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Lead: Prices Decline as Geopolitical Tensions Hit AffordabilityUK house prices fell unexpectedly in May, marking the third straight monthly decline. The dip reflects higher mortgage costs driven by the war in Iran, which is stretching buyer budgets and dampening demand.War‑Driven Mortgage Pressure Triggers Third Consecutive Monthly DropAmanda Bryden, head of mortgages at Halifax, said property trends continue to mirror uncertainty from Middle‑East developments. Even after recent mortgage‑rate cuts, inflation expectations keep borrowing costs above early‑year levels, limiting affordability.Data Snapshot: Price, Rate and Inflation FiguresAverage UK home price: £298,806 in May (‑0.1% vs. April).Annual price growth: 0.5% (up from 0.4% in April, below the 1% forecast).Two‑year fixed mortgage rate: 5.66% (up from 4.83% in early March).Five‑year fixed mortgage rate: 5.62% (up from 4.95%).UK inflation (April): 2.8%, the lowest in over a year.Energy‑price‑cap increase expected in July: 13% to £1,850 per year.Impact: A Buyers’ Market Tempered by First‑Time Buyer CautionOnTheMarket president Jason Tebb described the current environment as “the strongest buyers’ market we have seen in many years,” with ample stock and steadier prices. However, Halifax notes that activity among first‑time buyers is “more subdued,” suggesting lingering affordability concerns.Economists warn that the upcoming rise in the household energy price cap could push inflation higher, potentially prompting further mortgage‑rate adjustments.Outlook: Prices Likely to Hold Steady but Vulnerable to Cost PressuresHalifax expects house prices to remain “broadly stable” in the near term, provided mortgage rates do not climb sharply. Yet, the combination of higher energy costs, possible inflation upticks, and persistent geopolitical uncertainty means the market could face renewed downward pressure later in the year.

UK house prices fell 0.6% in May, marking the first monthly decline this year as rising interest rates—spurred by the war in Iran—weakened buyer demand. The average home price stood at £278,024, still 1.7% higher than a year ago but far below the 3% annual growth recorded in April.May’s Price Drop Signals a Market Cool‑DownNationwide’s chief economist Robert Gardner described the slowdown as “expected” given the uncertainty from Middle‑East conflict, higher energy costs, and climbing market interest rates.Key Numbers Highlight the ShiftMonth‑on‑month price change: -0.6%Year‑on‑year price level: +1.7% (still above last year)Two‑year fixed mortgage rate (end‑May): 5.68%Five‑year fixed mortgage rate (end‑May): 5.63%Bank of England base rate (April vote): 3.75%Why the Housing Market Is Feeling the PinchHigher borrowing costs are eroding household spending power. Tom Bill of Knight Frank noted the slowdown arrives “precisely when momentum would normally be building”. Savills revised its outlook, now expecting a 2% fall in average house prices this year, reversing a prior forecast of a 2% rise.Despite the rise in rates, Gardner said the impact on affordability has been “modest” because swap rates, which underpin fixed‑rate pricing, remain below 2023 peaks.Outlook: A Potential Short‑Lived Softening?Analysts such as Martin Beck of WPI Strategy warn that even if rates ease, the market stays vulnerable: mortgage repayments still consume a large share of incomes, and a weakening labour market could pose a greater threat than interest rates alone.Bank of England Governor Andrew Bailey signalled no rush to raise rates further, keeping the policy rate at 3.75% while monitoring the war’s trajectory and weak economic growth. The consensus is that any near‑term dip may be temporary if energy prices stabilise, but the sector remains exposed to ongoing geopolitical and financial pressures.

In April, UK house prices surged 3% year‑on‑year – the fastest annual rise in almost a year – despite the geopolitical shock of the Middle East conflict and rising energy prices. The data, released by Nationwide, signals unexpected resilience in a market many expected to stall. April’s Unexpected 3% Surge Defies Middle East Turmoil Robert Gardner, Nationwide’s chief economist, highlighted that the market “continued to regain momentum” even as the war in the Middle East rattled energy markets and consumer sentiment. The average UK home is now valued at £278,880, up from the previous month’s 2.2% rise. Annual growth: 3% (April vs. April 2025) Monthly growth: 0.4% (April vs. March) Four‑month streak of price increases Three‑month growth: 1.2%, the highest since February 2025 Price Growth Numbers and Market Valuation The quarterly lift to 1.2% eclipses the 0.7% rise recorded in the previous quarter, underscoring a rebound that outpaces many forecasters who had pencilled in a 0.3% monthly decline. Nationwide’s mortgage‑approval data remains a leading barometer for the sector. Why UK Housing Remains Resilient Amid Energy and Confidence Headwinds Several factors are cushioning the market: Household debt is at its lowest relative to income in two decades, freeing up borrowing capacity. Saved buffers built during the post‑pandemic years provide a financial cushion for buyers. The Bank of England kept interest rates on hold, limiting financing costs, though it warned of possible future hikes if energy prices stay elevated. Despite a slump in consumer confidence – GfK’s index fell to its lowest since October 2023 – mortgage demand has not collapsed. Outlook: Potential Cooling and Policy Implications Economists remain cautious. Rob Wood of Pantheon Macroeconomics argues that the price surge may be partially driven by sales agreed before the Iran war, and that sustaining a 3% annual pace is unlikely. With the new Renters’ Rights Act taking effect – banning no‑fault evictions and capping rent increases – rental market dynamics could shift, influencing buyer‑seller calculations. Looking ahead, the housing market will likely hinge on three variables: the trajectory of energy costs, the Bank of England’s stance on rates, and the depth of consumer confidence recovery. A prolonged energy price spike or a rate hike could quickly temper the current optimism.

