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England house prices grew by 8.7% in the year to February 2021, up from 8.0% in January 2021. England house prices were growing faster than the UK rate of 8.6% in the year to February 2021.

The North West was the fastest growing region with annual growth of 11.9% in the year to February 2021. The lowest annual growth was in London, where prices increased by 4.6% over the year to February 2021.

On a non-seasonally adjusted basis, average house prices in England increased by 0.2% between January and February 2021, compared with a decrease of 0.5% during the same period a year earlier (January and February 2020). On a seasonally adjusted basis, average house prices in England increased by 0.4% between January and February 2021.

Mortgages for Business – MPU

Comparing the provisional volume estimate for December 2019 with the provisional estimate for December 2020, volume transactions increased by 16.2% in England. UK volume transactions increased by 18.3% over the same period.

UK Property Transaction Statistics published by HM Revenue & Customs (which differ in coverage but are more complete for this period) report that on a non-seasonally adjusted basis, volume transactions increased by 28.9% in England in the year to December 2020.

Across England, detached and semi-detached houses showed the biggest increase out of all property types, both growing by 9.2% in the year to February 2021 to £410,000 and £254,000 respectively. The lowest annual change was in flats and maisonettes which increased by 6.8% in the year to February 2021 to £236,000.

As with other indicators in the housing market, which typically fluctuate from month to month, it is important not to put too much weight on one month’s set of house price data.

Founder and CEO of GetAgent.co.uk, Colby Short, commented:

“The market remains in a very strong position despite monthly price growth sitting still and this was no doubt down to two factors.”

“The first being the continued difficulties in securing a buyer caused by lockdown restrictions and the second being a drop in momentum on the run-up to what would have been the stamp duty holiday deadline.”

“While the latter will no doubt have an impact when it does arrive, it’s far more likely price growth will hit a bump in the road rather than a brick wall.”

“The main reason for this is a severe shortage of housing stock available to satisfy demand and so even when buyer numbers reduce, we’re likely to see demand continue to outstrip supply which will keep the rate of house price growth stable.”

Managing Director of Barrows and Forrester, James Forrester, commented:

“Many will be quick to panic at the sight of a month on month price growth stall but this simply doesn’t portray the overall health of the market, in the same way our efforts in combatting Covid can’t be assessed on such a short term basis.”

“The long term picture shows a market in very good health, driven by strong regional performances across the board, from the South West, the East Midlands, Yorkshire and the Humber and the North West.”

“As we enter what is often the busiest time of year, we can expect the market temperature to rise and house prices to follow suit for the remainder of the year, at the least.”

Director of Benham and Reeves, Marc von Grundherr, commented:

“Although London continues to trail the rest in terms of the rate of house price growth we’re certainly starting to see an early indication that the market is on the up.”

“Tenant and homebuyer demand has started to lift during the first quarter of the year and this is only likely to grow stronger as lockdown restrictions are lifted and a return to professional and social normality continues.”

“While the market isn’t running as hot as other UK regions at present, this should work in the favour of the London market in the long run.”

“A far more steady return to form is likely to be made and this will ensure that any crash landing as a result of the stamp duty holiday ending is going to minimised within the capital.”

Key Stats:

  • The average price of a property in England was £268,291
  • The annual price change of a property in England was 8.7%
  • The monthly price change of a property in England was 0.2%
  • The index figure for England (January 2015 = 100) was 132.3

Average house prices in England increased by 8.7% in the year to February 2021, up from 8.0% in January 2021.

In London, average house prices increased by 4.6% in the year to February 2021, down from an increase of 5.7% in January 2021.

Annual price change by local authority for England

Low numbers of sales transactions in some local authorities and London boroughs, such as City of London, can lead to volatility in the series.

While we make efforts to account for this volatility, the change in price in these local levels can be influenced by the type and number of properties sold in any given period.

Geographies with low number of sales transactions should be analysed in the context of their longer-term trends rather than focusing on monthly movements.

