As we move into 2026, the UK housing market is finally shaking off the volatility of recent years, but the recovery is far from consistent across the country.
A 1.5% national price forecast might look sound like a balanced market, but that number hides dozens of local micro-markets each moving at their own speed.
Postcodes across Scotland and Northern England are the clear pace-setters. Average house prices sit well below the UK average of £270,000, giving an affordability buffer that absorbs higher mortgage rates. With healthy demand and a squeeze on supply, homes in some of these areas are finding buyers in as little as 14 days.
In contrast, many southern markets including London are navigating a significant reset. They’re the most sensitive to the pressures of stretched affordability and the increased stamp duty costs that took effect in 2025. In pricier postcodes, there’s a shift towards a buyer’s market - with 1 in 6 sellers currently reducing asking prices by 5% or more.
Keep reading to uncover the top 10 markets in 2026 and reveal how your postcode area stacks up for the year ahead.
Skip to:
Top 10 housing markets for 2026 price growth
UK rank | Postal area | Country or region | Average house price | Annual house price growth | Days to sell | % homes with asking price cut 5%+ | % of homes on market for 6m+ |
1 | ML - Motherwell | Scotland | £134,700 | 3.4% | 14 | 7% | 8% |
2 | G - Glasgow | Scotland | £163,600 | 3.0% | 14 | 6% | 4% |
3 | PA - Paisley | Scotland | £139,500 | 3.4% | 17 | 7% | 13% |
4 | FK - Falkirk | Scotland | £170,600 | 4.2% | 14 | 5% | 8% |
5 | KY - Kirkcaldy | Scotland | £171,400 | 4.2% | 17 | 6% | 13% |
6 | EH - Edinburgh | Scotland | £251,500 | 1.7% | 14 | 6% | 9% |
7 | KA - Kilmarnock | Scotland | £126,200 | 2.4% | 22 | 11% | 13% |
8 | PH - Perth | Scotland | £206,200 | 3.1% | 25 | 8% | 22% |
9 | IV - Inverness | Scotland | £207,100 | 3.5% | 24 | 6% | 23% |
10 | WN - Wigan | North West | £175,800 | 3.0% | 32 | 9% | 19% |
Source: Zoopla data. Average prices in Nov 2025; annual growth to Nov 2025; days to sell Oct-Dec 2025.
East Midlands
The East Midlands presents a mixed bag for its growth prospects in 2026. Northampton (NN) and Leicester (LE) are the regional leaders, where low levels of price cuts and relatively low aged stock signal healthy and stable demand - even if average sale times sit above the UK average at 44 and 59 days respectively.
On the other hand, Derby (DE) and Lincoln (LN) place lower in the UK rankings, as local buyers in these areas have become increasingly selective and price-sensitive.
In Lincoln (LN), 40% of homes are sitting on the market for more than 6 months. This suggests that, while the region as a whole is stable, sellers in certain postcodes must be prepared to price competitively to encourage early demand.
UK rank | Postal area name | Average house price | Annual house price growth | Days to sell | % homes with asking price cut 5%+ | % homes on market for 6m+ |
18 | Northampton | £260,100 | 0.7% | 44 | 8% | 20% |
40 | Leicester | £256,800 | 1.4% | 59 | 9% | 24% |
68 | Nottingham | £214,200 | 0.8% | 35 | 13% | 25% |
72 | Derby | £225,000 | 2.3% | 42 | 10% | 28% |
79 | Lincoln | £214,800 | 1.8% | 48 | 10% | 40% |
East of England
Stretched affordability is starting to bite in the East of England, creating a two-tier local market for 2026.
Higher-value hubs like Cambridge (CB) and Colchester (CO) have seen growth flatten out to near-zero as prices hit a ceiling, while the average time to sell has crept up to a regional high of 62 days in Watford (WD). This reflects a broader trend where even the most desirable commuter zones are feeling the pinch of high property taxes and mortgage costs.
In contrast, relatively lower-priced areas such as Milton Keynes (MK), Luton (LU), and Stevenage (SG) continue to show resilience, with house price growth holding steady at around 1.1% to 1.3%. Demand in these pockets remains healthy because they still offer relative value for money compared to the London fringe, meaning aged stock is less of a concern for sellers. These towns are expected to remain the region's most active and reliable areas to sell in the year ahead.
