London lettings and estate agent, Benham and Reeves, has released its latest Property Market Index Review providing the most comprehensive view of UK and London house price performance.
The Benham and Reeves Property Market Index Review is based on data from the top four existing indices. It looks at where the average house price sits overall when taking into account mortgage approved house prices from Halifax and Nationwide, seller expectations via the Rightmove House Price Index, and sold prices from the UK House Price Index.
It also highlights how the gap has changed between buyer and seller expectation, as well as asking price and actual sales price, on a quarterly basis across London and the UK.
Current property values
Based on a geometric mean of all four existing data sets, the index from Benham and Reeves shows the average UK house price sat at ÂŁ307,191 for the second quarter of 2023.
This marked a 1% increase on Q1 2023, and the first quarterly increase since Q3 2022. And despite a media narrative of cooling house prices, it also marks a 0.4% annual increase, showing that the housing market has, in reality, been largely unmoved by recent economic turmoil.
In London, the current average house price is ÂŁ572,230 having increased by 0.8% on the quarter. As with the national picture, this is the first price increase since Q3 2022 after consecutive quarterly declines of -0.7% and -1.8%.
Despite this quarterly recovery, London prices have decreased by -1.1% on an annual basis. This is the first yearly drop in London since Q4 2019.
Market Gap Between Mortgage Approval Price (Buyers) & Asking Price (Sellers)
In Q2 2023, the market gap between the mortgage approved price of a buyer (ÂŁ273,431) and the asking price expectations of a seller (ÂŁ370,651) increased to 35.6% across the UK. This is 1.5% higher than the previous quarter, and the largest gap seen since Q3 2020.
This increasing gap suggests that buyers are choosing to act with caution as borrowing becomes unusually expensive, but that sellers, who have upped their asking prices in the past quarter, are yet to accept that the UK market has cooled slightly.
In London, the gap between buyer (ÂŁ516,923) and seller (ÂŁ686,271) is 32.8%. This is 0.4% higher than last quarter, and the largest gap seen since Q1, 2020.
Market Gap Between Asking Price (Sellers) & Sold Price (Buyers)
Upon analysing the gap between the average asking price and the average sold price, the mismatch between seller expectation and the reality of current market conditions becomes abundantly clear.
Across the UK, the average sold price of ÂŁ286,032 currently sits -22.8% below the average asking price of ÂŁ370,651. This gap has been increasing quarterly since Q3 2022 and is 1.4% wider than the last quarter alone.
In London, the gap between asking price and sold price sits at -23% having also increased steadily since Q3 2022.
Director of Benham and Reeves, Marc von Grundherr, commented:
“It seems we have a market of cautious buyers coming up against optimistic sellers, and the gap in their expectations is widening.
