New analysis of the 2025 property market shows that lower-priced areas saw the strongest growth in asking prices, reflecting the continued influence of affordability on buyer behaviour. Of the top 50 local areas where asking prices rose the most, only seven were above the current national average of £368,031.
Hawick in Roxburghshire, located in the Scottish Borders, recorded the largest increase, with the average asking price rising 18% to £148,633. Durham followed with a 15% rise to £251,339, while Stannington in Sheffield saw a 12% increase, taking average prices to £264,078.
Analysis by Rightmove, based on its own data, also reveals clear regional patterns. More affordable areas in the North of England dominate the list, while Scotland has the largest representation, highlighting strong price growth in markets outside London.
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.
Rightmove’s 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”
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% |
Source: Rightmove
