The UK housing market in 2025 was shaped by quieter overall activity, shifting migration patterns and a buyer base still dominated by first-time purchasers, according to new analysis from home-moving comparison site reallymoving.
Its annual snapshot of the market draws on removal quotes, transaction data and buyer behaviour to show how and where people moved, how much it cost and who was most active.
Together, the figures point to a market that remained resilient but increasingly constrained by affordability and rising transaction costs.
One clear theme was caution. Buyers tended to stay closer to home, investor activity remained muted and London continued to lose movers to other regions. At the same time, high moving costs and a widening price gap between property types shaped decisions about whether to trade up, downsize or stay put.
THE 2025 TOP 10
Against that backdrop, reallymoving identified ten statistics that best capture the realities of home moving in 2025.
- Halloween was the busiest day to move. More home moves took place on 31 October than any other day of the year, with around 24,700 moves compared with a daily average of 5,000. Friday was the most popular moving day, chosen by 27% of households.
- Movers stayed closer to home. The median distance moved fell to just 10 miles, down from 12 miles in 2024 and 15 miles in 2023. The average cost of removals was £709.
- Birmingham topped the relocation league. The Birmingham postcode attracted 3.04% of all movers, followed by Manchester (2.52%), South East London (2.36%), Bristol (2.07%) and Belfast (2%).
- First-time buyers dominated activity. First-time buyers accounted for 58% of all purchasers, only slightly down on 2024. They paid an average of £275,594, with 11% buying new-build homes and 7% using shared ownership.
- Yorkshire gained the most movers – London lost the most. Yorkshire & the Humber recorded the highest net migration at +32%, while London saw the lowest at -62%, reflecting continued pressure from high living costs.
- Downsizers unlocked significant equity. Downsizers made up 27% of home movers and released an average of almost £129,000. Activity was highest in the South West, where downsizers accounted for 32% of moves.
- Upsizers faced the biggest financial leap at four bedrooms. Moving from a one-bed to a two-bed home cost an extra £37,697 on average. The step from two to three bedrooms cost £53,826, while the jump from three to four bedrooms rose sharply to £178,132.
- Nearly one fifth of purchases were cash. Cash buyers accounted for 19% of transactions, unchanged from 2024. The North East had the highest share at 24%, while London had the lowest at 14%. Nationally, 10% of first-time buyers bought without a mortgage.
- Moving costs hit a record high. The total cost of buying and selling a home reached £17,831, including stamp duty (£9,750), estate agent fees (£4,615), conveyancing (£2,182), surveys, removals and an EPC. First-time buyers paid £2,315 in upfront costs on average.
- Investor activity remained subdued. Investors accounted for just 4% of purchases, reflecting higher taxes, borrowing costs and regulation. Activity was highest in the North East, where investors made up 5.8% of buyers.
