Rightmove Declares Rise in Asking Prices in September 2025

September’s Rightmove House Price Index has brought some cautiously optimistic news. Nationally, average new seller asking prices rose by 0.4% month-on-month to £370,257 – the first increase since May.

Property prices overall are still 0.1% lower than a year ago, showing that while the market is steadying, it’s not racing ahead.

Whilst this is fairly good news to be receiving, talking about national statistics only tells us so much. What you really want to know is what it means for the market in Swindon.

The good news is, when we dig into things, the numbers actually paint a stronger picture locally – and that is the story that really matters to buyers and sellers here, regardless of national headlines.

So let’s break the figures down – what is happening UK-wide, and then also exploring some Swindon-focused data – to help you understand what is going on in your local Swindon property market.

National Highlights

• Regional differences: London and the South East continue to underperform, pulling down the national average. In contrast, the North and Midlands have been more resilient, with the North West up 3.2% year-on-year.
• More homes for sale: Inventory has jumped by 9% in the South, compared to just 2% elsewhere, making sales slower where supply is higher. This is evidently impacting prices in the south and in London more than elsewhere. Sellers who price realistically and present homes well are seeing the best results, wherever they are based.
• Sales agreed: Despite market challenges, sales agreed are up 4% year-on-year across the UK – proof that demand remains.
• Mortgages: Two-year fixed rates have dipped to between 4.5% and 5% on average, their lowest since 2022 – falling below the average for five-year fixes for the first time also since 2022. This easing is beginning to tempt more cautious or overstretched buyers back.
• Tax uncertainty: Rumours of changes to stamp duty and council tax are prompting hesitation, especially for higher-value homes, though this mostly affects the South.

Swindon Market: Stronger Than National Trends

While the UK market edges forward, Swindon is outperforming.

• Prices: Asking prices are one thing, and that is what Rightmove has reported on this week. But what about sold prices? According to latest Office for National Statistics (ONS) data, Swindon’s average sold house price is £260,000, whereas average asking prices come in at just over £320,000. Those asking prices have fallen 9% over the past 12 months.

Sold prices however have increased in the same time, by 1.7%. The gap between average asking price and average sold price does not mean sellers are accepting £60,000 reductions – however, that the gap is closing somewhat compared to the same time last year may reflect that sellers are becoming more attuned to market conditions generally, and then more realistic in their price setting.

• Stock levels: There are just under 1,300 homes for sale in Swindon this September, down from closer to 1,400 in the early summer. Many sellers paused during the school holidays, and as viewings and therefore sales have bounced back since, the number of on market properties has dropped. It means a much more competitive market, which is probably pushing prices here gently upwards.
• Sales agreed: Around 1,700 Swindon homes are currently under offer, showing that well over half the market is currently under offer – a very positive figure indeed. As an indicator, the Midlands – one of the strongest performing English regions – is showing around 45% of properties under offer. Swindon is well ahead of the curve.

Property Demand and Speed of Property Sale

At The House Group, we’re seeing demand first-hand. New registrations and viewings are up compared to July and August, and sales are being agreed quickly and effectively – especially when properties are priced realistically to reflect local market conditions.

Pricing and presentation really are the key differences between listing and selling. Get these things right, and people move home – it is a very simple recipe, but one that often seems to be undermixed and overcooked elsewhere. We just don’t let that happen.

Affordability

Local buyers are getting a helping hand from easing mortgage rates. Two-year fixed rates are now 4.5–5%, offering some relief compared with last year. But with inflation holding at 3.8% and expected by many to rise again this year, further interest rate cuts remain uncertain. The Bank of England held the base rate at 4% when it met on September 18. Governor Andrew Bailey was at pains to say that further cuts are still ‘on the table’ – but there is a lot going on in the world. We will have to wait and see.

With Swindon’s average household income at £35,605 (according to the ONS, figure reported 2023), it puts house prices here at roughly seven times the average Swindon household income. It may sound high, but believe it or not that is a more sustainable multiple than experienced in many parts of the country, and partly why our prices have bounced back a little quicker than London and the south.

Possible Tax Changes

Looking ahead, November’s Budget may bring changes to stamp duty and council tax. Most speculation suggests that reforms will affect homes valued over £500,000 (speculation, but reported everywhere from The Guardian to the BBC, as well as in our own industry press).

With Swindon’s average well below that, most local homeowners won’t be directly impacted, or may even feel some benefit. However, many properties in areas like Highworth, Shrivenham and nearby towns and villages in Wiltshire could easily fall into that £500,000-plus category – so this development is one we will watch.

Selling Strategy for Autumn

So, what should property sellers in Swindon do now?

• Stand out: As supply rises through September and October, buyers will have more choice again. Homes that shine through, with good presentation, staging, and photography, will capture attention.
• Price smartly: Over-ambitious pricing risks leaving homes sitting unsold. Don’t underestimate not just the benefit, but the value of realistic pricing.
• Stay informed: National data helps set the scene, but the local market tells the real story. That’s why we share regular Swindon-focused updates – so you can make decisions with confidence.

Final Thoughts

Nationally, the market is edging towards stability. In Swindon, it’s better than that: prices are climbing more strongly, sales are brisk, and demand is solid.

With mortgage rates easing and plenty of motivated buyers, there are real opportunities this autumn. The key is smart pricing, strong presentation, and timely decisions.

If you’re on the market and not seeing results, we’d be glad to pop round, have a friendly chat, and share some honest advice. Please do book an appointment via our House Group site.

Frequently Asked Questions

Are Swindon house prices rising in 2025?
Yes. National property prices are stabilising, but Swindon prices are up by 1.7% year-on-year. Asking prices have softened, but buyers are paying more than last year – a sign of healthy demand and realistic pricing.

How fast are homes selling in Swindon right now?
Very quickly. Over half the homes on the market are already under offer, compared with around 45% in the Midlands and only 25%-40% in parts of London and the South. Realistic pricing and strong presentation mean many properties are securing buyers in weeks, not months.

What do current mortgage rates mean for Swindon buyers?
Two-year fixed rates are now averaging 4.5–5%, their lowest since 2022. This makes borrowing more affordable than last year, helping local buyers move more confidently despite wider economic uncertainty.