New data has pinpointed the UK's property market winners and losers for 2025, with a Devon city leading the charge and several affluent areas seeing significant price corrections. Analysis from Lloyds Banking Group, based on its mortgage lending, reveals a stark regional divide in housing fortunes over the past year.
Coastal City Tops the Growth Chart
Plymouth recorded the steepest house price rise in the UK, with average property values surging by an impressive 12.6% over the last year. This jump equates to a cash increase of £31,229, pushing the average home price in the city to £278,808. The South West city was closely followed by Stafford in the West Midlands, where prices grew by 12.0%, and Wigan in the North West, with a 10.5% increase.
Amanda Bryden, Head of Mortgages at Lloyds Bank, commented on the trends, noting that a dream home is often about more than just price. "While property prices play a role, choosing where to live is also about finding a place that feels right – a community you connect with, a commute that works for you, and a lifestyle that fits," she said.
Investment and Lifestyle Drive Demand
Experts attribute Plymouth's strong performance to sustained investment and improved amenities. Nigel Bishop of buying agency Recoco Property Search highlighted the impact of major projects. "Plymouth has benefited from substantial infrastructural investments such as Royal William Yard, which created a number of new homes," he explained. "The city’s improved retail, sporting, culinary and general lifestyle amenities also position Plymouth as an attractive option for house hunters of all ages."
This demand has created a more competitive market, directly contributing to rising prices. The top ten list for price growth showcases a mix of regions, with Wakefield and Mansfield tying at 8.7% growth, and Falkirk in Scotland also making the list with a 7.1% increase.
Top 10 Locations for House Price Growth in 2025
- Plymouth, South West: £278,808 (+£31,229, +12.6%)
- Stafford, West Midlands: £321,248 (+£34,516, +12.0%)
- Wigan, North West: £249,562 (+£23,740, +10.5%)
- Wakefield, Yorkshire and the Humber: £286,268 (+£22,887, +8.7%)
- Mansfield, East Midlands: £243,251 (+£19,444, +8.7%)
- Woking, South East: £560,499 (+£42,046, +8.1%)
- Liverpool, North West: £254,550 (+£17,686, +7.5%)
- Rugby, West Midlands: £374,653 (+£25,450, +7.3%)
- Falkirk, Scotland: £238,512 (+£15,794, +7.1%)
- Hull, Yorkshire and the Humber: £199,348 (+£12,206, +6.5%)
Southern Coldspots See Sharpest Declines
In contrast, the analysis identified several areas where property values have fallen most sharply. Crawley in the South East experienced the largest drop, with average prices falling by 8.9% or £36,317 to £372,202. High Wycombe (-7.4%) and Chester (-6.4%) followed, with the West Midlands towns of Solihull (-6.2%) and Worcester (-6.1%) also featuring prominently in the list of declining markets.
Ms Bryden advised potential buyers to conduct thorough local research. "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, as swings in value at a local level can make a big difference," she stated. She also suggested buyers look further afield for value, noting that "Northern regions and Scotland are still generally more affordable than the south of England."
Top 10 Locations for House Price Falls in 2025
- Crawley, South East: £372,202 (-£36,317, -8.9%)
- High Wycombe, South East: £436,379 (-£34,994, -7.4%)
- Chester, North West: £340,415 (-£23,114, -6.4%)
- Solihull, West Midlands: £390,292 (-£25,976, -6.2%)
- Worcester, West Midlands: £331,977 (-£21,724, -6.1%)
- Cardiff, Wales: £310,577 (-£17,079, -5.2%)
- Cheltenham, South West: £411,593 (-£21,616, -5.0%)
- Brighton, South East: £404,874 (-£20,254, -4.8%)
- Barnsley, Yorkshire and the Humber: £215,552 (-£10,624, -4.7%)
- Stockport, North West: £330,654 (-£16,289, -4.7%)
The data underscores the highly localised nature of the UK property market, where infrastructure, lifestyle appeal, and regional economic factors continue to drive significant disparities in housing value performance.
