Fresh analysis of the UK housing market has pinpointed the locations where property values climbed most dramatically in 2025, revealing a stark regional divide. The port city of Plymouth in Devon has emerged as the nation's leading hotspot, with average home values soaring by an impressive 12.6 per cent over the past year.
The Top Performers: Northern and Midlands Strength
The research, conducted by Lloyds Bank using its mortgage data, shows that the momentum in the market is firmly centred outside the traditional powerhouse of the South East. Following Plymouth, Stafford in the West Midlands recorded a 12.0 per cent increase, while Wigan in the North West saw prices rise by 10.5 per cent.
These three locations head a top ten list of growth areas that underscores the continued attractiveness of more affordable regions. The full list of leading hotspots for 2025, with their average home value and percentage increase, is:
- Plymouth, South West: £278,808, 12.6% rise
- Stafford, West Midlands: £321,248, 12.0% rise
- Wigan, North West: £249,562, 10.5% rise
- Wakefield, Yorkshire and the Humber: £286,268, 8.7% rise
- Mansfield, East Midlands: £243,251, 8.7% rise
- Woking, South East: £560,499, 8.1% rise
- Liverpool, North West: £254,550, 7.5% rise
- Rugby, West Midlands: £374,653, 7.3% rise
- Falkirk, Scotland: £238,512, 7.1% rise
- Hull, Yorkshire and the Humber: £199,348, 6.5% rise
Areas of Decline: South East Under Pressure
In contrast, the analysis highlights a marked downturn in several parts of the country, particularly in the South East of England. Crawley experienced the sharpest decline across the UK, with property values falling by 8.9 per cent. High Wycombe also saw a significant drop of 7.4 per cent.
The trend of localised declines within otherwise growing regions is notable. For example, Chester in the North West recorded a 6.4 per cent fall despite the wider region growing by 3.7 per cent. Similarly, Cardiff saw values decline by 5.2 per cent, even as Wales overall posted a 2.3 per cent rise.
The top ten areas with the biggest falls in average property values are:
- Crawley, South East: -8.9%
- High Wycombe, South East: -7.4%
- Chester, North West: -6.4%
- Solihull, West Midlands: -6.2%
- Worcester, West Midlands: -6.1%
- Cardiff, Wales: -5.2%
- Cheltenham, South West: -5.0%
- Brighton, South East: -4.8%
- Barnsley, Yorkshire and the Humber: -4.7%
- Stockport, North West: -4.7%
Expert Insight and National Picture
Amanda Bryden, Head of Mortgages at Lloyds, commented on the findings, emphasising the importance of local research for buyers. "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 advised. "Swings in value at a local level can make a big difference to how much you may need for a deposit, stamp duty or wider moving costs."
Bryden also pointed buyers towards areas offering better value, noting, "Northern regions and Scotland are still generally more affordable than the south of England, with a huge amount to offer in terms of culture and history."
On a broader national scale, the data shows that most parts of the UK still recorded growth in 2025. Northern Ireland led the way with robust growth of 5.8 per cent. At the other end of the spectrum, London saw a marginal average decline of 0.1 per cent in property values.
The research compared the 12 months to October 2025 with the same period leading to October 2024. Locations were only included where Lloyds Banking Group had made a minimum of 150 mortgage offers, excluding buy-to-let and shared ownership properties.