But it’s by no means unusual for sellers to want more than buyers are willing to give, so none of this is unexpected, especially while the cost of living and borrowing is so high.
The fact that national sold prices have increased in the past quarter should also instil confidence in sellers by showing that the house price crash predicted by many experts following the disastrous mini-budget simply isn’t happening and, from where we are now, is unlikely to happen in the future.
We predict that buyers will continue to demonstrate a reluctance to overstretch their budgets and borrow too much, but that the resilient health of the market – when many said it would crash – means this is unlikely to have any major mid or long-term impact on house prices.”
Average UK House Price
Year
Quarter
Benhams and Reeves Aggregated Average House Price
Q Change
Annual Change
2018
Q1
ÂŁ245,074
–
–
Q2
ÂŁ248,245
1.3%
–
Q3
ÂŁ250,244
0.8%
–
Q4
ÂŁ248,513
-0.7%
–
2019
Q1
ÂŁ247,463
-0.4%
1.0%
Q2
ÂŁ251,682
1.7%
1.4%
Q3
ÂŁ252,487
0.3%
0.9%
Q4
ÂŁ251,914
-0.2%
1.4%
2020
Q1
ÂŁ253,983
0.8%
2.6%
Q2
ÂŁ254,839
0.3%
1.3%
Q3
ÂŁ261,757
2.7%
3.7%
Q4
ÂŁ266,981
2.0%
6.0%
2021
Q1
ÂŁ268,398
0.5%
5.7%
Q2
ÂŁ277,353
3.3%
8.8%
Q3
ÂŁ282,390
1.8%
7.9%
Q4
ÂŁ288,210
2.1%
8.0%
2022
Q1
ÂŁ294,886
2.3%
9.9%
Q2
ÂŁ305,846
3.7%
10.3%
Q3
ÂŁ311,388
1.8%
10.3%
Q4
ÂŁ308,488
-0.9%
7.0%
2023
Q1
ÂŁ304,126
-1.4%
3.1%
Q2
ÂŁ307,191
1.0%
0.4%
Average London House Price
Year
Quarter
Benhams and Reeves Aggregated Average House Price
Q Change
Annual Change
2018
Q1
ÂŁ519,238
–
–
Q2
ÂŁ520,412
0.2%
–
Q3
ÂŁ517,059
-0.6%
–
Q4
ÂŁ514,976
-0.4%
–
2019
Q1
ÂŁ504,731
-2.0%
-2.8%
Q2
ÂŁ512,193
1.5%
-1.6%
Q3
ÂŁ513,180
0.2%
-0.8%
Q4
ÂŁ511,166
-0.4%
-0.7%
2020
Q1
ÂŁ516,489
1.0%
2.3%
Q2
ÂŁ521,842
1.0%
1.9%
Q3
ÂŁ530,383
1.6%
3.4%
Q4
ÂŁ531,778
0.3%
4.0%
2021
Q1
ÂŁ528,680
-0.6%
2.4%
Q2
ÂŁ544,987
3.1%
4.4%
Q3
ÂŁ545,230
0.0%
2.8%
Q4
ÂŁ550,215
0.9%
3.5%
2022
Q1
ÂŁ559,285
1.6%
5.8%
Q2
ÂŁ578,484
3.4%
6.1%
Q3
ÂŁ582,278
0.7%
6.8%
Q4
ÂŁ578,247
-0.7%
5.1%
2023
Q1
ÂŁ567,741
-1.8%
1.5%
Q2
ÂŁ572,230
0.8%
-1.1%
UK – Mortgage to Asking Price House Price Gap
Year
Quarter
Mortgage Approvals Price
Asking Price
Difference
2018
Q1
ÂŁ218,231
ÂŁ300,684
37.8%
Q2
ÂŁ219,116
ÂŁ307,745
40.4%
Q3
ÂŁ221,959
ÂŁ305,060
37.4%
Q4
ÂŁ220,522
ÂŁ302,239
37.1%
2019
Q1
ÂŁ221,578
ÂŁ300,481
35.6%
Q2
ÂŁ225,987
ÂŁ307,691
36.2%
Q3
ÂŁ224,490
ÂŁ306,316
36.5%
Q4
ÂŁ225,188
ÂŁ303,169
34.6%
2020
Q1
ÂŁ228,344
ÂŁ309,611
35.6%
Q2
ÂŁ228,511
ÂŁ311,950
36.5%
Q3
ÂŁ234,497
ÂŁ319,919
36.4%
Q4
ÂŁ240,495
ÂŁ321,833
33.8%
2021
Q1
ÂŁ241,628
ÂŁ318,901
32.0%
Q2
ÂŁ251,031
ÂŁ332,478
32.4%
Q3
ÂŁ255,474
ÂŁ338,093
32.3%
Q4
ÂŁ262,639
ÂŁ342,338
30.3%
2022
Q1
ÂŁ269,818
ÂŁ348,129
29.0%
Q2
ÂŁ279,592
ÂŁ365,405
30.7%
Q3
ÂŁ282,809
ÂŁ367,634
30.0%
Q4
ÂŁ275,397
ÂŁ365,765
32.8%
2023
Q1
ÂŁ271,099
ÂŁ363,416
34.1%
Q2
ÂŁ273,431
ÂŁ370,651
35.6%
London – Mortgage to Asking Price House Price Gap
Year
Quarter
Mortgage Approvals Price
Asking Price
Difference
2018
Q1
ÂŁ473,776
ÂŁ619,905
30.8%
Q2
ÂŁ468,845
ÂŁ628,174
34.0%
Q3
ÂŁ468,544
ÂŁ614,537
31.2%
Q4
ÂŁ466,988
ÂŁ614,044
31.5%
2019
Q1
ÂŁ455,594
ÂŁ605,178
32.8%
Q2
ÂŁ465,722
ÂŁ618,232
32.7%
Q3
ÂŁ460,686
ÂŁ612,967
33.1%
Q4
ÂŁ458,363
ÂŁ609,315
32.9%
2020
Q1
