House prices fell by 5.3% in the year to August – a bigger-than-expected drop, according to Nationwide.
This means the typical home is now worth £14,600 less than 12 months ago – with an average property price of £259,153.
Nationwide’s chief economist, Robert Gardner, says the softening is “not surprising” – with interest rate hikes by the Bank of England sending mortgage payments higher.
Activity in the housing market is currently running well below pre-pandemic levels – with mortgage approvals about 20% below the 2019 average in recent months.
But Mr Gardner struck an upbeat note after Nationwide’s latest House Price Index was released – and said “a relatively soft landing is still achievable.”
He added: “In particular, unemployment is expected to remain low (below 5%) and the vast majority of existing borrowers should be able to weather the impact of higher borrowing costs, given the high proportion on fixed rates, and where affordability testing should ensure that those needing to refinance can afford the higher payments.”
And while activity may remain subdued in the near term, Mr Gardner believes a mix of income growth and lower house prices could improve affordability if mortgage rates cool.
Andrew Wishart, senior property economist at Capital Economics, believes this “marks the start of a significant further drop in house prices”.
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He believes that, by mid-2024, house prices will be 10.5% below their August 2022 peak – with mortgage rates set to remain between 5.5% and 6% for the next 12 months.
Analysis: For many, house prices can’t fall far enough
The UK housing market has long lost touch with reality – but the recent modest fall in prices, confirmed by the Nationwide house price index figures for August, does follow the logic of economic trends.
After 14 consecutive Bank of England increases pushed the base rate to 5.25% and many mortgages beyond 6%, it would have been a surprise had the housing market not been affected.
While prices have been falling the volume of completions has stalled too, reflecting perhaps that many potential movers are waiting to see where rates will peak before they take the plunge.
For those looking to sell or buy from an existing home the impact will be largely theoretical, with the cost of remortgaging and the swingeing impact of stamp duty far more consequential in decision making.
A drop of more than 5% will be most welcome to first-time buyers, but the benefit will likely be wiped out by the increased cost of the mortgage required to get on the ladder in the first place.
For millions, prices cannot fall far enough to make that first step realistic, the hike in borrowing costs compounding an affordability crisis that has seen the average house price balloon to eight times the average wage in two decades.
According to Nationwide, there was a 25% drop in first-time buyers in the first half of 2023 when compared with 2019.
“A first-time buyer earning the average wage and buying a typical first-time buyer property with a 20% deposit would now see their monthly mortgage payment absorb over 40% of their take-home pay (with a mortgage rate of 6%) – well above the long run average of 29%,” Mr Gardner added.
There has also been a shift in the types of properties being purchased – with a big decline in demand for detached houses as buyers look for smaller, less expensive places.
Additional housing bills are piling more misery on families at a time when the main measure of inflation is easing back from the highs of last winter, when unprecedented energy costs hit Western economies.
The evolving cost of living crisis has squeezed affordability and demand at estate agents – and the Bank wants a wider economic slowdown to help cool the pace of price rises.
Average rates for two and five-year fixed residential mortgages remain above 6%.
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2:46
Renters now in the majority in UK
Higher funding costs for lenders are down to expectations the Bank of England still has some way to go in its battle against inflation.
Financial markets currently expect the Bank’s rate to peak just shy of 6% early next year – from its current level of 5.25%.
Nationwide, like other mortgage lenders in the shifting rate environment, revealed on Thursday that it was reducing some fixed and tracker products by up to 0.15 percentage points from today.
Sir Keir Starmer and Rachel Reeves have scrapped plans to break their manifesto pledge and raise income tax rates in a massive U-turn less than two weeks from the budget.
I understand Downing Street has backed down amid fears about the backlash from disgruntled MPs and voters.
The Treasury and Number 10 declined to comment.
The decision is a massive about-turn. In a news conference last week, the chancellor appeared to pave the way for manifesto-breaking tax rises in the budget on 26 November.
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3:53
‘Aren’t you making a mockery of voters?’
The decision to backtrack was communicated to the Office for Budget Responsibility on Wednesday in a submission of “major measures”, according to the Financial Times.
The chancellor will now have to fill an estimated £30bn black hole with a series of narrower tax-raising measures and is also expected to freeze income tax thresholds for another two years beyond 2028, which should raise about £8bn.
Tory shadow business secretary Andrew Griffith said: “We’ve had the longest ever run-up to a budget, damaging the economy with uncertainty, and yet – with just days to go – it is clear there is chaos in No 10 and No 11.”
How did we get here?
For weeks, the government has been working up options to break the manifesto pledge not to raise income tax, national insurance or VAT on working people.
I was told only this week the option being worked up was to do a combination of tax rises and action on the two-child benefit cap in order for the prime minister to be able to argue that in breaking his manifesto pledges, he is trying his hardest to protect the poorest in society and those “working people” he has spoken of so endlessly.
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13:06
Ed Conway on the chancellor’s options
But days ago, officials and ministers were working on a proposal to lift the basic rate of income tax – perhaps by 2p – and then simultaneously cut national insurance contributions for those on the basic rate of income tax (those who earn up to £50,000 a year).
That way the chancellor can raise several billion in tax from those with the “broadest shoulders” – higher-rate taxpayers and pensioners or landlords, while also trying to protect “working people” earning salaries under £50,000 a year.
The chancellor was also going to take action on the two-child benefit cap in response to growing demand from the party to take action on child poverty. It is unclear whether those plans will now be shelved given the U-turn on income tax.
