New Average Asking Price Record
The average asking price for UK residential properties has hit a new record - just shy of £380,000 - according to Rightmove’s latest House Price Index. On the surface, it sounds like more of the same - another milestone in a market known for its resilience. But dig a little deeper, and the story becomes much more nuanced.
What’s Really Driving the Price Increase?
This latest bump - a modest 0.6% month-on-month rise - marks the smallest May price increase in nearly a decade. And while it’s true that house prices have set records every May since 2020, Rightmove’s experts suggest this year’s jump is more about seasonal patterns than a real surge in buyer demand.
Colleen Babcock, Rightmove’s property analyst, puts it plainly: “It’s another new price record this month, but having seen a May price record for the last five years, it appears to be driven more by seasonal factors given that new buyer demand has slowed.”
More Homes, Fewer Buyers
One of the most significant shifts we’re seeing is on the supply side. The number of properties coming to market is at a ten-year high - up 14% compared to this time last year. More choice is typically good news for buyers, but it also means sellers need to price competitively if they want to attract interest.
Meanwhile, demand from new buyers took a hit after a busy March, when many rushed to complete purchases before the stamp duty deadline in England and Northern Ireland. April saw buyer demand fall 4% year-on-year - the first drop in 2025 - yet overall market demand is still 3% up on last year and agreed sales ahead by 5%, suggesting that well-priced homes are still getting snapped up.
What This Means for Buyers, Sellers, and Renters
For buyers, the current market could present a window of opportunity. With mortgage rates gradually declining - two-year fixed rates are now as low as 3.72%, down from 4.75% a year ago - and more properties to choose from, the conditions are leaning in their favour. A second Bank of England base rate cut expected later this year may improve affordability even further.
Sellers, on the other hand, may need to adjust their strategies. Simply listing at a premium may no longer cut it, especially when buyers have plenty of alternatives. As Babcock notes, “A home which appears over-priced compared to the competition may not get a second look.”
Renters and landlords are also part of this shifting landscape. Some landlords might consider selling, especially if they’re feeling the squeeze from tighter regulations or lower yields. This could reduce rental stock in some areas, pushing rents up. Others may see an opportunity to hold onto their investments if price growth slows and rental demand remains steady.
Looking Ahead
The broader economic picture is still unfolding. Wages are rising faster than house prices, and inflation is showing signs of easing. If mortgage rates continue to fall - even modestly - we could see buyer confidence return in the second half of 2025.
That said, the market is clearly becoming more balanced. We’re no longer in the high-pressure environment of the pandemic years, where buyers had to compete fiercely with limited stock and record-low interest rates.
Instead, we’re entering a phase where thoughtful pricing, flexible negotiation, and good timing matter more than ever.
Source: Rightmove House Price Index, May 2025
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