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 buyers 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 £305,646 for the first quarter of 2023.
This marked a -1.2% drop on the final quarter of 2022, a second consecutive quarterly drop with prices having fallen by -0.7% between Q3 and Q4 of 2022. The first quarterly declines seen since the final quarter of 2019 before the pandemic market boom began. However, the index from Benham and Reeves shows that house prices remain 3.6% higher on an annual basis.
In London, the current average house price is £569,522, having also fallen for a second quarter in a row, down -1.6% versus Q4, 2022. However, house prices remain 1.8% higher across the capital on an annual basis.
Market Gap Between Mortgage Approval Price (Buyers) & Asking Price (Sellers)
The market gap between the mortgage approved price of a buyer (£271,098) and the asking price expectations of a seller (£363,416) has increased to 34.1% across the UK, the largest gap seen since the third quarter of 2020.
This suggests that not only are buyers treading with greater caution due to the higher cost of borrowing, but sellers are yet to come to terms with a cooling market when setting their asking price.
In London, the gap between buyer (£511,293) and seller (£676,707) sits 32.4%, the largest gap seen since Q1, 2020.
Market Gap Between Asking Price (Sellers) & Sold Price (Buyers)
This mismatch between seller expectation and the reality of current market conditions is also clear when analysing the gap between the average asking price and the average sold price.
Across the UK, the average sold price of £289,818 currently sits -20.3% below the average asking price of £363,416. This gap has increased on a quarterly basis, up from 19.7% during the final quarter of 2022.
In London, the gap between asking price and sold price sits at -21.1% having also increased over the last two quarters.
Director of Benham and Reeves, Marc von Grundherr, commented:
“Following a prolonged period of unprecedented house price growth, we’ve continued to see a gradual return to normality in 2023, with a second quarterly reduction in the average value of a home across both the UK and London markets.
What’s also clear is that buyers simply aren’t acting with the same intent following a sustained period of interest rate hikes, but we’re yet to see sellers fully accept this change in the landscape, with the gap between buyer purchasing power and seller asking prices at its largest since the third quarter of 2020.
The result of this current market imbalance is also reflected in the sold price to asking price balance, with this gap widening so far this year as buyers refuse to overstretch to secure their desired property.
While we expect this trend will persist over the course of the year as sellers adjust to the reality of current market conditions, we don’t predict any notable reduction in property values, rather a soft landing.”
View Benham and Reeves Quarter 1 House Price Index here
Average UK House Price
Year
Quarter
Benhams and Reeves Aggregated Average House Price
Q Change
Annual Change
2018
Q1
£245,074
–
–
Q2
£248,245
1.3%
–
Q3
£250,244
0.8%
–
Q4
£248,513
-0.7%
–
2019
Q1
£247,463
-0.4%
1.0%
Q2
£251,682
1.7%
1.4%
Q3
£252,487
0.3%
0.9%
Q4
£251,914
-0.2%
1.4%
2020
Q1
£253,983
0.8%
2.6%
Q2
£254,839
0.3%
1.3%
Q3
£261,757
2.7%
3.7%
Q4
£266,981
2.0%
6.0%
2021
Q1
£268,398
0.5%
5.7%
Q2
£277,353
3.3%
8.8%
Q3
£282,390
1.8%
7.9%
Q4
£288,210
2.1%
8.0%
2022
Q1
£294,970
2.3%
9.9%
Q2
£306,122
3.8%
10.4%
Q3
£311,639
1.8%
10.4%
Q4
£309,306
-0.7%
7.3%
2023
Q1
£305,646
-1.2%
3.6%
Average London House Price
Year
Quarter
