April 2026 - Property Market Update

Property prices - London down 3.3%. Yorkshire up 3.9%. Same country. Same week. Completely different markets.

The ONS dropped February's UK House Price Index on Wednesday 22nd April 2026.

The average price of a property nationally is now £268,000 with annual inflation sitting at 1.2%.

Four things moved this week, that matter for anyone holding or buying UK property so here it is...

1. ONS Feb 2026 data:

Yorkshire and the Humber +3.9%. Wales +2.5%. Scotland +2.3%. London -3.3%. Capital growth is real. It just moved 200 miles north!

2. Section 21 dies in 8 days time:

The Renters' Rights Act lands 1 May.

- No fixed terms.

- No accelerated possession.

- Periodic tenancies by default.

If your tenancy agreements, referencing process and rent review clauses haven't been rewritten yet, you need to ACT NOW!

I recorded a plain English explainer video for landlords and you can go grab yourself a coffee and watch it here: https://www.youtube.com/watch?v=_ZpoiCvkcvs

3. Swap rates jumped on the Iran / U.S War:

5-year swap is up around 12 basis points in two sessions. Specialist BTL lenders already repricing. The 5yr fix at 75% LTV that was 5.29% Monday is closer to 5.41% now.

Rates don't move in straight lines. The window this week is narrower so keep an eye on rates if your looking to refinance or buy. (they change by the day,hour,minute) Thanks Donald!

4. Hamptons dropped their monthly stat:

Which was 43% of new BTL mortgages completed in March were priced above 5%. Three years ago that number was 4%!

This is the new normal (I hate that phrase, but it is, what it is - I also hate that phrase)

If you're still crossing your fingers for 2.5% fixes, it ain't gonna happen!

Thread it all together and what do we have?

- Capital growth is real, but it's regional.

- Rates moved against you this week.

- Your legal framework as a landlord changes on May 1st 2026.

- The cost of finance has permanently reset in this new crazy world we all live in.

The investors winning the next 12 months aren't buying cheapest. They're analysing deals properly, picking postcodes with evidence, and stress-testing cash-flow against 6% rates and the new tenancy rules.

Want a solid property calculator get free access here: https://btldealcalc.netlify.app/