Lower-priced areas delivered the strongest house price growth in 2025 as affordability, connectivity and access to jobs overtook prestige locations as the key drivers of buyer demand.
New analysis from Rightmove shows that the biggest jumps in asking prices last year were overwhelmingly concentrated in markets priced well below the national average.
Of the 50 locations where average asking prices rose the most in 2025, 43 had prices below the national average of £368,031.
Across the top 50 growth areas, the average asking price was £270,711 – almost £100,000, or 26%, lower than the UK average. Nationally, average asking prices at the end of 2025 were 0.6% lower than a year earlier, masking strong regional divergence.
AROUND THE REGIONS
Hawick in Roxburghshire topped the national growth table, with average asking prices rising by 18% to £148,633. Durham followed with a 15% increase to £251,339, while Stannington in Sheffield ranked third after prices climbed 12% to £264,078.
Scotland was the most represented region in the top 50 growth list, accounting for 12 locations, followed by the North West and Yorkshire & The Humber with eight each. London, where the average asking price stands at £679,782, failed to register a single area in the top 50.
GROWTH AREAS
Rightmove’s analysis also highlights the growing appeal of suburban and fringe-city locations. The top 10 growth areas include neighbourhoods outside Sheffield, Liverpool, Newcastle, Hull and Glasgow as buyers balance affordability with the need for manageable commutes as office attendance increases.
Many of the fastest-growing areas are also close to universities and major NHS trusts, reinforcing the link between employment hubs, rental demand and buyer competition.
AFFORDABLE PRICES
Colleen Babcock (main picture, inset), 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.”
CONNECTIVITY AND DEMAND
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.”
RED ALL THE WAY
John Baybut, Managing Director at Berkeley Shaw Real Estate in Liverpool adds: “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.”
STRONG TRANSPORT
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.
“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.”
GREAT EXPECTATIONS
Mary-Lou Press, President of NAEA Propertymark, says: “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.
“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.
“However, limited housing supply remains a critical factor underpinning these trends. In many of the areas experiencing the fastest growth, agents report low stock levels, particularly for homes suitable for first-time buyers, which continues to place upward pressure on prices.”
Source: Rightmove