ÂŁ460,266
ÂŁ626,687
36.2%
Q2
ÂŁ475,448
ÂŁ627,339
31.9%
Q3
ÂŁ480,857
ÂŁ634,773
32.0%
Q4
ÂŁ486,562
ÂŁ628,648
29.2%
2021
Q1
ÂŁ482,576
ÂŁ616,808
27.8%
Q2
ÂŁ509,935
ÂŁ641,961
25.9%
Q3
ÂŁ500,980
ÂŁ639,700
27.7%
Q4
ÂŁ507,230
ÂŁ645,214
27.2%
2022
Q1
ÂŁ518,333
ÂŁ653,333
26.0%
Q2
ÂŁ540,399
ÂŁ682,759
26.3%
Q3
ÂŁ534,545
ÂŁ681,232
27.4%
Q4
ÂŁ528,000
ÂŁ681,419
29.1%
2023
Q1
ÂŁ511,293
ÂŁ676,707
32.4%
Q2
ÂŁ516,923
ÂŁ686,271
32.8%
UK – Asking Price to Sold Price House Price Gap
Year
Quarter
Asking Price
Sold Price
Difference
2018
Q1
ÂŁ300,684
ÂŁ224,319
-25.4%
Q2
ÂŁ307,745
ÂŁ226,869
-26.3%
Q3
ÂŁ305,060
ÂŁ231,438
-24.1%
Q4
ÂŁ302,239
ÂŁ230,274
-23.8%
2019
Q1
ÂŁ300,481
ÂŁ227,608
-24.3%
Q2
ÂŁ307,691
ÂŁ229,276
-25.5%
Q3
ÂŁ306,316
ÂŁ234,074
-23.6%
Q4
ÂŁ303,169
ÂŁ234,167
-22.8%
2020
Q1
ÂŁ309,611
ÂŁ231,743
-25.2%
Q2
ÂŁ311,950
ÂŁ232,169
-25.6%
Q3
ÂŁ319,919
ÂŁ239,067
-25.3%
Q4
ÂŁ321,833
ÂŁ245,868
-23.6%
2021
Q1
ÂŁ318,901
ÂŁ250,920
-21.3%
Q2
ÂŁ332,478
ÂŁ255,628
-23.1%
Q3
ÂŁ338,093
ÂŁ260,715
-22.9%
Q4
ÂŁ342,338
ÂŁ266,264
-22.2%
2022
Q1
ÂŁ348,129
ÂŁ272,992
-21.6%
Q2
ÂŁ365,405
ÂŁ280,032
-23.4%
Q3
ÂŁ367,634
ÂŁ290,400
-21.0%
Q4
ÂŁ365,765
ÂŁ291,443
-20.3%
2023
Q1
ÂŁ363,416
ÂŁ285,515
-21.4%
Q2
ÂŁ370,651
ÂŁ286,032
-22.8%
UK – Asking Price to Sold Price House Price Gap
Year
Quarter
Asking Price
Sold Price
Difference
2018
Q1
ÂŁ619,905
ÂŁ476,653
-23.1%
Q2
ÂŁ628,174
ÂŁ478,555
-23.8%
Q3
ÂŁ614,537
ÂŁ480,090
-21.9%
Q4
ÂŁ614,044
ÂŁ476,273
-22.4%
2019
Q1
ÂŁ605,178
ÂŁ466,356
-22.9%
Q2
ÂŁ618,232
ÂŁ466,683
-24.5%
Q3
ÂŁ612,967
ÂŁ478,594
-21.9%
Q4
ÂŁ609,315
ÂŁ478,227
-21.5%
2020
Q1
ÂŁ626,687
ÂŁ477,665
-23.8%
Q2
ÂŁ627,339
ÂŁ476,443
-24.1%
Q3
ÂŁ634,773
ÂŁ488,805
-23.0%
Q4
ÂŁ628,648
ÂŁ491,637
-21.8%
2021
Q1
ÂŁ616,808
ÂŁ496,435
-19.5%
Q2
ÂŁ641,961
ÂŁ494,465
-23.0%
Q3
ÂŁ639,700
ÂŁ505,757
-20.9%
Q4
ÂŁ645,214
ÂŁ508,965
-21.1%
2022
Q1
ÂŁ653,333
ÂŁ516,601
-20.9%
Q2
ÂŁ682,759
ÂŁ524,677
-23.2%
Q3
ÂŁ681,232
ÂŁ542,140
-20.4%
Q4
ÂŁ681,419
ÂŁ537,392
-21.1%
2023
Q1
ÂŁ676,707
ÂŁ528,908
-21.8%
Q2
ÂŁ686,271
ÂŁ528,190
-23.0%
The Benham and Reeves Property Market Index Review gauges the health of the UK and London property markets based on data from the top four existing indices. It looks at where the average house price sits overall when taking into account mortgage approved house prices from Halifax and Nationwide, seller expectations via the Rightmove House Price Index, and sold prices from the UK House Price Index.
It also highlights how the gap has changed between buyers and seller expectation, as well as asking price and actual sales price, on a quarterly basis across London and the UK.
Sources: Halifax House Price Index, Nationwide House Price Index, Rightmove House Price Index, Gov UK – UK House Price Index.
Land Registry, Halifax HPI, Nationwide HPI, Rightmove HPI
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About the Author
Established in 1958, Benham and Reeves is one of London’s oldest, independently owned property lettings and sales agents. With specialism in residential sales, corporate lettings and property management in prime areas of London, the company operates from 21 prominently located branches and 14 international offices.