UK house price indices: what all 5 indexes say (updated monthly)

Five widely cited UK house price indices can point in different directions because they measure different parts of the market and at different stages of a purchase. The official ONS/UK House Price Index put the UK average at £273,000 in July 2026, with annual growth of 1.4% (provisional). The other latest readings range from £272,800 to £364,999, but measure different samples and months. The ONS release was checked on 16 September 2026; the other publishers were last checked on 8 September.

The five indices at a glance

HM Land Registry Price Paid data (actual sold prices) is published separately and is covered later in this guide; it is not a price index. The table compares the official July UK HPI published on 16 September with other indices last checked on 8 September 2026. Its monthly change is the non-seasonally adjusted +0.7% reported in the detailed Land Registry release; the seasonally adjusted change was -0.2%, a different series.

What each index measures

The ONS/UK House Price Index measures completed, registered housing transactions across the whole of the UK using a mix-adjusted regression and is released monthly. Rightmove tracks the asking prices of newly listed homes rather than completed sales. Halifax, now rebranded as the Lloyds House Price Index from July 2026, and Nationwide are both based on mortgage approvals rather than cash sales, while the ONS/UK HPI is based on all completed registered transactions. Zoopla is based on a mix of sold prices, mortgage valuations and agreed sale prices, which is why its average price sits close to the official ONS/UK HPI level.

Why the numbers differ

The numbers differ because these indices are not measuring the same thing. Rightmove is based on asking prices for newly listed homes, so it captures seller expectations at the point of listing, not sale prices. Lloyds and Nationwide are based on mortgage approvals, which means they do not cover cash purchases. The ONS/UK HPI is based on completed, registered transactions across the whole market. Different timings and different samples can therefore produce different average prices and growth rates.

This month in context

The latest readings point to a mixed picture rather than a single market trend. The official ONS/UK HPI showed annual growth of +1.4% in July 2026, down from a revised +1.5% in June (originally reported as +2.0%). Nationwide showed +1.6% in August, Lloyds -0.4% in August and Zoopla +0.9% in July. Rightmove, which measures asking prices of newly listed homes, showed a monthly fall of 2.0% and an annual fall of 1.0% in August. Separate HMRC figures estimate about 97,000 seasonally adjusted UK residential transactions in July. ONS private rent inflation was +3.8% in the 12 months to August 2026, with an average UK monthly rent of £1,400. The ONS house-price and UK-rent estimates are provisional and can be revised.

Methodology and sources

The UK HPI figure and non-seasonally adjusted monthly change come from the HM Land Registry report, and private rents from the ONS bulletin, both published and checked on 16 September 2026. Lloyds, Nationwide, Zoopla and Rightmove figures were last checked against their primary sources on 8 September 2026. HM Land Registry Price Paid Data records property sales in England and Wales sold for value and lodged for registration. UK HPI estimates for the latest 12 months can be revised as more transactions are registered; the July first estimate reflected around half of Great Britain sales.

When the next updates land

ONS published the July 2026 UK HPI and August private-rent estimates on 16 September; the next bulletin is scheduled for 21 October 2026. HM Land Registry publishes its detailed UK HPI report separately, and Price Paid data updates on the 20th working day of each month. Lloyds and Nationwide publish monthly house-price indices, while Rightmove usually publishes around the third week. Check each publisher for its next release and compare observation periods rather than treating publication dates as equivalent.

Key facts

Source: GOV.UK - UK House Price Index summary June 2026 — Guidance checked August 2026

Source: GOV.UK - UK House Price Index June 2026 — Guidance checked August 2026

Source: ONS - Private rent and house prices, UK: September 2026 — Published and checked 16 September 2026; July HPI and August private rents, provisional

Source: HM Land Registry - UK House Price Index summary July 2026 — Published and checked 16 September 2026; July monthly +0.7% non-seasonally adjusted, provisional

Source: Lloyds Banking Group - Lloyds House Price Index — Guidance checked September 2026

Source: Nationwide - House price report August 2026 — Guidance checked September 2026

Source: Zoopla - House Price Index July 2026 — July 2026 reading, published August 2026

Source: Rightmove - House Price Index August 2026 — August 2026 reading, released 17 August 2026