Average House Prices by UK Area 2026: Complete Guide

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House prices in the UK vary more than almost any other metric. You can buy a three-bedroom house for under £130,000 in some northern towns, while the same property would cost over £600,000 in parts of the South East. Understanding where prices sit, how they are moving, and what value looks like is essential for anyone buying, selling, or simply curious about property.

This guide uses HM Land Registry transaction data to rank 50 UK towns by average house price, show price trends over 1, 3, and 5 years, and calculate price-to-earnings ratios so you can see where housing is most and least affordable.

For property price data for a specific street or postcode, enter any postcode on PostcodeCheck to see recent sale prices, area averages, and long-term trends for that location.

Methodology: How We Calculate Prices

All prices come from HM Land Registry's Price Paid dataset, which records every residential property transaction in England and Wales. We use the 12-month rolling average (Q1 2025 to Q4 2025) rather than individual monthly figures, which can be volatile in smaller towns.

2025

Data Period

Q1 to Q4 rolling avg

£298,000

UK Average

All property types

Towns Ranked

Population 50,000+

Land Registry

Data Source

Price Paid dataset

Median prices are also shown alongside averages. The median is often more representative than the mean because a handful of very expensive properties can push the average up significantly. In towns with a wide price range (such as London boroughs), the median may be 15-20% lower than the mean.

Average House Prices: 50 UK Towns Ranked (2026)

The table below ranks towns from most expensive to least expensive, showing both the average (mean) and median sale prices alongside 1-year and 5-year percentage changes.

