It's no secret that property prices vary greatly across the United Kingdom. While homes in big cities tend to come with inflated price tags, residences in less desirable spots are often much more affordable. But this isn't always the case.

UK estate agent Savills has conducted research to predict where property prices will be rising the fastest over the next five years, and where the growth will be slowest.

Click or scroll for the results – they might just surprise you...

Before we reveal the rankings for each of the UK's 11 regions (excluding Northern Ireland), let's discuss the UK as a whole. According to Savills' research, the average house price in Britain is expected to increase by 24.5% over the next five years.

In 2026, it's estimated that prices will grow by 4%. In 2027 and 2028, growth is expected to be 6%, and in 2029, it's forecast to drop back to 5.5%. As of August 2025, the average house price in the UK was £271,000, according to Zoopla. That means that by 2029, the same home will cost you £337,395.

Now, let's find out where each region ranks...

That's right, the region of the UK that will see the slowest rate of property price growth is London. Savills suggests that prices here will rise by 15.3% in the next five years – that's 15.9% less than the region in the top spot. House values aren't anticipated to rise in London before the end of 2025, and in 2026, they're set to increase by a mere 2.5%.

In 2027, 2028, and 2029, prices could rise by 4.5%, 4%, and 3.5% respectively. The average house price in London is currently £663,421, according to Rightmove. This means in 2029, that figure could increase to £768,905.

The second-slowest region for house price growth will be the East of England. This area encompasses the counties of Bedfordshire, Cambridgeshire, Essex, Hertfordshire, Norfolk, and Suffolk, and includes key cities like Cambridge, Norwich, and St Albans.

Here, Savills believes house values will rise by 19.2% over the next five years. However, it suggests prices will actually drop by -1% by the end of 2025, before increasing by 3%, 5.5%, 5.5%, and 5% over the following four years.

The East Midlands is expected to experience the third-slowest growth, with house prices set to rise by 20.3% by 2029. Again, prices will drop by -1% before the end of 2025, but will then steadily rise by 3.5%, 5.5%, 6%, and 5% over the following four years.

This part of England comprises the counties of Derbyshire, Leicestershire, Lincolnshire, Northamptonshire, Nottinghamshire, and Rutland, as well as key cities like Derby, Leicester, and Lincoln.

In eighth place is the South West of England. This region is considered to be one of the UK's most beautiful. It comprises the counties of Bristol, Cornwall, Devon, Dorset, Gloucestershire, Somerset, and Wiltshire, and is known for its stunning coastlines, historical sites like Stonehenge, and national parks like Dartmoor.

Despite being a highly sought-after place to live, the region is expected to see a 20.4% increase in house prices in the next five years. Savills expects prices to remain the same until the start of 2026, when they will slowly increase by 3%, followed by 5%, 5.5%, and 5.5% between 2027 and 2029.

The South East region of England, which covers Berkshire, Buckinghamshire, East Sussex, Hampshire, the Isle of Wight, Kent, Oxfordshire, Surrey, and West Sussex, came in seventh.

Prices here could rise by 20.4% by 2029, with a 1% increase before the end of 2025. Prices are forecast to jump by 3.5% in 2026, 5% in both 2027 and 2028, and 4.5% in 2029. With gorgeous beaches, historic cities, and rolling hills, it's surprising this region isn't higher up the list.

The North East of England is undoubtedly one of the finest corners of the UK. From the stunning beaches and castles of Northumberland to historic gems like Durham, this region is as pretty as it is diverse.

Interestingly, parts of this area have regularly been named the cheapest places to buy a home in Britain, with the average price in Sunderland a mere £183,512 as of September 2025, according to Rightmove. Yet, over the next five years, prices here are expected to increase by as much as 26.4%, Savills suggests. Prices are forecast to grow by 4.5%, 6%, 6%, and 5.5% between 2026 and 2029.

The West Midlands consists of the counties of Herefordshire, Shropshire, Staffordshire, Warwickshire, West Midlands, and Worcestershire, with key cities like Birmingham, Coventry, and Warwick. Here, we can expect to see house prices rise by 27.6% over the next five years, with the largest rise of 6% taking place in both 2027 and 2028.

To put that into perspective, the average house in Birmingham currently costs £254,580. By the end of 2029, that same home could set you back £324,844.

Yorkshire and the Humber was named the fourth fast-growing region, with Savills expecting prices across this part of England to soar by 28.2% in the next half-decade. This region includes two national parks and major cities like Leeds, Sheffield, York, and Bradford.

Those living in the area could see property prices swell by 4.5% in 2026, followed by 6.5%, 6.5%, and 6% over the coming years.

Wales comes in third, with prices here expected to rise by as much as 28.2% by the end of 2029. The country is home to a stunning coastline, vibrant cities, and dramatic mountains. But despite all its perks, the region has historically been a highly affordable place to buy a house.

In May 2025, the average price of a property in Wales was just £210,000, according to HM Land Registry. However, in five years, that price could be closer to £269,210. In 2026, prices will rise by an estimated 5.5%, followed by 6% in 2027 and 2028, and 5% in 2029.

In second place is Scotland. This stunning country features some of the UK's most scenic places and bustling cities, including the Highlands and Edinburgh.

Between now and 2029, property prices in the country will rise by a cool 29.4%. The biggest increase in prices, 6.5%, will take place in 2027 and 2028, while in 2026, you can expect to pay 5.5% more. Interestingly, Aberdeen in Scotland was named the cheapest place to buy a house in 2024.

Can you guess which region came in first place?

That's right, the top spot was given to the North West of England, a region that encompasses the counties of Cheshire, Cumbria, Greater Manchester, Lancashire, and Merseyside.

According to Savills, this corner of the UK will experience a 31.2% increase in property prices over the next five years. Prices will grow by 5% next year, followed by 7% in 2027 and 2028, and 6.5% in 2029. Before the end of 2025, prices are forecast to spike by 2.5%.

So what's behind the price rises? Savills believes Stamp Duty disruption is partly to blame. As of April 2025, home buyers in England began paying more Stamp Duty when key thresholds were reduced. For example, before the changes, those buying a home priced up to £250,000 (or £425,000 for first-time buyers) paid 0% Stamp Duty.

After April 1 2025, only those spending up to £125,000 (or £300,000 for first-time buyers) will avoid the tax. Now, anyone buying a home costing between £125,001 and £250,000 has to pay 2% tax. As a result, house transactions boomed in early 2025, as buyers rushed to beat the deadline. Following this, completed transactions dropped and, in May, were 16% lower than the 2017-19 average for the month.

Savills also believes that supply and demand will play a role in house prices. The firm's experts think high supply will lead to limited price growth, but they expect prices to follow a positive trend over the coming years.

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