UK House Price Index: monthly tracker

The average price of a property in the UK was £270,000 in the official UK House Price Index for April 2026 (HM Land Registry), with annual growth at 3.8%. The provisional ONS reading for May 2026 put annual growth at 2.7%, and the Lloyds House Price Index recorded a 0.2% monthly rise in June 2026 — the first monthly increase that index had shown since February.

This tracker logs each month's readings as they are published, keeping the attribution of every figure to the index that produced it. It replaces the separate news articles this site previously ran for each release; their content is consolidated into the log below, and a new entry is added when each month's data lands.

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Month-by-month log

Readings are listed by reference month, oldest first. The official UK HPI (HM Land Registry / ONS) reports roughly two months behind the reference month; lender indices report faster but measure only their own mortgage approvals.

April 2026 — official UK HPI (HM Land Registry, published 17 June 2026)

The headline figures from the April 2026 summary:

• Average UK property price: £270,000
• Annual price change: 3.8% (provisional estimate)
• Monthly price change: 0.7%

The annual rate swung sharply: 3.8% in the 12 months to April 2026, up from a revised estimate of 0.0% in the 12 months to March 2026. The month-on-month comparison explains the swing — prices rose 0.7% between March and April 2026, compared with a decrease of 2.9% in the same period 12 months earlier. That base effect, this April rising where last April fell, is what pushed the annual rate from flat to 3.8% in a single release.

By nation, average prices in the 12 months to April 2026 increased in England to £291,000 (3.9%), in Wales to £212,000 (3.5%), and in Scotland to £192,000 (2.8%). Northern Ireland reports quarterly: its average increased to £198,000 in the year to Q1 (January to March) 2026, up 7.4% — faster annual growth than any of the other three nations (HM Land Registry, April 2026).

May 2026 — official UK HPI (ONS)

Annual UK house price growth was 2.7% in the year to May 2026 (ONS UK HPI, May 2026). The figure is a provisional estimate, subject to revision as further transaction data is incorporated into the index.

On a monthly basis, average UK house prices rose by 0.3% between April and May 2026 — smaller than the 1.5% recorded across the same April-to-May window a year earlier. The report notes that Stamp Duty Land Tax changes were introduced in England and Northern Ireland on 1 April 2025: the stronger 1.5% movement a year earlier falls within the window of that SDLT change, and the smaller 0.3% movement this year is measured against it. May 2026 was the first reading where the annual comparison spans the post-change market on both sides.

June 2026 — Lloyds House Price Index (via MoneyWeek)

Average UK property values rose 0.2% in June 2026 compared with May, according to the Lloyds House Price Index, the rebranded successor to the Halifax House Price Index (MoneyWeek, July 2026). The June figure marked the first monthly rise since February, reversing a period of flat or falling average prices. On an annual basis, growth reached 0.6% in June 2026, up from 0.5% the previous month (Lloyds House Price Index, July 2026).

Amanda Bryden, head of mortgages at Lloyds, attributed the trend to the broader economic backdrop: "Recent price trends continue to reflect wider economic uncertainty, including the impact of global events on inflation and interest rate expectations" (Lloyds, July 2026). Bryden noted that affordability remains stretched for many buyers, though mortgage rates easing from their recent highs has provided some mitigation. The number of new mortgage approvals dropped in May, a development Bryden described as not unexpected given the spike in borrowing costs seen earlier in 2026, with a recovery in activity expected if borrowing costs continue to fall.

Why the indices disagree

The April official reading shows 3.8% annual growth while the June Lloyds reading shows 0.6%. The two numbers measure different things. The official UK HPI is built from registered transactions across the whole market and revises as data completes, which is why its figures arrive roughly two months late and carry a provisional flag. A lender index measures the lender's own mortgage approvals in near-real time, so it moves earlier but from a narrower sample. Reading the log with each figure attached to its index, rather than blending them into a single "house prices" number, keeps the comparison honest.

From price level to deposit and stamp duty

An index average becomes useful when it is run through the two upfront costs of a purchase. The arithmetic below uses the £270,000 UK average and £291,000 England average from the April 2026 official reading (HM Land Registry).

Deposit. At the £270,000 UK average, a 10% deposit is 270,000 × 0.10 = £27,000, and a 5% deposit is £13,500. At England's £291,000 average, the same percentages come to £29,100 and £14,550.

Stamp duty. SDLT in England and Northern Ireland is charged in tiered bands — each rate applies only to the slice of the price inside its band. Under the rates in force since 1 April 2025 (HMRC): 0% to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000. For a standard buyer at the £270,000 average:

• 0% on the first £125,000 = £0
• 2% on the £125,000 between £125,001 and £250,000 = £2,500
• 5% on the £20,000 between £250,001 and £270,000 = £1,000
• Total SDLT: £3,500

At England's £291,000 average the 5% slice grows to £41,000, so the total is 2,500 + 2,050 = £4,550. A first-time buyer pays £0 at either price, because first-time buyer relief charges 0% on the first £300,000 (HMRC, from 1 April 2025) and both averages sit below that threshold. The full band structure, including the additional-property surcharge and the separate Scottish and Welsh regimes, is set out in the stamp duty guide.

What a monthly move is worth. May's 0.3% monthly rise (ONS UK HPI), applied to a £270,000 purchase, is 270,000 × 0.003 = £810 on the price. That adds £81 to a 10% deposit and, for a standard buyer whose price sits in the 5% band, 810 × 0.05 = £40.50 to the SDLT bill. Small index movements compound into deposit targets faster than they change the tax.

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Frequently asked questions

What is the current average UK house price?

£270,000 in the most recent official reading, the UK House Price Index for April 2026 (HM Land Registry). The official index reports roughly two months behind the reference month.

How fast are UK house prices rising?

The official index showed 3.8% annual growth to April 2026 (HM Land Registry, provisional) and 2.7% to May 2026 (ONS UK HPI, provisional). The Lloyds House Price Index showed 0.6% annual growth to June 2026 — a narrower, faster-reporting lender measure.

Which nation has the highest average price?

England, at £291,000 in the 12 months to April 2026 (HM Land Registry). Northern Ireland recorded the fastest annual growth, 7.4% to Q1 2026, on a £198,000 average.

Why do the official and lender figures differ?

They sample different markets: the official UK HPI covers registered transactions across the whole market with a two-month lag and later revisions, while a lender index covers only that lender's mortgage approvals in near-real time.

How this page is updated

A new dated entry is added to the month-by-month log when each official UK HPI release is published, and lender-index readings are logged where they add a materially earlier signal. Provisional figures are marked as such and superseded values are noted when revisions land.

Update history

• 1 August 2026 — page created, consolidating three news items previously published on 6 July, 10 July and 23 July 2026.

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