UK rank | Postal area name | Average house price | Annual house price growth | Days to sell | % homes with asking price cut 5%+ | % homes on market for 6m+ |
39 | Milton Keynes | £332,700 | 1.0% | 31 | 10% | 23% |
41 | Luton | £300,300 | 1.1% | 37 | 9% | 25% |
46 | Stevenage | £404,000 | 1.3% | 43 | 8% | 24% |
53 | Romford | £374,300 | 0.7% | 41 | 11% | 18% |
63 | St Albans | £521,800 | 1.0% | 43 | 9% | 26% |
65 | Enfield | £444,300 | 0.7% | 41 | 7% | 29% |
74 | Cambridge | £407,900 | 0.1% | 42 | 11% | 24% |
76 | Ipswich | £289,700 | 0.3% | 47 | 11% | 27% |
84 | Southend-on-Sea | £344,800 | 1.0% | 45 | 13% | 22% |
89 | Peterborough | £244,000 | 0.2% | 40 | 11% | 34% |
91 | Colchester | £295,900 | -0.1% | 44 | 13% | 27% |
93 | Watford | £488,100 | 0.4% | 62 | 10% | 28% |
95 | Chelmsford | £408,500 | 0.6% | 41 | 11% | 26% |
96 | Norwich | £260,300 | 0.1% | 42 | 15% | 30% |
London
As a region, London sits at the bottom of the 2026 rankings for its house price growth prospects. With prices already at the ceiling of affordability, there is little room for growth this year.
West Central London (WC) and West London (W) sit at the bottom of the entire UK rankings. With house prices averaging £797,600 and £747,100 respectively, sellers are facing slower sales and are at risk of overpricing in a value-sensitive market. Realistic pricing is more important than ever to encourage early interest and avoid lost momentum.
Where prices remain relatively affordable, prices will edge into positive growth. This includes Sutton (SM), Uxbridge (UB) and Ilford (IG) where average prices remain around the £450,000 mark or lower.
UK rank | Postal area name | Average house price | Annual house price growth | Days to sell | % homes with asking price cut 5%+ | % homes on market for 6m+ |
58 | Sutton | £456,000 | 0.3% | 36 | 11% | 20% |
64 | Uxbridge | £423,800 | 0.3% | 48 | 6% | 32% |
86 | Ilford | £441,600 | 0.5% | 49 | 11% | 26% |
97 | Bromley | £515,700 | 0.2% | 46 | 14% | 24% |
99 | North London | £578,000 | 0.2% | 44 | 12% | 27% |
101 | South East London | £464,200 | -0.5% | 51 | 14% | 30% |
105 | East London | £472,600 | -0.6% | 42 | 13% | 32% |
106 | Croydon | £397,300 | -0.3% | 47 | 14% | 28% |
107 | Twickenham | £503,000 | 0.4% | 50 | 11% | 30% |
108 | Harrow | £505,300 | -0.3% | 50 | 11% | 33% |
116 | North West London | £621,700 | -2.0% | 53 | 12% | 39% |
117 | South West London | £706,900 | -0.8% | 50 | 15% | 36% |
118 | East Central London | £682,400 | -4.5% | 67 | 14% | 47% |
119 | West London | £747,100 | -1.5% | 54 | 14% | 43% |
120 | West Central London | £797,600 | -1.8% | 82 | 14% | 51% |
Northern Ireland
Northern Ireland has been one of the UK’s hottest markets over the last year, with Belfast (BT) recording 6.5% house price growth. Having rebounded from a low base, it remains one of the UK’s fastest-moving markets, though higher interest rates may start to moderate this pace as we move through 2026.
UK rank | Postal area name | Average house price | Annual house price growth | Days to sell | % homes with asking price cut 5%+ | % homes on market for 6m+ |
25 | Belfast | £192,700 | 6.5% | 32 | 5% | 30% |
North East
The North East remains a standout haven of affordability, positioning it for some of the strongest house price growth prospects in England for 2026.
With average prices sitting below £170,000 across the region, the market is attracting a high volume of first-time buyers and investors who may be priced out of the south. This surge in demand is keeping the market remarkably lean; in Durham (DH), homes are finding buyers in a lightning-fast average of just 23 days, one of the quickest turnaround times in the UK outside of Scotland.
Because entry prices are low, very few sellers in the North East need to reduce their asking prices or wait for a long sale process. In Newcastle (NE), only 20% of homes have been on the market for more than 6 months.
With regional house price growth expected to outpace the national average at 2.8%, the North East market in 2026 is defined by its fast sales and a lack of unsold stock, making it a reliable and competitive environment for sellers.
