New analysis from Lloyds Bank has identified the UK's property value hotspots for 2025, revealing a stark regional divide. While most parts of the country saw home values rise, the South East of England dominated the areas experiencing the sharpest declines.
Port City Plymouth Leads the Charge
The standout performer was Plymouth in Devon, where average property values surged by 12.6% over the year to October 2025. This increase added over £31,000 to the average home, pushing its value to £278,808. The port city topped Lloyds' list of housing market hotspots, compiled from the bank's own mortgage data.
Following closely were Stafford in the West Midlands and Wigan in the North West, which recorded impressive double-digit growth of 12.0% and 10.5% respectively. The top ten list of locations with the strongest growth was completed by:
- Wakefield and Mansfield (both 8.7%)
- Woking (8.1%)
- Liverpool (7.5%)
- Rugby (7.3%)
- Falkirk (7.1%)
- Hull (6.5%)
South East Suffers Sharpest Declines
In contrast, the report highlighted that the South East of England contained most locations where home values fell or grew most slowly. Crawley saw the most severe drop, with average property values falling by 8.9% (minus £36,317). High Wycombe followed with a 7.4% decline.
Other areas in the top ten for value decreases included Chester (-6.4%), Solihull (-6.2%), Worcester (-6.1%), and Cardiff (-5.2%). Despite the fall in the Welsh capital, Wales as a whole recorded an average growth of 2.3%.
Regional Picture: Northern Ireland Outperforms London
On a broader national scale, Northern Ireland led the UK with robust growth of 5.8% over the year. Scotland and the North West both saw property values rise by 3.7%.
At the other end of the spectrum, London recorded a slight average decline of 0.1%, according to Lloyds' figures. The South East managed only minimal growth of 0.8%.
Amanda Bryden, Head of Mortgages at Lloyds, advised potential buyers to research local markets carefully. "If you've got your heart set on a particular location, it's worth taking time out to do some research and see what's happening with prices there," she said. "Swings in value at a local level can make a big difference."
She also highlighted the continued affordability of northern regions and Scotland compared to the south of England, noting their cultural and historical appeal.
The bank's research compared the 12 months to October 2025 with the same period to October 2024. The analysis only included locations where Lloyds Banking Group made a minimum of 150 mortgage offers, excluding buy-to-let and shared ownership deals.
