Average house price in Hull 2026: England's cheapest big city

Homes in Kingston upon Hull changed hands at a median of £141,000 across 2025, according to HM Land Registry's Price Paid records — the lowest 2025 median of any major English city in the Homecost dataset, and under half the £295,000 England-and-Wales figure. Hull also has the cheapest price per square foot of any city we track, so its reputation as one of the country's most affordable places to buy is borne out street by street in the transaction data.

Affordability also reshapes the tax bill. Because the typical Hull sale sits below the £125,000 threshold at which stamp duty begins, most buyers here pay little or nothing in Stamp Duty Land Tax — a position that has almost vanished in the rest of England.

The figures below come from 2,811 arm's-length residential sales recorded for the Kingston upon Hull local authority in 2025, alongside the council's 2026-27 Band D charge, the Bank of England's latest quoted mortgage rate, and Energy Performance Certificate data. All prices are what buyers actually paid — not estimates or valuations.

What Hull homes sold for in 2025

The 2025 median across houses and flats was £141,000 (mean £154,028). The market is heavily terraced: more than half of all sales were terraced houses, the type that anchors Hull's affordability.

A detached home in Hull (£245,000) costs about 2.7 times the typical flat (£91,000), but even the detached median sits below the £250,000 mark and comfortably under the £295,000 national figure. For context, the median terraced house in Hull — £124,000 — is a little over a third of the price paid for the same type of home across much of southern England.

Hull's median is lower than either of its West Yorkshire neighbours: Bradford's 2025 median was £186,000 and Leeds's £247,500, while Sheffield sits higher again. Hull belongs firmly in the same cheapest-to-buy tier as the northern coalfield and coastal towns.

Where the cheaper and dearer districts are

Hull is a compact, uniformly affordable market. Every postcode district with a meaningful sample sits between £118,000 and £170,000 — a spread of just 1.44 times from cheapest to dearest, one of the narrowest of any city measured. There is no single premium enclave pulling the range wide.

The newer estates north of the city — Kingswood and Bransholme in HU7 — top the ladder at £170,000, reflecting a younger, larger-format housing stock. The older terraced districts west and east of the centre (HU3, HU9) are the cheapest.

Stamp duty: why most Hull buyers pay little or nothing

In England, Stamp Duty Land Tax for a home mover starts on the slice of the price above £125,000 (HMRC, 2026). Because the typical terraced house in Hull — more than half of all sales — sold at £124,000 in 2025, a home mover buying at that price pays nothing at all. This is the rare part of the country where the standard nil-rate band, not just first-time-buyer relief, wipes out the bill for the most common type of purchase.

Figures from the Homecost stamp duty engine, England 2026 rates. First-time buyers pay no SDLT anywhere in Hull's mainstream market, since the first-time-buyer nil-rate band runs to £300,000. The 5% surcharge for buy-to-let and second-home purchases is the one charge that bites hard here, adding several thousand pounds even at these low prices. Exact liability depends on your circumstances on completion — a conveyancer confirms it. You can see how these bands stack up on a real purchase in our true cost of buying a £200,000 home guide.

Council tax and the monthly running cost

Kingston upon Hull's Band D council tax for 2026-27 is £2,295.04 — below the £2,410.97 average across England's 296 billing authorities. Most Hull homes, however, sit in the lower bands: a Band A property (the band that covers a large share of the city's terraced stock) is charged six-ninths of the Band D figure, or £1,530.03 a year — about £128 a month.

Put the pieces together for the median home. At the Bank of England's latest quoted rate for a five-year fix at 75% loan-to-value — 4.32% in April 2026 — a £141,000 purchase with a 25% deposit means a £105,750 mortgage over 25 years, or roughly £577 a month. Add Band D council tax (about £191 a month) and the core monthly cost, before energy and insurance, is around £768. For a lower-band terrace the council-tax line falls to about £128 a month. Your own mortgage rate will depend on your lender, deposit and credit profile, so treat these as illustrations rather than quotes.

Cheap to buy needn't mean expensive to heat

Affordable cities often carry older, colder housing stock — but Hull is a partial exception. Across 48,326 dwellings with a current Energy Performance Certificate, 40.8% are rated C or above, and just 1.6% sit in the lowest F or G bands. That is marginally above the England-and-Wales average and notably ahead of Bradford (28.3% C-or-above) and Leeds — a legacy of post-war rebuilding and the newer estates to the north, rather than the dense Victorian terraces that dominate many older industrial cities.

The practical point for a buyer: a cheaper purchase price in Hull does not automatically mean a heavier retrofit bill, though individual older terraces still vary widely. EPC running-cost estimates are modelled figures and should not be read as a precise energy bill.

How prices are moving

The UK House Price Index — the official measure published jointly by HM Land Registry and the Office for National Statistics — shows Hull rising broadly in line with its region. Using a three-month average to April 2026 against the same period a year earlier (which smooths the volatile monthly series), the City of Kingston upon Hull index is up about 3.5%, matching the Yorkshire and The Humber region (also around 3.5%) and running ahead of England as a whole (around 1.4%) as of the April 2026 release. These are historic movements, not a forecast.

See the true cost for any Hull street

Every figure above is a citywide or district median. The all-in cost of a specific home — mortgage at today's rate, council tax for its actual band, energy from its EPC and stamp duty for your situation — varies street by street. Enter a postcode such as HU1 1AA in the city centre or HU7 4AA in the north to see the true monthly cost of every property on the street, or browse more regional price guides.

This is general information, not advice. Speak to a qualified adviser before acting.

Based on 2,811 HM Land Registry transactions and 48,326 Energy Performance Certificates for Kingston upon Hull, plus the council's 2026-27 Band D charge and the Bank of England's April 2026 quoted mortgage rate. How Homecost uses this data.