UK rank | Postal area name | Average house price | Annual house price growth | Days to sell | % homes with asking price cut 5%+ | % homes on market for 6m+ |
14 | Newcastle upon Tyne | £167,700 | 2.8% | 31 | 10% | 20% |
22 | Sunderland | £121,100 | 1.9% | 34 | 12% | 22% |
31 | Durham | £146,400 | 1.7% | 23 | 14% | 20% |
54 | Teesside | £138,000 | 2.2% | 38 | 12% | 25% |
North West
The North West is England's star performer for 2026, dominating the national rankings by securing 6 of the top 10 spots in England. With average prices sitting well below the UK average, buyers have more headroom to absorb mortgage rates, fuelled by access to major employment hubs like Manchester and Liverpool.
Wigan (WN) and Liverpool (L) lead the charge with robust growth and rapid sale times (32–33 days). Meanwhile, Oldham (OL) has just recorded a regional high of 4.4% growth and Carlisle is the fastest-moving market with sales in 27 days.
Even the region’s lower-ranked areas, such as Chester (CH) and Lancaster (LA), are outperforming many southern counterparts, proving that the North West remains a resilient and high-intent market for 2026.
UK rank | Postal area name | Average house price | Annual house price growth | Days to sell | % homes with asking price cut 5%+ | % homes on market for 6m+ |
10 | Wigan | £175,800 | 3.0% | 32 | 9% | 19% |
11 | Liverpool | £177,400 | 3.5% | 33 | 7% | 24% |
15 | Carlisle | £184,500 | 4.0% | 27 | 9% | 22% |
19 | Oldham | £184,000 | 4.4% | 37 | 10% | 22% |
20 | Manchester | £224,700 | 1.9% | 30 | 9% | 25% |
21 | Warrington | £231,300 | 2.9% | 37 | 9% | 23% |
26 | Preston | £204,600 | 2.7% | 31 | 9% | 26% |
27 | Bolton | £197,300 | 2.6% | 33 | 10% | 23% |
33 | Blackburn | £157,400 | 3.9% | 35 | 11% | 21% |
37 | Crewe | £248,400 | 2.6% | 37 | 9% | 25% |
50 | Stockport | £288,200 | 2.9% | 40 | 8% | 28% |
52 | Blackpool | £156,400 | 2.5% | 42 | 9% | 30% |
70 | Chester | £217,000 | 2.6% | 44 | 12% | 27% |
77 | Lancaster | £224,700 | 1.3% | 39 | 11% | 31% |
Scotland
Scotland is the undisputed heavyweight champion for house price growth in 2026. While the country’s unique 'offers over' system naturally accelerates sale speeds, the underlying data points to an imbalance between high buyer demand and a scarcity of available homes.
In cities like Glasgow (G) and Edinburgh (EH), this heat is keeping price reductions to a minimum, with only 6% of sellers needing to cut prices to secure a deal.
Beyond the major cities, Motherwell (ML) takes the number 1 spot nationally, with homes selling in a lightning-fast 14 days. Regional hotspots like Falkirk (FK) and Kirkcaldy (KY) are seeing the fastest house price inflation in the country, with growth reaching up to 4.7%. This is largely driven by affordability; with average prices in these areas sitting well below £200,000, they offer a viable escape for buyers priced out of more expensive markets.
UK rank | Postal area name | Average house price | Annual house price growth | Days to sell | % homes with asking price cut 5%+ | % homes on market for 6m+ |
1 | Motherwell | £134,700 | 3.4% | 14 | 7% | 8% |
2 | Glasgow | £163,600 | 3.0% | 14 | 6% | 4% |
3 | Paisley | £139,500 | 3.4% | 17 | 7% | 13% |
4 | Falkirk | £170,600 | 4.2% | 14 | 5% | 8% |
5 | Kirkcaldy | £171,400 | 4.2% | 17 | 6% | 13% |
6 | Edinburgh | £251,500 | 1.7% | 14 | 6% | 9% |
7 | Kilmarnock | £126,200 | 2.4% | 22 | 11% | 13% |
8 | Perth | £206,200 | 3.1% | 25 | 8% | 22% |
9 | Inverness | £207,100 | 3.5% | 24 | 6% | 23% |
16 | Dumfries | £151,800 | 1.3% | 30 | 9% | 24% |
17 | Dundee | £149,400 | 2.1% | 27 | 12% | 17% |
44 | Galashiels | £186,600 | 4.7% | 35 | 8% | 28% |
45 | Kirkwall | £164,800 | 3.0% | 41 | 10% | 29% |
60 | Hebrides | £156,800 | 1.4% | 40 | 10% | 59% |
98 | Aberdeen | £161,100 | 0.5% | 40 | 17% | 34% |
South East
The South East is navigating an affordability reset, with buyers becoming increasingly price-sensitive as mortgage rates and property taxes continue to bite.