Benhams and Reeves Aggregated Average House Price
Q Change
Annual Change
2018
Q1
£519,238
–
–
Q2
£520,412
0.2%
–
Q3
£517,059
-0.6%
–
Q4
£514,976
-0.4%
–
2019
Q1
£504,731
-2.0%
-2.8%
Q2
£512,193
1.5%
-1.6%
Q3
£513,180
0.2%
-0.8%
Q4
£511,166
-0.4%
-0.7%
2020
Q1
£516,489
1.0%
2.3%
Q2
£521,842
1.0%
1.9%
Q3
£530,383
1.6%
3.4%
Q4
£531,778
0.3%
4.0%
2021
Q1
£528,680
-0.6%
2.4%
Q2
£544,987
3.1%
4.4%
Q3
£545,230
0.0%
2.8%
Q4
£550,215
0.9%
3.5%
2022
Q1
£559,362
1.7%
5.8%
Q2
£578,900
3.5%
6.2%
Q3
£582,526
0.6%
6.8%
Q4
£578,939
-0.6%
5.2%
2023
Q1
£569,552
-1.6%
1.8%
UK – Mortgage to Asking Price House Price Gap
Year
Quarter
Mortgage Approvals Price
Asking Price
Difference
2018
Q1
£218,231
£300,684
37.8%
Q2
£219,116
£307,745
40.4%
Q3
£221,959
£305,060
37.4%
Q4
£220,522
£302,239
37.1%
2019
Q1
£221,578
£300,481
35.6%
Q2
£225,987
£307,691
36.2%
Q3
£224,490
£306,316
36.5%
Q4
£225,188
£303,169
34.6%
2020
Q1
£228,344
£309,611
35.6%
Q2
£228,511
£311,950
36.5%
Q3
£234,497
£319,919
36.4%
Q4
£240,495
£321,833
33.8%
2021
Q1
£241,628
£318,901
32.0%
Q2
£251,031
£332,478
32.4%
Q3
£255,474
£338,093
32.3%
Q4
£262,639
£342,338
30.3%
2022
Q1
£269,818
£348,129
29.0%
Q2
£279,592
£365,405
30.7%
Q3
£282,809
£367,634
30.0%
Q4
£275,397
£365,765
32.8%
2023
Q1
£271,098
£363,416
34.1%
London – Mortgage to Asking Price House Price Gap
Year
Quarter
Mortgage Approvals Price (Nationwide – London)
Asking Price
Difference
2018
Q1
£473,776
£619,905
30.8%
Q2
£468,845
£628,174
34.0%
Q3
£468,544
£614,537
31.2%
Q4
£466,988
£614,044
31.5%
2019
Q1
£455,594
£605,178
32.8%
Q2
£465,722
£618,232
32.7%
Q3
£460,686
£612,967
33.1%
Q4
£458,363
£609,315
32.9%
2020
Q1
£460,266
£626,687
36.2%
Q2
£475,448
£627,339
31.9%
Q3
£480,857
£634,773
32.0%
Q4
£486,562
£628,648
29.2%
2021
Q1
£482,576
£616,808
27.8%
Q2
£509,935
£641,961
25.9%
Q3
£500,980
£639,700
27.7%
Q4
£507,230
£645,214
27.2%
2022
Q1
£518,333
£653,333
26.0%
Q2
£540,399
£682,759
26.3%
Q3
£534,545
£681,232
27.4%
Q4
£528,000
£681,419
29.1%
2023
Q1
£511,293
£676,707
32.4%
UK – Asking Price to Sold Price House Price Gap
Year
Quarter
Asking Price
Sold Price
Difference
2018
Q1
£300,684
£224,319
-25.4%
Q2
£307,745
£226,869
-26.3%
Q3
£305,060
£231,438
-24.1%
Q4
£302,239
£230,274
-23.8%
2019
Q1
£300,481
£227,608
-24.3%
Q2
£307,691
£229,276
-25.5%
Q3
£306,316
£234,074
-23.6%
Q4
£303,169
£234,167
-22.8%
2020
Q1
£309,611
£231,743
-25.2%
Q2
£311,950
£232,169
-25.6%
Q3
£319,919
£239,067
-25.3%
Q4
£321,833
£245,868
-23.6%
2021
Q1
£318,901
£250,920
-21.3%
Q2
£332,478
£255,628
-23.1%
Q3
£338,093
£260,715
-22.9%
Q4
£342,338
£266,264
-22.2%
2022
Q1
£348,129
£273,225
-21.5%
Q2
£365,405
£280,791
-23.2%
Q3
£367,634
£291,102
-20.8%
Q4
£365,765
£293,767
-19.7%
2023
Q1
£363,416
£289,818
-20.3%
London – Asking Price to Sold Price House Price Gap
Year
Quarter
Asking Price
Sold Price
Difference
2018
Q1
£619,905
£476,653
-23.1%
Q2
£628,174
£478,555
-23.8%
Q3
£614,537
£480,090
-21.9%
Q4
£614,044
£476,273
-22.4%
2019
Q1
£605,178
£466,356
-22.9%
Q2
£618,232
£466,683
-24.5%
Q3
£612,967
£478,594
-21.9%
Q4
£609,315
£478,227
-21.5%
2020
Q1
£626,687
£477,665
-23.8%
Q2
£627,339
£476,443
-24.1%
Q3
£634,773
£488,805
-23.0%
Q4
£628,648
£491,637
-21.8%
2021
Q1
£616,808
£496,435
-19.5%
Q2
£641,961
£494,465
-23.0%
Q3
£639,700
£505,757
-20.9%
Q4
£645,214
£508,965
-21.1%
2022
Q1
£653,333
£516,815
-20.9%
Q2
£682,759
£525,810
-23.0%
Q3
£681,232
£542,833
-20.3%
Q4
£681,419
£539,326
-20.9%
2023
Q1
£676,707
£533,986
-21.1%
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.
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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 20 prominently located branches and 11 international offices.