Is it a good time to buy a house?

• November and December are the months that tend to have relatively lower average property prices, according to our exclusive seasonal multiplier model.
• Relative to recent years, there are currently several factors working in buyers’ favour. These include lower interest rates from mortgage lenders (meaning lower monthly repayments) and slower rises in property prices year-on-year, although this varies by region.
• Political and macroeconomic factors such as changes in government policy and stamp duty also influence the best time to buy a house.
• Historically, property in the UK has proved to be a strong long-term investment even as market conditions fluctuate over time.

Our seasonal multiplier model shows property price variations month-by-month. We can analyse the data to see how house prices have increased or decreased during different months of the year, over time.

There is a 0.7% average difference between the months with the highest and lowest average UK house prices. April and May are the months with the highest increases in average property price on average, while November and December have the lowest.

That can equate to thousands of pounds on six to seven figure property sale values. Some areas see bigger variations than others, as shown in Fig. 01.

The W8 district in west London has the biggest variation (1.8%) between the months with the highest and lowest prices. However, in other areas, seasonal price variations have less of an impact – RM6 in London has the lowest variations at only 0.2%.

Why does the time of year make a difference? While experienced estate agents report that well-marketed and presented properties should sell for a fair price all year round, there are some common seasonal trends.

For example, during the spring months, gardens are in bloom and houses with outside spaces look their best. The days are getting longer and warmer, encouraging more viewings and therefore, potentially, more interested buyers.

Whereas in winter – when the weather is colder, the days are shorter and gardens are relatively less impressive – the sales values are slightly lower on average.

Beyond the time of year, is now a good time to buy a house? Relative to recent years, there are several factors working in buyers’ favour.

Rates on five and two-year fixed-rate mortgages are at their lowest since May 2023 and September 2022 (the month of former Prime Minister Liz Truss's mini-budget) respectively. The Bank of England has steadily reduced its base rate from 5.25% in July 2024 to 4% as of August 2025.

It is welcome news for buyers compared to recent years – in July 2023, the cost of mortgages had reached the highest level since the financial crisis in 2008.

Lower mortgage interest rates help buyers by reducing the monthly payment to the mortgage provider, thereby making the costs more manageable. Increased competition and better deals on offer from mortgage providers have also helped buyers struggling with monthly costs.

While property prices in the UK are increasing, the growth rate is slower than in recent years. Our latest analysis of average UK house prices shows a year-on-year increase of 0.3%, which (excluding 2023 and the aftermath of the Truss mini-budget) is the lowest annual rise since September 2015 – see Fig. 02.

However, this varies by region. House prices have increased 3.8% year-on-year in the North East but decreased 1.1% in the South West, for example.

Slower price growth, or decreases, favour first-time buyers looking to get on the property ladder in particular. Regional differences can also work favourably for those selling a property in an area with rising prices, yet buying in a location with prices that are temporarily stalling or falling but which may still rise in the longer term.

For the UK overall, the recent COVID-19 years saw much faster rises in property prices compared to today. This was due in part to the ‘race for space’ during lockdowns.

Stamp duty is a tax on property transactions, calculated as a percentage of the purchase price. The amount of stamp duty payable also depends on whether the buyer will use the property for residential purposes and whether they own any other properties.

The faster rises in property prices during the pandemic were also partly due to the stamp duty holiday – temporary reduced rates – between July 2020 and September 2021.

However, in contrast, a change in stamp duty earlier this year has made market conditions less favourable for some buyers.

Up until the end of March, there was no stamp duty to pay on the first £250,000 of the property price. Now there is 2% stamp duty to pay on between £125,000 and £250,000 of the purchase price.

For first-time buyers, there was no stamp duty to pay on property purchases under £425,000. Now the government has lowered the threshold to £300,000.

Fig. 03 shows how the market has cooled since April 2025 in some areas of England and Wales.

The government occasionally makes changes to stamp duty, so any new policies are worth looking out for when buying a property.

At the time of writing there are also rumours of a major upheaval of the stamp duty process. Instead of the buyer paying stamp duty upon purchase, the seller will pay an exit tax when selling.

This could free up thousands of pounds for buyers which in the short term will help them to buy a more expensive property. However, previous experience with government intervention shows that this 'help' will most likely just end up increasing property values within a short period of time.

What is the cheapest month to buy a house?

Our seasonable multiplier model shows that historically, November and December are the months with the lowest average prices. April and May are the months with the highest increases in average property price – on average, across the UK there is a 0.7% difference between the best and worst months.

Is it a good time to downsize a house?

Many potential buyers consider downsizing for various reasons, including financial pressure, a lifestyle change such as a grown family or other personal circumstances. Downsizing can offer financial relief with reduced bills and manageable outgoings.

To determine if downsizing makes financial sense, accessing local average house price data for both your current home and your intended destination is essential.

Should I buy a house now?

UK property is generally considered a strong long-term investment, even during fluctuating housing market conditions. Average house prices in England and Wales have increased by 34.1% in the last 10 years.

Like all investments, it comes with risks – to inform your decision, it helps to have access to the most up-to-date information and market analysis. Bricks&Logic provides access to comprehensive data and more recent sales records than Land Registry to give buyers more confidence when considering buying a property.

For more answers to common property-related queries, visit our FAQ page.

We hope you found this article useful and informative when thinking about buying a house. If you’re thinking about selling, take a look at our recent blog When is the Best Time to Sell a House in the UK?

Other recent articles include:  

• How to Add Value to Your Home: What Adds Value to a House?
• Guide Price Meaning and How to Negotiate House Prices
• Questions To Ask When Viewing A House Or Flat
• Searching For The Best Value Property Across England & Wales
• Where Is The Cheapest Place to Buy a House in the UK?
• London Rent Prices Over the Last Decade

While UK market conditions beyond your control may make some times better or worse to buy than others, our data shows the importance of viewing property investment as a long-term strategy.

You can access vast amounts of data and insights to make more informed property purchase decisions with our customisable heatmaps.

Monitor all the changing house prices across England and Wales with Bricks&Logic and if you have any queries, please don’t hesitate to get in touch by clicking the email icon below.