UK house price indices: what all 5 indexes say (updated monthly)
Five widely cited UK house price indices can point in different directions at the same time, because they measure different parts of the mar
Five widely cited UK house price indices can point in different directions at the same time, because they measure different parts of the market and at different stages of the buying process. The official ONS/UK House Price Index showed a UK average price of £271,000 in May 2026, while July 2026 readings from Lloyds, Nationwide and Rightmove ranged from £277,542 to £372,359 depending on what was being counted. All figures below were verified against the primary sources on 10 August 2026.
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.
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 +2.7% in May 2026, while Nationwide showed +1.8% in July and Lloyds showed +0.1% in July, which its source described as the slowest since November 2023. Rightmove, which measures asking prices, showed a monthly fall of 1.0% and an annual fall of 0.4% in July. Separate market activity figures show around 98,000 UK property transactions in May 2026 on a seasonally adjusted basis, and 56,200 Bank of England mortgage approvals in the same month.
Key facts
| Fact | Status |
|---|---|
| The ONS/UK House Price Index (HM Land Registry) for May 2026: UK average price £271,000, annual change +2.7%, monthly change +0.3% (provisio | verified |
| The UK House Price Index measures completed, registered housing transactions across the whole of the UK using a mix-adjusted regression, and | verified |
| The Halifax House Price Index was rebranded as the Lloyds House Price Index in July 2026; its July 2026 figures: average price £299,253, ann | verified |
| The Nationwide House Price Index for July 2026: average price £277,542, annual change +1.8% (down from +2.2% in June), monthly change +0.1% | verified |
| The Rightmove House Price Index for July 2026: average asking price £372,359, monthly change -1.0% (-£3,832), annual change -0.4%, index 287 | verified |
| Rightmove tracks the asking prices of newly listed homes, not completed sales; it has the largest monthly sample of any UK index. | verified |
| HM Land Registry Price Paid Data records all property sales in England and Wales sold for value and lodged for registration; June 2026 was t | verified |
| The Halifax/Lloyds and Nationwide indexes are both based on mortgage approvals (not cash sales); the ONS/UK HPI is based on all completed re | verified |
| May 2026 UK property transactions were around 98,000 (seasonally adjusted), and Bank of England mortgage approvals in May 2026 were 56,200. | verified |
Source: GOV.UK - UK House Price Index summary May 2026 — Guidance checked August 2026
Source: GOV.UK - UK House Price Index May 2026 — Guidance checked August 2026
Source: Lloyds Banking Group - Lloyds House Price Index — Guidance checked August 2026
Source: Nationwide - House price report July 2026 — Guidance checked August 2026
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Sources
- GOV.UK - UK House Price Index summary May 2026 - Guidance checked August 2026
- GOV.UK - UK House Price Index May 2026 - Guidance checked August 2026
- Lloyds Banking Group - Lloyds House Price Index - Guidance checked August 2026
- Nationwide - House price report July 2026 - Guidance checked August 2026