House Prices by Town: Average, Median, and Trends

1. BathAvg £428,000 | Median £385,000 | 1yr +2.8% | 5yr +18%

2. CambridgeAvg £415,000 | Median £380,000 | 1yr +1.9% | 5yr +15%

3. OxfordAvg £410,000 | Median £375,000 | 1yr +2.1% | 5yr +14%

4. WinchesterAvg £405,000 | Median £370,000 | 1yr +3.2% | 5yr +19%

5. St AlbansAvg £398,000 | Median £365,000 | 1yr +1.5% | 5yr +11%

6. GuildfordAvg £392,000 | Median £360,000 | 1yr +2.0% | 5yr +13%

7. BrightonAvg £378,000 | Median £345,000 | 1yr +1.2% | 5yr +10%

8. EdinburghAvg £355,000 | Median £310,000 | 1yr +4.1% | 5yr +25%

9. CheltenhamAvg £348,000 | Median £315,000 | 1yr +2.5% | 5yr +16%

10. BristolAvg £335,000 | Median £305,000 | 1yr +1.8% | 5yr +17%

11. HarrogateAvg £330,000 | Median £295,000 | 1yr +3.0% | 5yr +20%

12. ReadingAvg £325,000 | Median £298,000 | 1yr +0.8% | 5yr +7%

13. WarwickAvg £318,000 | Median £285,000 | 1yr +2.2% | 5yr +14%

14. ExeterAvg £310,000 | Median £280,000 | 1yr +2.9% | 5yr +19%

15. YorkAvg £305,000 | Median £275,000 | 1yr +3.5% | 5yr +22%

16. NorwichAvg £272,000 | Median £248,000 | 1yr +2.1% | 5yr +16%

17. ColchesterAvg £268,000 | Median £245,000 | 1yr +1.4% | 5yr +12%

18. BournemouthAvg £265,000 | Median £240,000 | 1yr +1.6% | 5yr +11%

19. ShrewsburyAvg £258,000 | Median £235,000 | 1yr +2.3% | 5yr +15%

20. Milton KeynesAvg £255,000 | Median £238,000 | 1yr +0.5% | 5yr +8%

21. WorcesterAvg £248,000 | Median £225,000 | 1yr +2.0% | 5yr +13%

22. CardiffAvg £242,000 | Median £218,000 | 1yr +2.7% | 5yr +18%

23. LeicesterAvg £235,000 | Median £210,000 | 1yr +1.5% | 5yr +14%

24. LeedsAvg £230,000 | Median £205,000 | 1yr +2.8% | 5yr +19%

25. NorthamptonAvg £228,000 | Median £208,000 | 1yr +1.1% | 5yr +10%

26. DerbyAvg £215,000 | Median £195,000 | 1yr +1.8% | 5yr +12%

27. GlasgowAvg £210,000 | Median £185,000 | 1yr +4.5% | 5yr +28%

28. SheffieldAvg £205,000 | Median £185,000 | 1yr +3.2% | 5yr +21%

29. CoventryAvg £200,000 | Median £182,000 | 1yr +1.3% | 5yr +11%

30. PlymouthAvg £198,000 | Median £178,000 | 1yr +2.5% | 5yr +17%

31. NewcastleAvg £195,000 | Median £172,000 | 1yr +3.8% | 5yr +23%

32. SwanseaAvg £190,000 | Median £170,000 | 1yr +3.0% | 5yr +20%

33. NottinghamAvg £188,000 | Median £168,000 | 1yr +2.1% | 5yr +15%

34. LiverpoolAvg £180,000 | Median £158,000 | 1yr +3.5% | 5yr +22%

35. PeterboroughAvg £178,000 | Median £162,000 | 1yr +0.9% | 5yr +9%

36. WolverhamptonAvg £172,000 | Median £155,000 | 1yr +1.7% | 5yr +13%

37. LutonAvg £270,000 | Median £248,000 | 1yr +0.4% | 5yr +6%

38. ManchesterAvg £245,000 | Median £215,000 | 1yr +3.9% | 5yr +24%

39. BirminghamAvg £218,000 | Median £195,000 | 1yr +2.2% | 5yr +16%

40. Stoke-on-TrentAvg £152,000 | Median £135,000 | 1yr +2.6% | 5yr +18%

41. BlackpoolAvg £148,000 | Median £128,000 | 1yr +3.1% | 5yr +20%

42. MiddlesbroughAvg £142,000 | Median £125,000 | 1yr +2.8% | 5yr +17%

43. BradfordAvg £140,000 | Median £122,000 | 1yr +3.4% | 5yr +21%

44. HullAvg £138,000 | Median £118,000 | 1yr +3.6% | 5yr +23%

45. SunderlandAvg £135,000 | Median £115,000 | 1yr +4.2% | 5yr +26%

46. DoncasterAvg £155,000 | Median £138,000 | 1yr +2.4% | 5yr +16%

47. SloughAvg £310,000 | Median £285,000 | 1yr -0.3% | 5yr +4%

48. SouthamptonAvg £248,000 | Median £225,000 | 1yr +1.0% | 5yr +9%

49. LancasterAvg £208,000 | Median £185,000 | 1yr +2.9% | 5yr +18%

50. London (avg)Avg £535,000 | Median £450,000 | 1yr +1.2% | 5yr +8%

Source: HM Land Registry Price Paid Data (Q1-Q4 2025). London figure is a borough-weighted average. Trend percentages are nominal (not inflation-adjusted).

The cheapest and most expensive towns differ by more than 4x. Sunderland's average of £135,000 contrasts sharply with Bath at £428,000. Yet some of the biggest percentage growth is happening in the cheapest areas, as buyers seek value. See the full cheapest places guide.

Fastest Growing House Prices (5-Year View)

Looking at 5-year growth reveals which areas have seen the strongest appreciation. Scottish cities and northern English towns lead the growth table, partly because they started from a lower base:

Highest 5-Year Price Growth (%)

Glasgow+28%

Sunderland+26%

Edinburgh+25%

Manchester+24%

Hull+23%

Newcastle+23%

York+22%

Liverpool+22%

Bradford+21%

Sheffield+21%

Source: HM Land Registry Price Paid Data, Q4 2020 vs Q4 2025.

Glasgow leads with 28% growth over five years, driven by strong regeneration investment and a growing tech sector. Sunderland and Hull, traditionally the cheapest cities in England, have seen rapid growth as buyers from more expensive areas relocate. Edinburgh continues to benefit from limited supply and strong demand, both domestic and international.

Price-to-Earnings Ratio: Where Housing Is Most Affordable

Raw prices only tell half the story. What matters is how affordable housing is relative to local incomes. The price-to-earnings ratio divides the average house price by average annual workplace earnings. A ratio of 5.0 means the average home costs five times the average salary. The national average is 8.3x. Anything below 6x is generally considered affordable by historical standards.

Most Affordable Towns (Price-to-Earnings Ratio)

Sunderland4.2x

Hull4.5x

Stoke-on-Trent4.6x

Bradford4.8x

Blackpool5.0x

Middlesbrough5.1x

Doncaster5.3x

Newcastle5.3x

Swansea5.5x

Nottingham5.7x

Least Affordable Towns (Price-to-Earnings Ratio)

Bath14.1x

Winchester13.8x

Oxford13.2x

Cambridge12.5x

St Albans12.1x

London11.8x

Brighton11.5x

Guildford11.2x

Source: HM Land Registry (Q4 2025) and ONS Annual Survey of Hours and Earnings 2025.

First-Time Buyer Tips

First-time buyers face particular challenges in the current market. Here are some data-driven considerations:

Stamp duty threshold: First-time buyers pay no stamp duty on the first £425,000 of a property purchase (until 31 March 2026, when it may revert to £300,000). Use our Stamp Duty Calculator to check what you would pay.
Mortgage affordability: Most lenders cap borrowing at 4-4.5x your annual income. On average earnings of £35,000, that is a maximum mortgage of roughly £157,000. Use our Mortgage Calculator to estimate monthly payments.
Look beyond averages: Town averages include all property types. Flats and terraced houses are typically 30-40% cheaper than the town average.
Consider growth towns: Areas with strong price growth often have improving infrastructure, new employers, or regeneration. Buying early in a growth cycle can deliver better long-term value.
Check the area score: PostcodeCheck gives you a composite area score covering crime, schools, transport, and more, so you can see whether a cheaper area is genuinely good value or just cheap for a reason.

How to Use This Data

Town averages give you a broad picture, but prices vary enormously within each town. A two-bedroom flat in central Manchester might cost £200,000 while a detached house in Didsbury costs £550,000. For accurate local data:

Enter a postcode on PostcodeCheck to see recent sale prices on that street and surrounding area
Check the property price page at /property-prices for interactive maps and postcode-level price data
Compare postcodes using the Compare tool to see price differences between specific locations
Factor in all costs including stamp duty, council tax (varies hugely by area), and commuting costs if you are moving for affordability

Important: Land Registry data has a lag of 2-3 months for recent transactions. Prices shown reflect completed sales, not asking prices. In a rising market, current asking prices may be higher than the figures shown here.

Data Sources

Property prices: HM Land Registry Price Paid Data (Q1-Q4 2025). Scottish prices: Registers of Scotland. Earnings data: ONS Annual Survey of Hours and Earnings 2025. House Price Index: ONS UK HPI.

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