House prices are not just a popular conservation topic, but a British obsession.

But predicting the future of house prices risks embarrassment, not least because the housing market is made up of thousands of micro markets all behaving very differently from each other.

Where one person is experiencing a boom in their property price, another may be enduring a crash. 

The property prices in one village could be very different from a village two miles down the road. The property prices on one street in a city could be rising while another street 500 metres away could be falling.

The price of some country pile could be changing at a very different rate to a cottage with the same postcode, while the price of flats in an old warehouse conversion could move very differently from the new-build development next door. 

But beyond all the nuances, an average figure is the closest we can get to treating property as one homogeneous blob. 

Each year, we ask a host of seasoned property professionals to put their neck on the line and forecast what the next 12 months has in store for house prices.

Last year, our experts' predictions ranged from a 5 per cent fall to a 5 per cent rise. 

In reality, house prices rose 0.7 per cent in the 12 months to November, according to Halifax or 1.1 per cent according to Zoopla.

In 2024, our experts' house price predictions ranged from a 5 per cent fall to a 2 per cent rise. House prices rose 3.3 per cent on average in 2024, according to Halifax, and Zoopla reported it as 2 per cent. 

Paula Higgins, chief executive of property advice website HomeOwners Alliance 

2026 prediction: 2% rise

UK house prices are likely to be around 2 per cent higher this time next year, as easing mortgage rates and steady wage growth slowly improve affordability. 

That should support modest price growth, rather than a sharp rebound. 

Price rises are likely to be strongest in more affordable regions such as the North East, where buyers have more financial headroom. 

By contrast, higher-priced markets like London are expected to see the weakest growth, held back by stretched affordability and higher stamp duty costs. 

How Paula did in previous years

2024 prediction: +2% 

2025 prediction: +4%

Stuart Cheetham, chief executive of the AI mortgage tech firm MQube

2026 prediction: 5% rise

I think 2026 is likely to see a slow and steady rise in house prices, supported by further cuts in the Bank of England's base rate. 

I'm expecting the base rate to end up at around 3.25 per cent by the middle of 2026. 

This is unlikely to help fixed mortgage rates drop much further from where they are now, given that likely base rate cuts are already priced into the rates offered to borrowers. 

However, it will mean increased mortgage affordability, greater borrowing ability and most importantly, greater confidence for buyers.

This year will be a great time to buy a property. Not only are interest rates at the lowest they have been for nearly four years, mortgage lenders have relaxed affordability rules and the availability of property is the highest it has been for several years. 

There are more than 700,000 homes now for sale, nearly twice the number compared to 2001. 

Greater availability and more choice will help to keep property price rises in check, and we expect overall prices to rise by around 5 per cent. 

But there will be a clear divide between north and south, and a continual favouring of houses over flats by buyers.

How Stuart did in previous years

2024 prediction: -5%

2025 prediction: +5%

Jonathan Hopper, buying agent at Garrington Property Finders 

2026 prediction: 2% rise

2026 will be a 'steady as she goes' year in terms of property prices. On a national level, I'm predicting a 2 per cent increase in average prices.

On a regional level we'll see plenty of echoes of 2025, as northern England and Scotland outperform London and the south once again.

Parts of London took a beating in 2025 and they're unlikely to snap back to rapid price growth, but they will improve gradually and become less of a drag on the national average.

With plenty of unsold homes from 2025 combining with a surge in new listings on Boxing Day and in the new year, January buyers will be met by an abundance of choice that will allow them to strike some great deals and set the tempo for modest price growth.

Over 2026 as a whole, I expect the growth story to be about volumes, not values. 

With the pre-Budget jitters thankfully behind us, the market will get back on its feet and the thousands of buyers who pressed pause in 2025 will restart their moving plans in earnest.

How Jonathan did in previous years

2024 prediction: +1% or +2%

2025 prediction: +2%

Charlie Lamdin, founder of property site BestAgent

2026 prediction: 0%

My 2026 overall average house price growth prediction is 0 per cent. 

Terraced houses in the North West will outperform as people move from the expensive South East in search for a cheaper cost of living, while still being in a growth area with good opportunities.

Larger detached houses will continue to suffer the biggest falls around the country, as the disproportionate maintenance, refurbishment and heating costs make them too costly to own for many.

Leasehold flats in the South East will continue to struggle as promised reforms continue to be challenged and delayed.

Upsizers from leasehold to terraced or semis will struggle as the upgrade cost grows, but upsizers from semi to detached will get bargains.

First-time buyers can look forward to improving conditions, but shouldn't expect any price growth.

The biggest story in 2026 will I think be rising unemployment and that will continue to hit house prices.

How Charlie did in previous years

2024: -5%

2025: Between 0% and -5%

Jeremy Leaf, north London estate agent and a former Rics residential chairman

2026 prediction: 2% to 2.5% rise

I predict prices will rise 3 per cent in the north of England and 1.5 per cent in London and the South East, creating an overall average of between 2 and 2.5 per cent across the UK.

We expect a two-tier market with a more noticeable north-south divide to develop in the  early new year.

Many of those with properties in the £500,000-plus price bracket – so much of London and the South East – were so happy that the Chancellor did not impose further taxes. 

As a result, demand is likely to improve in early 2026, especially if supported by sooner-rather-than-later cuts in base rate.

On the other hand, prices will be kept in check by plenty of choice and continuing affordability constraints.

How Jeremy did in previous years

2024: Between 0% and -5%

2025: Between 0% and 5%

Jo Eccles, founder and managing director of prime central London buying agency, Eccord

2026 prediction: 2% rise 

We don't expect any major house price movement in either direction in 2026, but based on activity levels since the Budget, we are anticipating a much more active, functioning market. 

Buyers and sellers are now emerging from the sidelines with more confidence and commitment across all price points. Nationally, modest price growth of around 2 per cent feels realistic.

In prime central London, value is beginning to re-emerge. Some buyers are pleasantly surprised to find that locations like Chelsea and Belgravia are now within reach when they previously weren't. 

With refurbishment costs remaining high, demand is firmly focused on best-in-class, tur-key homes that require no work and can be moved straight into.

While we're unlikely to see meaningful price growth in central London during 2026, lower interest rates and clarity around tax changes should drive higher transaction volumes. As activity builds, price growth is likely to follow naturally over the medium term

No previous predictions

Jonathan Handford, managing director at estate agent Fine & Country 

2026 prediction: 2% rise 

Looking ahead to 2026, we expect UK house prices to return to modest but positive growth of around 2 per cent, in line with current independent forecasts. 

What's been striking throughout 2025 is just how resilient prices have been. Despite political and fiscal uncertainty around the Budget, more stock coming to market and inflation proving stickier than first expected, values have continued to edge forward rather than retrench.

With inflation now forecast to end 2025 closer to 3.5 per cent and the base rate at 3.75 per cent, affordability has remained a constraint, but the outlook is improving. 

Interest rate cuts expected from late 2025 into early 2026 should act as a catalyst for buyer confidence, particularly among movers who have been waiting on the sidelines.

Now that the Budget is behind us and there is greater clarity after months of speculation, we expect transaction levels to begin picking up in early 2026. 

Combined with a still-robust labour market and ongoing demand for quality homes, this should underpin steady price growth rather than any dramatic upswing. 

In short, 2026 looks set to be a year of gradual, sustainable progress for the housing market.

Previous predictions by Nicky Stevenson at Fine & Country

2024: -1%

2025: +3.4%