More affordable locations grew most in price in 2025
- New analysis of the 2025 market highlights that lower-priced locations grew the most in asking prices during 2025 as affordability continued to drive buyer behaviour
- Across the top 50 local areas where property asking prices grew the most last year, only seven are priced above the current national average of £368,031
- Hawick in Roxburghshire in the Scottish Borders rose the most in asking prices on average during 2025, with the average price of a home increasing by 18% to £148,633
- Durham came second, with average asking prices rising by 15% to £251,339 and Stannington in Sheffield came third, with a 12% increase in asking prices – rising to £264,078
- Clear regional trends alongside price trends: More affordable northern areas make up most of the top 50, with Scotland having the largest representation of local areas
New analysis from the UK’s biggest property platform Rightmove reveals that lower-priced areas had the biggest jump in asking prices on average during 2025.
Rightmove’s analysis is based on millions of data points covering prices, demand and supply.
Affordability and location key for price growth
Looking at the 50 areas where the average asking price for a home increased the most in 2025, 43 are priced below the current national average of £368,031, indicating affordability as a key driver of price growth last year.
The average asking price for a home across the top 50 areas where asking prices grew the most last year is £270,711 – 26% or nearly £100,000 below the national average.
Hawick in Roxburghshire in the Scottish Borders rose the most in asking prices on average during 2025, with the average asking price of a home increasing by 18% to £148,633.
Durham came second, with average asking prices rising by 15% to £251,339. Stannington in Sheffield came third, with a 12% increase in asking prices – with the average asking price for a home rising to £264,078.
National average asking prices at the end of 2025 were 0.6% lower than at the end of 2024.
Regional trends are closely linked to prices, with lower-priced regions making up the majority of 2025’s price growth list.
Scotland is the most represented region in the top 50 list, with 12 locations, followed by the North West and Yorkshire & The Humber with 8.
London, where the current average asking price for a home is by far the highest in Great Britain at £679,782, doesn’t have any areas in the top 50 for price growth last year.
Access to the city and employment continues to influence buyers
Another trend that emerged from the analysis is the popularity of suburbs within easy access of city centres.
Looking at the top ten price growth locations of 2025, it contains areas outside the city centres of Sheffield, Liverpool, Newcastle, Hull & Glasgow – as well as the city of Durham itself.
With many businesses continuing to ask employees to come into the office more frequently, buyers appear to be balancing affordability with commuting distance.
Looking across the top 50 areas where prices have risen the fastest, there is also a trend of locations being near to universities or major NHS trusts.
What do the experts think?
Colleen Babcock, Rightmove’s property expert says: “There is typically a larger pool of buyers who are looking to move within more affordable price brackets. Therefore, locations with more homes that fall under the average asking price can see more demand from buyers, and that underpins house price growth in those areas”
Dan Mirfin, branch manager at Manning Stainton Beeston says: “From our perspective on the ground, areas such as Beeston are seeing strong price growth because they sit at the intersection of affordability, connectivity and long-term demand. Beeston remains comparatively good value for money for first-time buyers, particularly when compared to more established suburbs closer to the city centre, while still offering excellent transport links into Leeds.
“We’re also seeing continued interest from investors, with Beeston delivering some of the strongest rental yields in the city. Proximity to major employers, universities and the city centre means rental demand remains high, which in turn supports both pricing and competition for well-presented homes.
“More broadly, buyers are increasingly looking just outside the city centre for areas that offer better space and value without sacrificing convenience. Locations like Beeston tick those boxes, which is why they’re featuring so prominently among the areas seeing the fastest growth in asking prices.”
John Baybut, Managing Director at Berkeley Shaw Real Estate in Liverpool said: “Liverpool Football Club have been the anchor for significant regeneration in Anfield as they have committed to the area.
“For investors, lots of short-term lets are seeing high yields.
“The infrastructure around Anfield will continue to improve as the local authority know LFC will be there for the long term.”
Lesley Robinson, branch manager at Manning Stainton Crossgates says: “Seacroft has seen notable growth in asking prices over the past year, reflecting a wider trend we’re observing across more affordably priced areas in Leeds. Buyers are increasingly drawn to locations that offer strong transport links and easy access to the city centre, and Seacroft fits that profile. The area combines good local amenities with more competitive pricing, making it an attractive option for first-time buyers and young families looking to get on the property ladder without compromising on convenience.
“LS9 benefits from being so close to Leeds city centre and St. James’s Hospital, while LS14 offers excellent access to shopping facilities like The Springs. We’re seeing strong demand from first-time buyers who might love to live in York but find LS14 a more affordable and convenient option.
“Stock is extremely limited, particularly in the first-time buyer market, and properties like back-to-backs are often attracting multiple viewings and bids. LS9 is a culturally vibrant area, appealing to a wide range of buyers, and landlords are still actively investing there too. With more people working from home, buyers from outside Leeds are also drawn to the city’s exciting centre, meaning location is increasingly flexible but access and lifestyle remain key.”
2025 price hotspots
| Area | Local Authority | Region | Average Price | Average Price YOY |
| Hawick, Roxburghshire | Scottish Borders | Scotland | £148,633 | 18% |
| Durham, County Durham | County Durham | North East | £251,339 | 15% |
| Stannington, Sheffield | Sheffield | Yorkshire and The Humber | £264,078 | 12% |
| Anfield, Liverpool | Liverpool | North West | £132,178 | 11% |
| Benton, Newcastle Upon Tyne | North Tyneside | North East | £231,693 | 11% |
| Johnstone, Renfrewshire | Renfrewshire | Scotland | £156,107 | 11% |
| Anlaby, Hull | East Riding of Yorkshire | Yorkshire and The Humber | £256,305 | 10% |
| Saffron Walden, Essex | Uttlesford | East of England | £523,787 | 10% |
| Seacroft, Leeds | Leeds | Yorkshire and The Humber | £218,893 | 9% |
| Orkney, Orkney Islands | Orkney Islands | Scotland | £215,546 | 9% |
| Rutherglen, Glasgow | South Lanarkshire | Scotland | £172,537 | 9% |
| Flitwick, Bedford | Central Bedfordshire | East of England | £429,287 | 9% |
| Allestree, Derby | Derby | East Midlands | £309,115 | 9% |
| Clydebank, Dunbartonshire | West Dunbartonshire | Scotland | £134,907 | 9% |
| Whitchurch, Shropshire | Shropshire | West Midlands | £293,108 | 9% |
| Nelson, Lancashire | Pendle | North West | £144,562 | 9% |
| North Berwick, East Lothian | East Lothian | Scotland | £474,298 | 8% |
| Droylsden, Greater Manchester | Tameside | North West | £232,156 | 8% |
| Beeston, Leeds | Leeds | Yorkshire and The Humber | £162,600 | 8% |
| Broadgreen, Liverpool | Liverpool | North West | £202,201 | 8% |
| Glenrothes, Fife | Fife | Scotland | £154,549 | 8% |
| Stoke, Plymouth | Plymouth | South West | £200,397 | 8% |
| Darwen, Lancashire | Blackburn with Darwen | North West | £188,276 | 8% |
| Barrhead, Glasgow | East Renfrewshire | Scotland | £177,791 | 8% |
| Rugeley, Staffordshire | Cannock Chase | West Midlands | £295,862 | 8% |
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