Lower-priced locations recorded the strongest increases in asking prices during 2025, according to new analysis from Rightmove.
The study draws on millions of data points covering prices, demand and supply across Great Britain. It shows that affordability and proximity to major cities played a central role in shaping where prices rose fastest.
Across the 50 areas with the biggest annual increases in asking prices, 43 remain below the current national average of £368,031. Only seven areas in the top 50 are priced above that benchmark, reinforcing the link between lower entry prices and higher demand.
The average asking price across these 50 fastest-growing locations reached £270,711. That figure sits 26%, or almost £100,000, below the national average.
Hawick in Roxburghshire, within the Scottish Borders, recorded the highest growth, with 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.
Nationally, asking prices ended 2025 slightly lower than a year earlier, falling 0.6% compared with the end of 2024. Against that backdrop, regional and local differences became more pronounced.
Regional patterns closely mirrored affordability trends. Scotland accounted for the largest share of high-growth locations, with 12 areas in the top 50. The North West and Yorkshire & The Humber followed with eight locations each.
London, where the current average asking price stands at £679,782, did not feature at all among the top 50 areas for price growth in 2025.
Suburbs and access to work hubs
Another pattern emerging from the data is the popularity of suburbs within easy reach of city centres.
Among the ten locations with the fastest price growth were areas outside Sheffield, Liverpool (pictured), Newcastle, Hull and Glasgow, alongside the city of Durham itself. Buyers appear to be balancing lower prices with manageable commuting times as more employers increase office attendance.
There is also a strong link between price growth and proximity to universities and major NHS trusts. Many of the fastest-growing areas sit close to large employment centres, supporting sustained demand from both homeowners and renters.
“There is typically a larger pool of buyers who are looking to move within more affordable price brackets,” said Colleen Babcock, property expert at Rightmove. “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.”
From a local market perspective, similar themes are playing out in parts of Leeds. “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,” said Dan Mirfin, branch manager at Manning Stainton Beeston.
“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.”
Liverpool has also seen regeneration-linked demand influence prices in surrounding neighbourhoods. “Liverpool Football Club have been the anchor for significant regeneration in Anfield as they have committed to the area,” said John Baybut, managing director at Berkeley Shaw Real Estate in Liverpool. “For investors, lots of short-term lets are seeing high yields.
“The infrastructure around Anfield will continue to improve as the local authority knows LFC will be there for the long term.”
In East Leeds, affordability combined with access to transport and amenities continues to shape buyer choices. “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,” said Lesley Robinson, branch manager at Manning Stainton Crossgates.
“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.
“Stock is extremely limited, particularly in the first-time buyer market, and properties like back-to-backs are often attracting multiple viewings and bids. LS9 is a culturally vibrant area, appealing to a wide range of buyers, and landlords are still actively investing there too. 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.”
