UK House Price Index Update: April 2026
The House Price Index tells us how house prices have changed across England, Scotland, Wales and Northern Ireland. Here’s the latest update reflecting February 2026.
The latest UK House Price Index for February 2026, released this morning, shows another month of a steady but cautious market, with some growth returning after a slight dip at the start of the year.
Average UK house prices increased by 0.1% month-on-month and are now up 1.2% year-on-year, bringing the average property value to £268,000. While growth remains relatively subdued, we’d say the data actually reflects a market that is stabilising rather than slowing.
Here’s what the latest figures mean for buyers and sellers across the UK.
UK house prices see some growth
February’s data shows a small but positive nudge upwards.
Average UK house price: £268,000
Monthly change: +0.1%
Annual change: +1.2%
This follows a softer start to the year and suggests that confidence is gradually returning. Rather than sharp increases, the market is seeing steady, sustainable growth.
England house prices
In England, prices rose slightly over the month, although annual growth remains modest.
Average price: £290,000
Monthly change: +0.2%
Annual change: +0.8%
This reflects a market where demand is still present, but buyers are more price-sensitive and selective.
Regional performance varies widely
As with previous months, regional differences remain one of the biggest themes in the market
Region | Avg Price (Feb 2026) | Annual Change | Monthly Change |
East Midlands | £239,000 | +1.2% | -0.2% |
East of England | £335,000 | +0.9% | +0.1% |
London | £542,000 | -3.3% | -1.9% |
North East | £163,000 | +3.6% | +2.7% |
North West | £216,000 | +3.4% | +1.1% |
South East | £377,000 | -0.9% | -0.4% |
South West | £300,000 | -0.6% | 0.0% |
West Midlands | £249,000 | +1.6% | +0.9% |
Yorkshire & Humber | £209,000 | +3.9% | +1.4% |
The North East recorded the strongest monthly growth at +2.7%, while Yorkshire and the Humber leads annually at +3.9%.
London continues to lag behind, with prices down 1.9% month-on-month and -3.3% year-on-year, reflecting affordability pressures and the trend we have been seeing for a few years now of first time buyers looking outside of London when it's their time to buy.
Property type trends
Different property types are performing unevenly, with houses generally outperforming flats.
Property Type | Avg Price | Annual Change |
Detached | £470,000 | +1.2% |
Semi-detached | £289,000 | +2.6% |
Terraced | £243,000 | +1.4% |
Flats/Maisonettes | £216,000 | -3.8% |
Flats continue to see price declines, particularly in urban areas, while semi-detached homes are showing the strongest growth.
Buyer trends and transaction levels
Buyer activity shows a mixed picture.
Transactions (Feb 2026): 102,000
Year-on-year change: -5.6%
Monthly change: +5.6%
While transactions are down compared to last year, there has been a noticeable monthly increase - we’re hopeful this means activity is picking up as we move further into 2026.
Mortgage buyers continue to pay slightly more on average than cash buyers, reflecting continued reliance on lending.
What this means for buyers and sellers
The February 2026 HPI points to a market that is stabilising rather than accelerating.
For sellers, realistic pricing is still key. Buyers are still cautious and guided by data, meaning overpriced homes are likely to sit on the market longer.
For buyers, there is more choice and less urgency than in previous years. Slower price growth and regional variation mean opportunities exist, particularly outside of London.
The strongest performing areas continue to be those offering a balance of affordability, connectivity and lifestyle, particularly across the North and Midlands.
The outlook for 2026
While growth may be slow, the overall direction of the market remains positive.
House prices are rising gradually, buyer activity is improving month-on-month, and regional markets are driving momentum. However, affordability and pricing discipline continue to shape outcomes.
As with any single month of data, it’s important not to overinterpret short-term movements. The broader trend points towards a more balanced and stable housing market in 2026.
Thinking of making a move? Book your free house valuation or explore properties for sale to see what’s happening in your local market.