Rugby Property Market Update – October 2025
(Based on the latest Rightmove House Price Index (October 2025))
The latest Rightmove House Price Index has just been released, and it shows a housing market that’s steady, resilient, and cautiously moving forward.
While the usual “autumn bounce” in property prices hasn’t arrived this time, the overall picture remains positive — especially here in Rugby and East Warwickshire, where buyer confidence and affordability are holding up well compared to other parts of the country.
The National Picture
Across the UK, the average asking price has risen slightly to £371,422, a 0.3% increase in October. That’s smaller than the typical October rise of +1.1%, mainly because there are now more homes for sale than at any point in the last decade, giving buyers plenty of choice and limiting how far sellers can push prices.
Year-on-year, prices are down just 0.1%, with London and the South of England responsible for most of the small national dip. In contrast, the Midlands, North, Scotland and Wales have all seen annual price growth of at least 1%, showing stronger regional resilience.
How the West Midlands Is Performing
Here in Rugby and East Warwickshire, we fall within the West Midlands region — and the good news is, our area continues to perform steadily and confidently.
🏡 Average asking prices in the West Midlands are broadly unchanged compared to last year (around -0.1%), which shows the market here has levelled off rather than fallen.
📈 Sales agreed are up by 5% so far this year versus 2024, suggesting that the market remains active and that committed buyers are still moving.
📬 Buyer demand is up 2% year-to-date, while new listings are up 5%, meaning there’s a healthy balance between supply and demand.
In short, Rugby’s housing market is steady rather than sluggish — and that stability is proving appealing to buyers who want to move without the uncertainty seen elsewhere.
Mortgage Rates and Buyer Affordability
Mortgage rates have steadied this month as lenders wait for clarity from the upcoming Autumn Budget. The average two-year fixed rate remains around 4.5%, still lower than a year ago, when rates were above 5%.
That change makes a noticeable difference:
💷 Buying a home at today’s average price with a 20% deposit now costs roughly £100 less per month than it did a year ago.
Combined with flat prices and slightly more flexible lending criteria, that means buyer affordability is much improved, especially for first-time buyers and movers upgrading within the local area.
What This Means for Sellers in Rugby
This is a sensible and balanced market. There are buyers ready to move, but they’re being selective and price-conscious.
✅ Homes priced competitively from day one are attracting viewings quickly.
✅ Presentation really counts — move-in-ready homes are standing out from the competition.
✅ The number of homes on the market has grown, so sellers who overprice risk being overlooked.
With Rugby’s excellent transport links, local schools and strong community appeal, the area continues to perform more robustly than much of the south — where higher stamp duty and Budget uncertainty are slowing things down.
What This Means for Buyers
If you’ve been waiting for the “right time” to buy, this could be it.
🔹 There’s more choice of homes available locally than in recent years.
🔹 Mortgage rates are lower, improving monthly affordability.
🔹 And with prices holding steady, there’s less risk of overpaying compared to the rapid rises of previous years.
It’s worth acting before the Autumn Budget in late November, as potential policy changes could influence higher-value purchases or create short-term uncertainty.
In Summary
The Rugby property market continues to show all the signs of a calm and confident local market — not booming, but definitely moving.
Prices are steady, sales are up, and affordability has improved. For sellers, realistic pricing remains key. For buyers, there’s more opportunity now than we’ve seen for a while — particularly if you’re looking to secure a home before the end of the year.
As we head into winter, Rugby’s housing market remains resilient, balanced, and in a good place for those ready to make their move.