Published 10th February, 2026
Lower-priced parts of the country recorded the strongest rises in property asking prices last year as buyers continued to chase affordability, Rightmove reveals.
Its analysis of millions of listings, enquiries and transactions shows that areas with cheaper homes consistently outperformed higher-value markets in 2025.
Of the 50 local areas with the fastest growth in asking prices, just seven sit above the current national average of £368,031.
Across the top 50, the typical asking price reached £270,711 which is 26% or close to £100,000 below the national benchmark.
Rightmove’s property expert, Colleen Babcock, said: “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.”
Nationally, asking prices ended 2025 slightly lower than a year earlier, down 0.6% compared with the close of 2024.
The platform says that Hawick in Roxburghshire posted the biggest price rise, with average asking prices climbing 18% over the year to £148,633.
Durham followed, up 15% to £251,339, while Stannington in Sheffield took third place after a 12% uplift, pushing values to £264,078.
Scotland accounts for 12 of the top 50 locations, with the North West and Yorkshire and the Humber each contributing eight.
London fails to appear in the list, despite having the highest average asking price in Great Britain at £679,782.
The data also highlights a pull towards neighbourhoods offering access to employment without city-centre prices.
Among the 10 strongest house price performers are districts on the edges of Sheffield, Liverpool, Newcastle, Hull and Glasgow.
As more employers increase expectations around office attendance, buyers appear to be weighing commuting times against what they can afford.
Rightmove highlights that many of the fastest-rising areas for price are also close to universities or large NHS trusts.
Mary-Lou Press, the president of NAEA Propertymark (National Association of Estate Agents), said: “This analysis reflects what Propertymark agents have been reporting on the ground throughout 2025.
“Buyer demand continues to be strongest in areas where homes remain comparatively affordable, particularly in locations that offer good transport links, access to employment, and proximity to key services such as schools, universities, and hospitals.”
She added: “While national average asking prices have softened slightly, the growth seen in lower-priced markets highlights how stretched affordability remains for many buyers.
“As a result, purchasers are adjusting their expectations on location and prioritising value for money, which is driving increased competition and price growth in these areas.”