Local authorities February 2021 February 2020 Difference
Adur £336,026 £306,644 9.6%
Allerdale £165,034 £151,916 8.6%
Amber Valley £191,153 £175,564 8.9%
Arun £302,073 £281,918 7.1%
Ashfield £162,984 £146,312 11.4%
Ashford £309,443 £297,484 4.0%
Babergh £296,470 £290,968 1.9%
Barking and Dagenham £323,954 £303,090 6.9%
Barnet £531,887 £517,312 2.8%
Barnsley £147,536 £125,406 17.6%
Barrow-in-Furness £127,734 £119,692 6.7%
Basildon £334,523 £311,631 7.3%
Basingstoke and Deane £309,144 £300,844 2.8%
Bassetlaw £166,539 £162,284 2.6%
Bath and North East Somerset £393,883 £331,952 18.7%
Bedford £302,732 £283,160 6.9%
Bexley £363,412 £338,872 7.2%
Birmingham £199,053 £188,687 5.5%
Blaby £250,057 £232,489 7.6%
Blackburn with Darwen £122,264 £114,675 6.6%
Blackpool £114,869 £108,639 5.7%
Bolsover £148,834 £132,148 12.6%
Bolton £154,757 £139,775 10.7%
Boston £164,884 £154,094 7.0%
Bournemouth Christchurch and Poole £299,505 £279,567 7.1%
Bracknell Forest £338,738 £334,722 1.2%
Bradford £152,526 £135,461 12.6%
Braintree £294,544 £282,769 4.2%
Breckland £247,479 £223,801 10.6%
Brent £502,264 £467,924 7.3%
Brentwood £445,723 £417,545 6.7%
Brighton and Hove £400,636 £360,279 11.2%
Broadland £284,946 £262,813 8.4%
Bromley £464,868 £432,856 7.4%
Bromsgrove £323,712 £291,535 11.0%
Broxbourne £363,282 £340,158 6.8%
Broxtowe £205,522 £192,074 7.0%
Buckinghamshire £419,428 £397,057 5.6%
Burnley £95,372 £86,748 9.9%
Bury £203,875 £182,862 11.5%
Calderdale £156,932 £147,124 6.7%
Cambridge £474,824 £443,943 7.0%
Cambridgeshire £312,004 £294,723 5.9%
Camden £822,936 £815,710 0.9%
Cannock Chase £197,230 £173,481 13.7%
Canterbury £323,285 £298,471 8.3%
Carlisle £137,459 £133,668 2.8%
Castle Point £321,693 £307,061 4.8%
Central Bedfordshire £312,497 £303,304 3.0%
Charnwood £242,829 £224,941 8.0%
Chelmsford £347,466 £333,033 4.3%
Cheltenham £304,949 £271,866 12.2%
Cherwell £305,406 £287,574 6.2%
Cheshire East £253,458 £226,156 12.1%
Cheshire West and Chester £233,241 £207,751 12.3%
Chesterfield £175,672 £159,830 9.9%
Chichester £405,167 £375,828 7.8%
Chorley £202,414 £177,950 13.7%
City of Bristol £316,177 £283,290 11.6%
City of Derby £176,074 £161,542 9.0%
City of Kingston upon Hull £114,717 £113,286 1.3%
City of London £675,309 £799,600 -15.5%
City of Nottingham £168,005 £147,916 13.6%
City of Peterborough £202,692 £196,022 3.4%
City of Plymouth £183,986 £179,852 2.3%
City of Westminster £1,000,560 £1,013,361 -1.3%
Colchester £277,935 £258,817 7.4%
Copeland £142,211 £120,714 17.8%
Corby £203,797 £185,207 10.0%
Cornwall £263,014 £234,198 12.3%
Cotswold £404,108 £379,217 6.6%
County Durham £112,722 £101,170 11.4%
Coventry £200,617 £187,436 7.0%
Craven £237,108 £217,827 8.9%
Crawley £289,533 £281,160 3.0%
Croydon £395,363 £372,458 6.1%
Cumbria £171,282 £155,718 10.0%
Dacorum £421,714 £403,184 4.6%
Darlington £130,536 £127,683 2.2%
Dartford £314,801 £296,705 6.1%
Daventry £286,564 £262,859 9.0%
Derbyshire £200,766 £180,584 11.2%
Derbyshire Dales £293,736 £264,555 11.0%