A rough week for the PM
The change of plan comes after the prime minister found himself engulfed in a leadership crisis after his allies warned rivals that he would fight any attempted post-budget coup.
It triggered a briefing war between Wes Streeting and anonymous Starmer allies attacking the health secretary as the chief traitor.
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3:26
Wes Streeting: Faithful or traitor? Beth Rigby’s take
But the saga has further damaged Sir Keir and increased concerns among MPs about his suitability to lead Labour into the next general election.
Insiders clearly concluded that the ill mood in the party, coupled with the recent hits to the PM’s political capital, makes manifesto-breaking tax rises simply too risky right now.
But it also adds to a sense of chaos, given the chancellor publicly pitch-rolled tax rises in last week’s news conference.
The number of domestic UK flights has more than halved over the past 20 years, even as global air travel continues to grow.
This month, another UK regional airline, Eastern Airways, officially went into administration as our appetite for flying internally continues its steady descent.
A total of 213,025 UK flights were scheduled in 2025, compared to a peak in 2006 of 454,375 flights, research by aviation analytics firm Cirium, has found.
In other words, a fall of more than 240,000 flights, or an average daily reduction of 661 flights across the UK.
Perhaps surprisingly, cost isn’t a major factor in customers choosing to ditch flying for the car, coach or train, as fares have stayed roughly flat.
A pre-booked London to Edinburgh flight 20 years ago cost on average between £50 and £100 (once adjusted for inflation) compared with fares of around £40 – £70 today.
Image: An Eastern Airways plane at Newcastle Airport in 2020. File pic: PA
So what’s driving the trend?
A combination of better and more frequent train services, higher Air Passenger Duty tax, concern about the environmental impact of flying, and changing work patterns – especially since the pandemic – have all played a part.
Jeremy Bowen, Cirium CEO, said the results showed a “staggering change in the way we travel throughout the UK”.
“Airlines have responded by reducing their internal services and prioritising more popular destinations including Spain, France, and Italy,” he added.
Twenty years ago, Britain’s skies were busy with short domestic hops – British Airways (BA) and British Midland (bmi) shuttled passengers between London and the regions, and Flybe’s purple planes connected cities like Exeter, Leeds, Norwich, and Southampton.
Counting the cost
The impact of changing demand has been brutal.
Flybe, once Europe’s largest regional airline, has collapsed twice; bmi and its low-cost arm, bmibaby, is long gone; and several UK hubs have closed their commercial operations over the past 20 years, including Doncaster Sheffield in 2022, Blackpool in 2014 and Plymouth in 2011.
Image: An Eastern Airways plane at Newcastle Airport in 2020. File pic: PA
Also, airlines have shifted their priorities to making greater profits from short-haul services beyond the UK.
Aviation consultant Gavin Eccles said key low-cost carriers, such as easyJet and Ryanair, “have been ordering larger aircraft which means they can fly longer sectors”.
“They need to serve routes that are predominantly with strong ancillary options [baggage, seating] and domestic is more about commuting, so fewer chances to make extra revenues,” he explained.
Indeed, many surviving airports – like Southampton, Norwich, and Exeter – now rely mainly on seasonal leisure flights.
Domestic flights tend to be limited to feeder flights to long-distance hubs like Heathrow, Amsterdam, and Dublin, plus so-called lifeline-style services to remote regions, mostly in Scotland and Northern Ireland.
Rail firms are benefitting, with passenger journeys rising from about 1.08 billion in 2005/06 to 1.73 billion in 2024/25 – an increase of around 60%, according to the Office of Rail and Road Data.
The electric vehicle-leasing business which forms part of the same group as Britain’s biggest household energy supplier will on Friday announce a £500m extension to its financing war chest.
Sky News has learnt that Octopus Electric Vehicles (Octopus EV) has struck a deal with lenders including Lloyds Banking Group, Morgan Stanley, and Credit Agricole to take its total funding line to £2bn.
The additional financing paves the way for the expansion of the company’s UK fleet from 40,000 to 75,000 cars, and is an extension to a facility agreed with Lloyds in 2023.
Image: Pic: iStock
Sources said a public announcement would be made at the COP30 climate summitin Brazil.
Last month, EVs accounted for 26% of all new cars in the UK, a record figure, while across Europe, more than 1.7 million EVs were registered in September – a 19% jump from the same month last year.
Octopus EV offers an all-in-one package comprising a leased car, bespoke EV tariffs, home chargers and access to Electroverse, which it describes as Europe’s largest public charging network.
“Electric momentum is surging across the UK and Europe,” said Gurjeet Grewal, CEO of Octopus EV.
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“Every month, thousands more drivers are discovering just how affordable and enjoyable making the switch can be – and this fresh funding from Lloyds, Morgan Stanley and Crédit Agricole will allow us to bring even more zero-emission cars onto UK roads.”
Keir Mather, Minister for Aviation, Maritime and Decarbonisation, said the government had “helped over 30,000 people go electric thanks to our electric car grant since we launched it this summer, saving them cash with discounts of up to £3,750 on new EVs”.
Image: Octopus Energy electric vehicles
“We’re backing people and industry to make the switch with £4.5bn investment, and it’s great to see industry players like Octopus backing the EV revolution and getting more electric cars out on our roads,” Mr Mather added.
The minister’s comments come, however, amid speculation about a pay-per-mile levy on electric car drivers in Rachel Reeves’s budget later this month.
Octopus’s EV arm also specialises in salary sacrifice schemes, which the chancellor is also reportedly planning to target by reducing or removing tax incentives.