This shift has placed the region toward the bottom of the 2026 growth prospects, with many iconic coastal and commuter towns experiencing modest price contractions.
To navigate this market, sellers are increasingly having to rely on strategic pricing to attract interest. Roughly 1 in 6 homeowners in the region are reducing their asking price by more than 5% to secure a sale, a trend most visible in Canterbury (CT) where nearly 20% of properties have seen significant cuts.
However, pockets of resilience do remain in established commuter hubs like Reading (RG) and Hemel Hempstead (HP), where prices have managed to stay flat or post marginal gains.
UK rank | Postal area name | Average house price | Annual house price growth | Days to sell | % homes with asking price cut 5%+ | % homes on market for 6m+ |
55 | Reading | £413,400 | 0.5% | 35 | 11% | 22% |
62 | Dartford | £375,100 | 0.6% | 43 | 11% | 20% |
71 | Medway | £310,900 | 0.5% | 40 | 14% | 21% |
73 | Oxford | £411,100 | 0.9% | 41 | 12% | 25% |
83 | Southampton | £333,100 | -0.2% | 38 | 12% | 28% |
88 | Hemel Hempstead | £448,800 | 1.0% | 44 | 10% | 27% |
90 | Redhill | £437,600 | 0.3% | 44 | 12% | 26% |
94 | Kingston upon Thames | £583,900 | -0.3% | 41 | 11% | 28% |
102 | Slough | £493,600 | -0.5% | 50 | 10% | 33% |
103 | Portsmouth | £291,800 | -1.1% | 41 | 13% | 32% |
104 | Guildford | £468,500 | 0.3% | 49 | 14% | 26% |
112 | Canterbury | £298,400 | -1.2% | 59 | 18% | 32% |
114 | Brighton | £367,600 | -1.1% | 36 | 15% | 29% |
115 | Tunbridge Wells | £401,400 | -0.6% | 50 | 14% | 34% |
South West
The South West is seeing a growing divide between resilient city hubs and cooling coastal areas. Bristol (BS) remains the region's outlier, boasting a lightning-fast average sale time of just 22 days and minimal price reductions.
In contrast, spots like Torquay (TQ) and Truro (TR) are struggling with oversupply; here, prices are dipping by up to 2.4% while over 40% of properties have been sitting on the market for more than 6 months.
Sellers in Plymouth (PL) and Bournemouth (BH) are seeing average sell times stretch past 48 days, often requiring asking price cuts of 12% or more to secure interest. There is still demand in the South West but, with affordability remaining a key hurdle, realistic pricing is key to encourage early interest and avoid lost momentum.
UK rank | Postal area name | Average house price | Annual house price growth | Days to sell | % homes with asking price cut 5%+ | % homes on market for 6m+ |
36 | Bristol | £342,400 | 0.8% | 22 | 9% | 19% |
38 | Swindon | £306,900 | 0.8% | 38 | 10% | 22% |
59 | Bath | £329,600 | -0.0% | 35 | 12% | 23% |
61 | Gloucester | £328,100 | 0.8% | 34 | 10% | 27% |
75 | Salisbury | £338,100 | 1.0% | 45 | 10% | 25% |
80 | Plymouth | £250,700 | 0.7% | 51 | 12% | 31% |
82 | Taunton | £280,000 | 0.8% | 42 | 10% | 34% |
100 | Exeter | £305,000 | -1.7% | 42 | 12% | 39% |
109 | Truro | £311,300 | -2.4% | 54 | 12% | 42% |
110 | Bournemouth | £343,600 | -1.8% | 48 | 12% | 36% |
111 | Dorchester | £319,600 | -1.3% | 43 | 13% | 33% |
113 | Torquay | £286,100 | -1.9% | 51 | 14% | 41% |
Wales
The Welsh property market is defined by a clear split in momentum for 2026. Cardiff (CF) and Newport (NP) are the frontrunners, with house price growth expected to remain resilient at over 2% and homes selling within a steady 36 days. These southern hubs benefit from stronger cross-border demand and better-aligned affordability, keeping aged stock levels significantly lower than the national average for Wales.
In contrast, coastal and mid-Wales markets like Llandudno (LL) and Llandrindod Wells (LD) are showing signs of increased price sensitivity. Sellers in these areas are facing much longer sale times, often 50+ days, with nearly 44% of homes sitting on the market for more than 6 months. While prices are still rising in areas like Swansea (SA), the high percentage of asking price cuts suggests that buyers are negotiating hard, forcing a reset in expectations for sellers in the year ahead.