Devon £283,514 £260,753 8.7%
Doncaster £142,297 £130,998 8.6%
Dorset £310,141 £290,887 6.6%
Dover £268,862 £245,327 9.6%
Dudley £197,720 £179,523 10.1%
Ealing £520,674 £467,466 11.4%
East Cambridgeshire £312,424 £283,994 10.0%
East Devon £317,831 £287,084 10.7%
East Hampshire £392,375 £370,571 5.9%
East Hertfordshire £417,220 £386,027 8.1%
East Lindsey £186,562 £171,842 8.6%
East Northamptonshire £252,354 £245,421 2.8%
East Riding of Yorkshire £200,768 £180,011 11.5%
East Staffordshire £200,034 £188,063 6.4%
East Suffolk £259,899 £242,324 7.3%
East Sussex £308,870 £278,633 10.9%
Eastbourne £247,773 £241,218 2.7%
Eastleigh £300,430 £284,998 5.4%
Eden £219,069 £189,222 15.8%
Elmbridge £615,238 £587,758 4.7%
Enfield £404,689 £390,173 3.7%
Epping Forest £465,459 £450,275 3.4%
Epsom and Ewell £485,861 £460,542 5.5%
Erewash £194,720 £164,969 18.0%
Essex £327,278 £308,800 6.0%
Exeter £263,101 £259,375 1.4%
Fareham £307,640 £293,441 4.8%
Fenland £203,652 £186,758 9.0%
Folkestone and Hythe £265,404 £264,345 0.4%
Forest of Dean £279,981 £240,087 16.6%
Fylde £188,095 £183,075 2.7%
Gateshead £142,214 £129,162 10.1%
Gedling £212,962 £191,029 11.5%
Gloucester £218,476 £203,083 7.6%
Gloucestershire £292,338 £265,822 10.0%
Gosport £229,539 £209,123 9.8%
Gravesham £298,999 £278,871 7.2%
Great Yarmouth £188,096 £171,671 9.6%
Greenwich £421,221 £397,416 6.0%
Guildford £490,285 £447,296 9.6%
Hackney £585,760 £569,915 2.8%
Halton £159,401 £142,588 11.8%
Hambleton £258,673 £232,687 11.2%
Hammersmith and Fulham £659,865 £736,873 -10.5%
Hampshire £332,226 £312,851 6.2%
Harborough £326,849 £294,874 10.8%
Haringey £567,352 £540,645 4.9%
Harlow £276,780 £267,595 3.4%
Harrogate £297,867 £290,769 2.4%
Harrow £473,337 £450,310 5.1%
Hart £430,577 £408,078 5.5%
Hartlepool £115,438 £109,309 5.6%
Hastings £240,319 £216,230 11.1%
Havant £277,569 £262,584 5.7%
Havering £378,213 £363,398 4.1%
Herefordshire £253,882 £239,040 6.2%
Hertfordshire £419,029 £394,949 6.1%
Hertsmere £479,641 £452,529 6.0%
High Peak £220,044 £200,685 9.6%
Hillingdon £435,757 £403,613 8.0%
Hinckley and Bosworth £244,886 £217,851 12.4%
Horsham £390,425 £376,458 3.7%
Hounslow £431,049 £412,152 4.6%
Huntingdonshire £267,504 £260,034 2.9%
Hyndburn £92,173 £98,961 -6.9%
Ipswich £207,078 £194,601 6.4%
Isle of Wight £240,746 £222,899 8.0%
Islington £700,791 £668,759 4.8%
Kensington and Chelsea £1,220,511 £1,318,987 -7.5%
Kent £314,268 £291,909 7.7%
Kettering £206,324 £203,218 1.5%
King?s Lynn and West Norfolk £236,251 £216,162 9.3%
Kingston upon Thames £505,421 £485,528 4.1%
Kirklees £174,538 £153,839 13.5%
Knowsley £143,170 £132,021 8.4%
Lambeth £530,527 £518,259 2.4%
Lancashire £157,540 £146,111 7.8%
Lancaster £176,602 £154,034 14.7%
Leeds £207,238 £188,671 9.8%
Leicester £206,755 £181,625 13.8%
Leicestershire £251,776 £231,114 8.9%
Lewes £343,524 £316,889 8.4%
Lewisham £457,419 £412,802 10.8%
Lichfield £285,989 £255,990 11.7%
Lincoln £159,693 £153,654 3.9%
Lincolnshire £196,375 £183,754 6.9%
Liverpool £152,974 £130,088 17.6%
