New data from Lloyds Bank shows the regions and towns that have seen house prices surge the most
Lloyds Bank has crowned its ‘housing hotspots’ for 2025, with property values rising sharply across a number of areas. Plymouth has seen the biggest growth in property values over the past year among areas examined by Lloyds, with home prices soaring by an average of 12.6% compared to the previous year.
Lloyds’ analysis draws on its own mortgage data, and shows that Stafford and Wigan weren’t far behind, both posting impressive double-digit growth, with prices climbing by 12.0% and 10.5% respectively.
Rounding out the top 10 hotspots were Wakefield, Mansfield, Woking, Liverpool, Rugby, Falkirk and Hull. Amanda Bryden, head of mortgages at Lloyds, said: “Our customers’ dream homes are found in pockets around the UK and we’ve supported thousands of people to take their next home-buying step this year.
“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 you.” Meanwhile, the South East has dominated the list of locations where home values either dropped or grew at the slowest pace over the past year, the report found.
Crawley and High Wycombe saw the steepest falls, with property values tumbling by 8.9% and 7.4% respectively. Chester also recorded a 6.4% decline in average property values, though the north west of England overall enjoyed growth of 3.7% in home values, according to the report.
Lloyds has also noted a 5.2% drop in average property prices in Cardiff, even though Wales overall saw home values climb by 2.3%.
Ms Bryden said: “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 to how much you may need for a deposit, stamp duty or wider moving costs.
“If you’re open to exploring, you might find places where your money goes further. Northern regions and Scotland are still generally more affordable than the south of England, with a huge amount to offer in terms of culture and history, alongside some of the most beautiful parts of the UK countryside.”
For its study, Lloyds examined the 12-month period ending October 2025 compared with the year to October 2024. Only areas where Lloyds Banking Group completed at least 150 mortgage offers were included, with buy-to-let and shared ownership properties excluded from the findings.
Looking at the broader picture, Lloyds reports that most regions across the UK saw property values rise throughout 2025. Northern Ireland topped the charts with a robust 5.8% increase, whilst London bucked the trend with a marginal 0.1% decline in average property values.
Below are the top 10 areas showing the largest percentage rises in typical house values according to Lloyds data, featuring the mean property price in 2025, monetary growth, and percentage growth from the prior year:
1. Plymouth, £278,808, £31,229, 12.6%
2. Stafford, £321,248, £34,516, 12.0%.
3. Wigan, £249,562, £23,740, 10.5%.
=4. Wakefield, £286,268, £22,887, 8.7%.
=4. Mansfield, £243,251, £19,444, 8.7%.
6. Woking, £560,499, £42,046, 8.1%.
7. Liverpool, £254,550, £17,686, 7.5%.
8. Rugby, £374,653, £25,450, 7.3%.
9. Falkirk, £238,512, £15,794, 7.1%.
10. Hull, £199,348, £12,206, 6.5%.
And here are the top 10 areas with the biggest percentage falls in average home values recorded by Lloyds, with the average home value in 2025 and the cash and percentage change compared with the previous year:
1. Crawley, £372,202, minus £36,317, minus 8.9%.
2. High Wycombe, £436,379, minus £34,994, minus 7.4%.
3. Chester, £340,415, minus £23,114, minus 6.4%.
4. Solihull, £390,292, minus £25,976, minus 6.2%.
5. Worcester £331,977, minus £21,724, minus 6.1%.
6. Cardiff, £310,577, minus £17,079, minus 5.2%.
7. Cheltenham, £411,593, minus £21,616, minus 5.0%.
8. Brighton, £404,874, minus £20,254, minus 4.8%.
=9. Barnsley, £215,552, minus £10,624, minus 4.7%.
=9. Stockport, £330,654, minus £16,289, minus 4.7%.