035
Anne MacDonald, Land & Property Data Team, Registers of Scotland
Email Anne.MacDonald@ros.gov.uk
Telephone 0131 378 4991