Luton £242,370 £230,944 4.9%
Maidstone £303,263 £283,992 6.8%
Maldon £345,611 £335,760 2.9%
Malvern Hills £292,974 £274,296 6.8%
Manchester £199,235 £178,840 11.4%
Mansfield £156,964 £139,916 12.2%
Medway £255,775 £236,429 8.2%
Melton £251,339 £224,014 12.2%
Mendip £291,452 £260,219 12.0%
Merton £567,098 £500,669 13.3%
Mid Devon £258,175 £235,464 9.6%
Mid Suffolk £284,272 £260,690 9.0%
Mid Sussex £400,293 £366,628 9.2%
Middlesbrough £126,079 £112,362 12.2%
Milton Keynes £273,116 £257,606 6.0%
Mole Valley £499,798 £476,860 4.8%
New Forest £366,687 £334,733 9.5%
Newark and Sherwood £219,918 £181,950 20.9%
Newcastle upon Tyne £167,964 £155,544 8.0%
Newcastle-under-Lyme £178,333 £159,142 12.1%
Newham £410,288 £371,245 10.5%
Norfolk £247,840 £228,550 8.4%
North Devon £270,374 £246,012 9.9%
North East Derbyshire £219,482 £194,312 13.0%
North East Lincolnshire £131,522 £123,629 6.4%
North Hertfordshire £366,562 £344,673 6.4%
North Kesteven £228,569 £212,005 7.8%
North Lincolnshire £159,672 £147,311 8.4%
North Norfolk £282,123 £257,370 9.6%
North Somerset £285,798 £265,547 7.6%
North Tyneside £175,829 £161,262 9.0%
North Warwickshire £244,697 £205,180 19.3%
North West Leicestershire £229,571 £208,928 9.9%
North Yorkshire £242,592 £222,116 9.2%
Northampton £228,706 £211,008 8.4%
Northamptonshire £242,737 £227,328 6.8%
Northumberland £171,421 £153,159 11.9%
Norwich £210,793 £205,068 2.8%
Nottinghamshire £201,729 £181,607 11.1%
Nuneaton and Bedworth £194,116 £178,677 8.6%
Oadby and Wigston £221,904 £224,905 -1.3%
Oldham £163,122 £142,217 14.7%
Oxford £435,372 £406,934 7.0%
Oxfordshire £370,612 £351,254 5.5%
Pendle £123,883 £106,383 16.4%
Portsmouth £223,313 £213,640 4.5%
Preston £136,220 £128,013 6.4%
Reading £305,754 £286,947 6.6%
Redbridge £456,098 £417,246 9.3%
Redcar and Cleveland £145,198 £122,256 18.8%
Redditch £223,963 £209,269 7.0%
Reigate and Banstead £440,698 £402,660 9.4%
Ribble Valley £226,954 £216,968 4.6%
Richmond upon Thames £686,620 £656,740 4.5%
Richmondshire £241,999 £204,653 18.2%
Rochdale £150,053 £142,283 5.5%
Rochford £362,097 £343,798 5.3%
Rossendale £166,616 £142,716 16.7%
Rother £341,200 £296,460 15.1%
Rotherham £150,453 £143,505 4.8%
Rugby £247,541 £233,066 6.2%
Runnymede £427,472 £415,034 3.0%
Rushcliffe £317,830 £282,740 12.4%
Rushmoor £298,772 £277,905 7.5%
Rutland £330,463 £315,289 4.8%
Ryedale £236,857 £232,949 1.7%
Salford £186,601 £169,288 10.2%
Sandwell £162,393 £156,027 4.1%
Scarborough £181,870 £169,287 7.4%
Sedgemoor £248,955 £229,423 8.5%
Sefton £184,482 £165,044 11.8%
Selby £242,022 £196,051 23.4%
Sevenoaks £446,060 £437,129 2.0%
Sheffield £191,303 £171,310 11.7%
Shropshire £233,947 £216,472 8.1%
Slough £308,428 £292,415 5.5%
Solihull £293,229 £275,663 6.4%
Somerset £260,758 £237,042 10.0%
Somerset West and Taunton £256,302 £235,826 8.7%
South Cambridgeshire £401,764 £382,117 5.1%
South Derbyshire £208,766 £193,789 7.7%
South Gloucestershire £297,006 £277,238 7.1%
South Hams £349,414 £305,075 14.5%
South Holland £199,422 £188,378 5.9%
