Despite the rumours over potential new property taxes in Rachel Reeves’ Autumn budget and a stuttering economy, the housing market is once again proving to be remarkably resilient, with asking prices up 0.4% this month, according to Rightmove.
They did dip the month before, but that is not unusual in August, as it is traditionally one of the quietest periods of the year.
As the portal notes, though, September’s rise is somewhat muted and, on an annual basis, prices are down by 0.1%. Rightmove says this dip is primarily being driven by London and the South East, where a rush of new properties coming onto the market is making it highly price sensitive.
The number of homes for sale in the south is up by 9% compared to 2024, which is some way above the 2% national average, although the more competitive pricing is tempting buyers to get active, and the number of sales agreed is up 4% from last year.
It is a different story in the more northerly areas, where homes are more affordable and prices have gone up this month by as much as 1.9% in Yorkshire and by 3.2% annually in the North West. Properties in those areas are also selling much quicker than they are in the south, with homes in the North West, for example, selling nearly 20% faster than they do in London.
Colleen Babcock (Rightmove, September 2025): “We’d expect to see a slight uptick in new seller asking prices in September, with the traditional back-to-school season boosting activity heading into autumn. This year’s 0.4% September price rise is a little lower than the norm, which is an average of 0.6% at this time of year.”
There have, so far, been no signs of ‘jitters’ in the market as a result of the rumours swirling around changes to stamp duty and a potential mansion tax, although, as we approach the budget on 26th November, this could change and Babcock says:
“This kind of extended uncertainty can affect market activity, especially in the higher price brackets. Movers want to be confident in planning their moving costs. Our real-time data has not yet picked up any major shifts, however it’s understandable that those who could be negatively affected by the rumoured changes might be in the process of reassessing their short- and medium-term plans.”
She also points out that the potential tax changes would hit those in London and the South hardest and so those are the areas where buyers are more likely to be more cautious pre-budget.
After what should only be some short-term turbulence, the outlook should then turn more positive, as the falling base rate and rising wages ensure there are some real improvements in affordability.
Regional & City Focus
Key Regions
South East
MoM change: +0.1% YoY change: -0.7% Avge: £479,982 Time to sell: 69 days.
London
MoM change: +1.2% YoY change: -1.1% Avge: £675,074 Time to sell: 71 days.
West Midlands
MoM change: -0.7% YoY change: -0.1% Avge: £293,645 Time to sell: 63 days.
East Midlands
MoM change: 0.0% YoY change: +0.9% Avge: £291,578 Time to sell: 68 days.
Yorkshire + The Humber
MoM change: +1.9% YoY change: +2.0% Avge: £258,568 Time to sell: 66 days.
North West
MoM change: +0.7% YoY change: +3.2% Avge: £270,275 Time to sell: 59 days.
Key Cities
Birmingham – Sold prices up 1% on the previous year and 3% up on the 2022 peak of £247,721 to an average of £254,580.
Leeds – Sold prices level with the previous year and 2% up on the 2022 peak of £275,535 to an average of £280,948.
Nottingham – Sold prices are 1% down on the previous year but 2% up on the 2022 peak of £259,035 to an average of £263,730.
Liverpool – Sold prices are 7% up on the previous year and 7% up on the 2022 peak of £209,644 to an average of £223,89.
Stockport – Sold prices are 3% up on the previous year and 3% up on the 2022 peak of £294,665 to an average of £302,658.
Manchester – Sold prices level with the previous year but 1% up on the 2022 peak of £268,251 to an average of £271,146.