The Unexpected Rise in UK House Prices British homebuyers defied a bleak economic mood and the Iran war to push house prices up by 0.4% in April, surprising economists who had on average expected a decline. Annual house price growth picked up to 3.0% in April, from 2.2% in March, according to data published on Friday by Nationwide, the UK’s largest building society. That put the average price at £278,880. Nationwide said the increase in prices reflected resilience in the housing market, despite measures of economic sentiment declining, and the backdrop of the US-Israeli war in Iran threatening inflation because of higher oil prices. Despite the uncertainty caused by developments in the Middle East and the subsequent rise in energy prices, the UK housing market has continued to regain momentum following the slowdown recorded around the turn of the year. This is somewhat surprising given that indicators of consumer confidence have weakened noticeably. GfK’s headline index has fallen to its lowest level since late‑2023, reflecting households’ more pessimistic views of the economic outlook and their own financial position over the year ahead. Robert Gardner, Nationwide’s chief economist, shared these insights. NatWest Group Reports Higher Profits NatWest reported higher profits of £1.4bn in the first quarter of the year, despite the UK banking group setting aside an extra £140m in case of the economy worsening. The bank, formerly known as Royal Bank of Scotland, said that it expects income for the year to reach the top end of its expected range of between £17.2bn and £17.6bn. Paul Thwaite, NatWest’s chief executive, said it was a “strong performance in the first quarter of 2026”. We have started the year with positive momentum, underpinned by healthy customer activity – growing all of our three businesses, expanding our capabilities to meet more of our customers’ needs and further improving productivity as we use AI at scale across the bank. The Economic Outlook 9:30am BST: Bank of England consumer credit (March; previous: £1.9bn; consensus: £1.8bn) 9:30am BST: Bank of England mortgage approvals (March; previous: 62,580; consensus: 60,000) 1:15pm BST: Bank of England – speech by Huw Pill, chief economist

The conflict in the Middle East is having far-reaching effects beyond the region, impacting UK mortgage rates and consumer confidence. In response to surging oil prices and inflation fears, lenders have pulled hundreds of mortgage products, replacing them with more expensive deals.According to Halifax, average UK house prices fell by 0.5% in March, with demand affected by higher mortgage rates. The Guardian wants to hear from individuals who have lost mortgage deals or been affected by rising interest rates.Share your experience by completing a short form or messaging the Guardian on WhatsApp at +447766780300. Responses can be anonymous, and submissions will be kept secure.The Guardian is seeking stories from people who have:Lost recent mortgage dealsBeen affected by rising interest ratesChanged housing plans due to the current economic climateAll submissions will be reviewed and potentially published, with the option to remain anonymous.

UK house prices experienced a decline in March, as the housing market lost momentum due to uncertainty surrounding the conflict in the Middle East and its potential impact on the economy and interest rates. Figures from Halifax showed a 0.5% dip in property prices compared to the previous month. As a result, the average price of a home slipped back below £300,000 to £299,677, after initially crossing the £300,000 milestone in January. The pace of annual property price growth also eased to 0.8%, down from 1.2% the previous month. Halifax cited uncertainty over the conflict in the Middle East as a factor that has dampened the initial momentum in the market seen at the start of the year. Concerns about higher energy prices have pushed up inflation expectations, leading to a rise in mortgage rates. Expectations that the Bank of England could raise interest rates several times this year have driven up the cost of fixed-rate mortgages. However, City traders adjusted their forecasts for rate rises after the US and Iran agreed to a two-week conditional ceasefire. The choice of mortgage deals has shrunk in recent weeks, with hundreds of mortgage products pulled from the market. The average two-year fixed residential mortgage rate moved upwards to 5.84% by the end of March, the highest since July 2024. Amanda Bryden, head of mortgages at Halifax, noted that the effect on house prices will largely depend on how long-lasting these pressures prove to be and the wider implications for the economy and unemployment. She emphasized that mortgage rates are a key factor for buyers, particularly those getting on the ladder for the first time.

UK house prices experienced a significant increase in March, rising by 0.9% month-on-month, the largest gain since December 2024. This growth, reported by Nationwide, pushed the average UK house price to £277,186. On an annual basis, house price growth accelerated to 2.2% in March, up from 1% in February.Despite this positive trend, Nationwide warned that the outlook has been clouded by the US-Israel war on Iran, leading financial markets to expect the Bank of England to raise the base rate three times over the next 12 months, from the current 3.75%. This has resulted in a sharp rise in longer-term interest rates, which underpin fixed-rate mortgage pricing.As a result, mortgage rates have risen above 5% in recent weeks, with the average two-year fixed-rate mortgage reaching 5.77% and the five-year fixed-rate mortgage increasing to 5.7%. This rapid deterioration in affordability is expected to soften housing market activity.Northern Ireland continues to show the strongest growth in house prices across the UK, with a 9.5% year-on-year increase in the first quarter to £225,269. In contrast, two regions experienced year-on-year declines: the outer south-east of England (-0.7%) and East Anglia (-0.4%).