South Kesteven £222,524 £212,817 4.6%
South Lakeland £273,592 £240,059 14.0%
South Norfolk £290,292 £265,747 9.2%
South Northamptonshire £331,060 £315,813 4.8%
South Oxfordshire £439,453 £409,914 7.2%
South Ribble £182,140 £169,679 7.3%
South Somerset £255,102 £229,674 11.1%
South Staffordshire £259,408 £229,884 12.8%
South Tyneside £133,475 £132,849 0.5%
Southampton £223,503 £207,362 7.8%
Southend-on-Sea £309,102 £286,443 7.9%
Southwark £545,091 £496,382 9.8%
Spelthorne £381,852 £365,087 4.6%
St Albans £554,595 £509,661 8.8%
St Helens £143,760 £133,375 7.8%
Stafford £227,128 £205,538 10.5%
Staffordshire £216,975 £195,510 11.0%
Staffordshire Moorlands £209,675 £182,483 14.9%
Stevenage £280,258 £279,206 0.4%
Stockport £256,275 £234,115 9.5%
Stockton-on-Tees £142,408 £132,913 7.1%
Stoke-on-Trent £124,839 £113,025 10.5%
Stratford-on-Avon £345,299 £313,217 10.2%
Stroud £311,524 £281,571 10.6%
Suffolk £259,482 £243,183 6.7%
Sunderland £123,485 £116,582 5.9%
Surrey £471,975 £439,525 7.4%
Surrey Heath £432,418 £382,663 13.0%
Sutton £416,499 £372,934 11.7%
Swale £286,398 £242,835 17.9%
Swindon £224,382 £213,170 5.3%
Tameside £167,623 £154,287 8.6%
Tamworth £205,614 £189,199 8.7%
Tandridge £489,702 £452,683 8.2%
Teignbridge £269,534 £244,182 10.4%
Telford and Wrekin £176,747 £171,499 3.1%
Tendring £239,036 £214,246 11.6%
Test Valley £342,308 £330,729 3.5%
Tewkesbury £295,272 £271,900 8.6%
Thanet £269,574 £233,160 15.6%
Three Rivers £530,857 £509,559 4.2%
Thurrock £282,450 £266,787 5.9%
Tonbridge and Malling £380,828 £362,027 5.2%
Torbay £212,616 £202,944 4.8%
Torridge £247,183 £233,930 5.7%
Tower Hamlets £455,633 £473,806 -3.8%
Trafford £328,188 £290,928 12.8%
Tunbridge Wells £407,539 £382,339 6.6%
Uttlesford £409,267 £389,385 5.1%
Vale of White Horse £365,852 £358,957 1.9%
Wakefield £165,688 £150,705 9.9%
Walsall £176,956 £167,903 5.4%
Waltham Forest £474,848 £436,371 8.8%
Wandsworth £617,220 £609,965 1.2%
Warrington £222,395 £194,387 14.4%
Warwick £326,800 £307,032 6.4%
Warwickshire £272,654 £250,616 8.8%
Watford £366,699 £345,630 6.1%
Waverley £501,563 £439,570 14.1%
Wealden £377,565 £327,817 15.2%
Wellingborough £239,802 £211,436 13.4%
Welwyn Hatfield £415,435 £390,958 6.3%
West Berkshire £372,063 £344,701 7.9%
West Devon £278,034 £265,285 4.8%
West Lancashire £195,254 £182,901 6.8%
West Lindsey £190,097 £171,733 10.7%
West Oxfordshire £332,934 £314,913 5.7%
West Suffolk £272,959 £254,566 7.2%
West Sussex £340,781 £321,134 6.1%
Wigan £152,039 £136,778 11.2%
Wiltshire £286,958 £269,765 6.4%
Winchester £453,658 £408,691 11.0%
Windsor and Maidenhead £524,607 £468,292 12.0%
Wirral £193,319 £158,017 22.3%
Woking £420,792 £412,759 1.9%
Wokingham £416,164 £405,549 2.6%
Wolverhampton £174,473 £159,337 9.5%
Worcester £227,277 £214,092 6.2%
Worcestershire £257,987 £242,003 6.6%
Worthing £285,649 £275,769 3.6%
Wychavon £283,751 £272,183 4.3%
Wyre £162,298 £156,602 3.6%
Wyre Forest £211,503 £199,535 6.0%
York £273,341 £256,523 6.6%
England £268,291 £246,739 8.7%