UK rank | Postal area | Postal area name | Region/country | Average price (Nov-25) | House price growth %yoy Nov-25 | Time to sell (days) Q425 | % homes with asking price cut >5% | % homes on market for >6m |
35 | CF | Cardiff | Wales | £217,400 | 2.1% | 36 | 9% | 25% |
42 | NP | Newport | Wales | £209,500 | 2.4% | 36 | 10% | 27% |
67 | SY | Shrewsbury | Wales | £264,000 | 1.4% | 47 | 9% | 38% |
85 | LL | Llandudno | Wales | £206,000 | 1.7% | 53 | 11% | 44% |
87 | SA | Swansea | Wales | £196,400 | 2.3% | 49 | 12% | 37% |
92 | LD | Llandrindod Wells | Wales | £251,000 | 2.4% | 51 | 10% | 44% |
West Midlands
The West Midlands is proving to be a resilient market for 2026, characterised by high activity and a healthy lack of unsold stock. Wolverhampton (WV) and Walsall (WS) are the regional pace-setters, where homes are finding buyers in a swift 26 days and price growth is outperforming the national average at over 3%.
This competitive edge is fuelled by relatively affordable entry prices and a lack of older inventory, keeping the market moving quickly compared to the southern regions.
While Birmingham (B) shows a more modest growth rate of 1.2%, the city remains a hub of steady demand with very few sellers needing to slash asking prices. The only signs of a slowdown appear in more rural or high-value areas like Hereford (HR) and Telford (TF), where selling times are stretching toward 45 days and stock levels are starting to build.
Overall, however, the West Midlands remains a seller-friendly market where well-priced homes continue to attract immediate interest.
UK rank | Postal area name | Average house price | Annual house price growth | Days to sell | % homes with asking price cut 5%+ | % homes on market for 6m+ |
12 | Stoke-on-Trent | £189,800 | 2.8% | 32 | 8% | 23% |
13 | Wolverhampton | £208,700 | 3.2% | 26 | 9% | 20% |
29 | Coventry | £263,400 | 1.3% | 35 | 9% | 22% |
32 | Walsall | £222,500 | 3.1% | 26 | 9% | 22% |
34 | Birmingham | £234,900 | 1.2% | 31 | 9% | 26% |
43 | Worcester | £301,500 | 2.2% | 29 | 9% | 26% |
48 | Dudley | £229,700 | 2.4% | 40 | 9% | 26% |
57 | Telford | £226,800 | 0.8% | 42 | 7% | 32% |
81 | Hereford | £295,400 | 1.5% | 46 | 9% | 37% |
Yorkshire and the Humber
Yorkshire and the Humber is establishing itself as a reliable stronghold for house price growth in 2026, driven by consistent buyer demand and manageable entry prices.
Halifax (HX) is the regional standout with a 3.7% price increase over the last year, while the cities of Leeds (LS) and Sheffield (S) continue to see fast sale times of just 30 days. These markets benefit from a balanced ecosystem where house prices remain largely aligned with local earnings, preventing the affordability limit seen in the South.
However, more expensive areas like York (YO) and Harrogate (HG) are seeing more modest growth as buyers become increasingly price-conscious. In York, aged stock is starting to climb, with 35% of homes sitting on the market for over 6 months, the highest in the region.
Across the majority of Yorkshire, the lack of dramatic asking price cuts points to a market that remains confident, active and firmly in favour of sellers who price correctly.
UK rank | Postal area name | Average house price | Annual house price growth | Days to sell | % homes with asking price cut 5%+ | % homes on market for 6m+ |
23 | Leeds | £224,800 | 2.3% | 30 | 9% | 23% |
24 | Bradford | £169,400 | 2.9% | 33 | 11% | 24% |
28 | Sheffield | £180,600 | 2.1% | 30 | 11% | 22% |
30 | Hull | £151,900 | 0.5% | 41 | 9% | 27% |
47 | Wakefield | £181,700 | 2.8% | 36 | 10% | 24% |
49 | Doncaster | £164,700 | 1.7% | 40 | 10% | 29% |
51 | Halifax | £184,200 | 3.7% | 35 | 12% | 25% |
56 | Darlington | £157,200 | 2.3% | 36 | 11% | 28% |
66 | Harrogate | £340,700 | 0.5% | 38 | 10% | 28% |
69 | Huddersfield | £195,800 | 2.1% | 38 | 12% | 26% |
78 | York | £260,000 | 1.3% | 39 | 10% | 35% |
