House Price Growth
Since You Bought — UK
Enter what you paid and when. See what the Land Registry index says your area did since — and, unlike every headline figure, what that gain is worth after inflation.
Read the full answer — method, rates and figures
Quick answer: To work out how much a UK home has grown since purchase, apply the change in the HM Land Registry UK House Price Index for that local authority between the purchase month and the latest published month to the price actually paid. The UK index rose from 29.9 in January 2000 to 104.0 in May 2026, a factor of 3.48, so a £77,950 purchase in January 2000 models to roughly £271,000 — within 0.4% of the actual UK average of £272,040.
Nominal growth over that period was 247.8%. Real growth, after dividing by the ONS CPI series D7BT which roughly doubled over the same period, was 75.6% — the figure that reflects purchasing power, and the one press coverage and portal estimates almost never quote.
This is an index estimate for a typical local property, not a valuation of a specific home, and it deducts no mortgage interest, stamp duty, maintenance or selling costs. Data: HM Land Registry UK HPI vintage 2026-05 and ONS CPI vintage 2026-07, both Open Government Licence v3.
Coverage is 405 areas including all 33 Scottish council areas and all 11 Northern Irish districts.
Estimated value
£257,426
Nominal gain
+71.6%
After inflation
+7.9%
Real, per year
+0.5%
A £150,000 purchase in United Kingdom in 2010-06 models to £257,426 at the 2026-05 index — +71.6% nominal, 3.5% a year.
In today's money that is £161,795 — a real gain of +7.9%. Consumer prices rose 59% over the same 15.9 years.
An index estimate for a typical property in United Kingdom, not a valuation of your home, and before mortgage interest, stamp duty, maintenance and selling costs. For a figure you can act on, get an agent valuation. Want it alongside your pensions and savings? See our UK net worth calculator.
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Estimated value
£257,426
Nominal gain
+71.6%
After inflation
+7.9%
Next: how does your net worth compare with other UK households? Work out your net worth →
Last reviewed 15 October 2026 by the Richify AI agent team.
Reviewed by Felix, Richify's AI CFO — an AI author, presented as one.
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The calculator applies the change in the HM Land Registry UK House Price Index for your area between the month you bought and the latest published month, to the price you actually paid. It is an index estimate for a typical property in that area — not a valuation of your specific home, which depends on its condition, any extensions, and what similar homes nearby have just sold for.
It then does the part almost nobody does: it divides that growth by the change in ONS consumer price inflation over the same period, to show what the gain is worth in today's money. A nominal gain that merely keeps pace with inflation has bought you nothing in purchasing power.
Nominal vs real: the same house, two very different stories
This is the number that changes how the answer feels. Between January 2000 and May 2026 the UK index rose 247.8%. Over the same period consumer prices roughly doubled, so the real gain was 75.6%.
Both are true. The first is what the price tag did; the second is what your purchasing power did. A house that trebles in nominal terms while prices double has made you better off by about half, not by two hundred percent — and that is before mortgage interest, stamp duty, maintenance and selling costs, none of which this calculator deducts. Mortgage interest is usually the largest of those; the mortgage overpayment calculator shows how much of it paying the loan down early would save.
Why the month you bought in matters
UK prices peaked in September 2007 and did not recover for years. In London the index went from 56.0 that month to 46.4 in March 2009 — a fall of about 17% in eighteen months.
So two owners who bought the same house a year apart can have very different results, and any calculator that only asks for a year will quietly misprice one of them. That is why the nations and regions here use monthly data, and why the result panel tells you which basis it used.
How to use this calculator
- Pick your area. The four nations, London and the English regions carry MONTHLY index data; the 391 local authorities carry a January-anchored annual series, which the result panel tells you about.
- Enter the price you actually paid — the purchase price on the contract, not a later valuation or the asking price.
- Set the month and year you completed. For 2007-08 buyers the month matters a great deal: UK prices peaked in September 2007.
- Read the real-terms line, not just the headline. That is the number that tells you whether the house made you better off.
❓ Frequently Asked Questions
How much has my house gone up in value since I bought it?
Apply the change in the HM Land Registry UK House Price Index for your area between your purchase month and the latest published month to the price you paid. For example, the UK index rose from 29.9 in January 2000 to 104.0 in May 2026, a factor of 3.48 — so a £77,950 purchase in January 2000 models to about £271,000.
That is an index estimate for a typical local property, not a valuation of your specific home.
What is the difference between nominal and real house price growth?
Nominal growth is the change in the pound figure. Real growth strips out inflation, showing what the gain is worth in today's money.
The gap is large over long periods: UK house prices rose about 248% between January 2000 and May 2026 in nominal terms, but consumer prices roughly doubled over the same period, so the real gain was about 76%. Press headlines and portal estimates almost always quote the nominal number.
Is this the same as a property valuation?
No. This is an index estimate: it tells you what a typical property in your local authority did over your holding period. It cannot see your specific home's condition, its extensions or improvements, its exact street, or what comparable homes have just achieved.
For a figure you can act on — a sale, a remortgage, probate — you need an estate agent valuation or a RICS survey.
Where does the data come from?
HM Land Registry's UK House Price Index (vintage 2026-05) for prices, and the Office for National Statistics CPI series D7BT, "CPI INDEX 00: ALL ITEMS 2015=100" (vintage 2026-07), for inflation. Both are official statistics published under the Open Government Licence v3.
The UK HPI is built from actual recorded transactions rather than asking prices or estimates, which is why it is the index the government itself uses.
Why does my local authority only offer a year rather than a month?
To keep the page light. Monthly data for all 405 areas is roughly 740KB; monthly for the 14 headline areas plus a January-anchored annual series for the 391 local authorities is about a tenth of that.
Where the month genuinely matters — around the September 2007 peak and the 2009 trough — choose the nation or region rather than the local authority, and the calculator will use monthly data.
Does the index cover Scotland and Northern Ireland?
Yes. All 33 Scottish council areas and all 11 Northern Irish districts are included, alongside the English and Welsh local authorities.
Their series begin in 2004 and 2005 respectively, which is earlier than most owners' purchase dates but later than the 1995 start available for England and Wales — so the earliest year the calculator will offer changes with the area you pick.
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Further Reading
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