Average price by local authority for England

In February 2021, the most expensive area to purchase a property was Kensington and Chelsea, where the average cost was £1.2 million.

In contrast, the cheapest area to purchase a property was Hyndburn, where the average cost was £92,000.

Annual price change by London borough

London borough February 2021 February 2020 Difference
Barking and Dagenham £323,954 £303,090 6.9%
Barnet £531,887 £517,312 2.8%
Bexley £363,412 £338,872 7.2%
Brent £502,264 £467,924 7.3%
Bromley £464,868 £432,856 7.4%
Camden £822,936 £815,710 0.9%
City of London £675,309 £799,600 -15.5%
City of Westminster £1,000,560 £1,013,361 -1.3%
Croydon £395,363 £372,458 6.1%
Ealing £520,674 £467,466 11.4%
Enfield £404,689 £390,173 3.7%
Greenwich £421,221 £397,416 6.0%
Hackney £585,760 £569,915 2.8%
Hammersmith and Fulham £659,865 £736,873 -10.5%
Haringey £567,352 £540,645 4.9%
Harrow £473,337 £450,310 5.1%
Havering £378,213 £363,398 4.1%
Hillingdon £435,757 £403,613 8.0%
Hounslow £431,049 £412,152 4.6%
Islington £700,791 £668,759 4.8%
Kensington and Chelsea £1,220,511 £1,318,987 -7.5%
Kingston upon Thames £505,421 £485,528 4.1%
Lambeth £530,527 £518,259 2.4%
Lewisham £457,419 £412,802 10.8%
Merton £567,098 £500,669 13.3%
Newham £410,288 £371,245 10.5%
Redbridge £456,098 £417,246 9.3%
Richmond upon Thames £686,620 £656,740 4.5%
Southwark £545,091 £496,382 9.8%
Sutton £416,499 £372,934 11.7%
Tower Hamlets £455,633 £473,806 -3.8%
Waltham Forest £474,848 £436,371 8.8%
Wandsworth £617,220 £609,965 1.2%

Average price by London borough

In February 2021, the most expensive borough to purchase a property was Kensington and Chelsea, where the average cost was £1.2 million.

In contrast, the cheapest borough to purchase a property was Barking and Dagenham, where the average cost was £324,000.

Average price change by property type

Property type February 2021 February 2020 Difference
Detached £409,868 £375,328 9.2%
Semi-detached £253,633 £232,287 9.2%
Terraced £219,032 £200,753 9.1%
Flat or maisonette £236,375 £221,254 6.8%
All £268,291 £246,739 8.7%
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