Cities have driven house price growth this year, as demand slowed in the suburbs

24 October 2022

  • House prices in major British cities up by +9.2% since the start of the year
  • Areas surrounding those cities increased by +7.9% over the same period
  • Signs the ‘race for space’ has eased as demand increased in urban areas 
  • Pace of house price inflation expected to slow following period of rapid growth 


Increasing demand for homes in British cities was the driving force behind the rapid house price inflation witnessed earlier this year, with property prices in urban centres growing at a faster rate than their surrounding areas, according to new analysis from Halifax. 

The impact of the pandemic on people’s lifestyles had driven much stronger house price growth in suburban and rural areas over the previous couple of years, as buyers sought larger properties with more indoor and outdoor space, and where homeowners perceived they’d get better value for money.

In contrast, built-up urban areas became less popular, with their typically smaller properties located further from green spaces and the amenities so valued by homeowners. 

However since the start of the year, as people increasingly returned to the office and were once again able to make the most of leisure opportunities, property prices in cities have grown by +9.2%, while in surrounding areas it was much less, at +7.9%. 

While the picture still varies significantly in and around individual cities across the country, this suggests a shifting in homebuyers’ post-pandemic priorities. 

Andrew Asaam, Mortgages Director, Halifax, said: “The pandemic transformed the UK housing market. Homeowners wanted bigger homes and better access to green spaces, fueling huge demand for larger properties away from urban centres. This accelerated house price growth in the suburbs and more rural areas, while in cities it was much slower. 

“That trend didn’t disappear completely this year, as house price growth in these areas remained strong. But, as daily life started to get back to normal for many, the opportunity to live in cities became more attractive again, driving up demand. There’s evidence of this in locations across the country, with property price inflation in the majority of cities outstripping increases in their surrounding areas. 

“Clearly the economic environment has changed considerably in the last few months, with the likelihood of more significant downward pressure on house prices, as the cost of living squeeze and higher borrowing costs limit demand. The extent to which such trends will continue to shape the housing market is therefore uncertain.”

Around the country

In the North West, the cities of Liverpool (+8.9%) and Manchester (+11.5%) have seen much stronger house price growth so far this year, compared to their surrounding areas (+7.2% and +6.6% respectively); in Bury, for example, prices have risen by just +1.3%.

It’s a similar story in Scotland, where both Edinburgh (+12.9%) and Glasgow (+8.5%) have seen property price inflation increase much more quickly since the turn of the year, compared to their surrounding areas (+6.1% and +4.6% respectively). This has been reflected in places like Fife (+2.1%) and West Dunbartonshire (-0.7%).

And in Greater London it’s a tale of two cities, with inner London boroughs recording average property price growth of +6.8%, compared to +4.6% in the outer boroughs. Brent is one of only a handful of London boroughs to see prices fall so far this year, down -8.4%.

This picture is in contrast to the North East however, where the cities of Newcastle (+6.4%), and Sunderland (+5.3%) and Middleborough (-2.2%) are seeing lower growth than their surrounding areas. South Tyneside leads the way for house price growth in the region, up by +14.0% over the last nine months.

Likewise in Birmingham, where growth in the surrounding areas (+9.4%) has been stronger than the city itself (+8.6%) this year. This is reflected in places like Walsall, which has seen property price inflation of +16.4% over the same period.