House prices: What the data actually shows
Property market data is published monthly by multiple organisations, each using different methodologies, data sources and points in the transaction process to calculate their figures.
The result is a set of headline numbers that can appear contradictory, are frequently misapplied, and are often quoted without the context that makes them meaningful. Understanding what each major source actually measures is far more valuable than relying on a single headline figure.
The main sources and what they measure
Rightmove’s House Price Index is the most widely reported and the most up to date, but it measures asking prices rather than achieved sale prices. It captures what sellers are requesting when a property is first listed, not what buyers ultimately pay. As of May 2026, the Rightmove House Price Index recorded an average asking price of £378,304, up 1.2% month on month. This reflects seller confidence and seasonal market activity rather than completed transactions.
The Zoopla House Price Index combines completed sales data, mortgage valuations and listing information to provide an estimate that is generally closer to achieved prices. Zoopla’s June 2026 data placed the average UK house price at £271,900, representing annual growth of 1.5%. The difference between Rightmove’s £378,304 and Zoopla’s £271,900 is not a contradiction. It reflects the difference between asking prices and completed sales, together with the different methodologies used.
The ONS and HM Land Registry UK House Price Index is considered the most accurate measure of completed transaction prices, although it is published with a time lag of around two to three months. The March 2026 release recorded an average UK house price of £268,132, with annual growth of 0%, largely reflecting comparison with the exceptionally busy market ahead of the March 2025 stamp duty deadline.
What the data is showing overall
Looking across all three datasets, a broadly consistent picture emerges. The housing market continues to experience modest growth rather than rapid price inflation. Annual house price growth based on completed transactions is generally between 0% and 1.5%, depending on the source and reporting period. Asking prices remain higher than achieved sale prices, while the increased supply of homes for sale continues to moderate price growth.
Regional performance also varies considerably. Zoopla’s June 2026 figures show semi-detached houses leading annual growth at 2.5%, while flats have fallen by 1.3% nationally, reflecting ongoing weakness in parts of the leasehold market. Detached and terraced homes are both recording annual growth of 1.7%.
What the regional data tells us
National averages mask significant regional differences. Northern Ireland is recording annual growth of 6.9%, followed by the North West at 3.6%, the North East at 3.4% and Scotland at 3.0%. By comparison, the South East has seen prices fall by 0.2%, while London is broadly flat. These differences largely reflect affordability, with markets offering better value continuing to attract stronger demand than areas where higher prices and mortgage costs limit buyer activity.
Why local market data matters most
National figures provide useful context, but they are only averages across thousands of different properties. The value of a semi-detached house in one town is influenced far more by recent sales of similar nearby homes than by the national average. Whether you are buying, selling or simply keeping track of the market, comparable sold prices in your local area remain the most relevant guide to current value.
Talk to our team about what the market means for your property
This article was originally published by BriefYourMarket and is reproduced here with their permission.
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House prices: What the data actually shows
Property market data is published monthly by multiple organisations, each using different methodologies, data sources and points in the transaction process to calculate their figures.
