Northern Ireland House Prices Have Risen Nearly Twice as Fast as the UK Since Covid
By: Mike Curran
Housing Market Analyst
Smart Mortgage Insurance has analysed the UK House Price Index & Department of Finance data to reveal how much property prices have changed across the UK & every council area in Northern Ireland since before the pandemic.
The study compares average residential sale prices between Q1 2020 and Q4 2025, uncovering which districts have seen the strongest growth and how the market has shifted over five years.
- Northern Ireland average house prices are up 45 percent since Pre-Covid (Q1 2020)
- UK average house prices are up 27 percent for the same period
- The average home in NI is now worth £60,000 more than before the pandemic
- Ards & North Down and Derry City & Strabane recorded the highest growth at 51 percent
- Belfast recorded the lowest growth rate at 40 percent
- Every other council area outpaced the capital in proportional terms
- All 11 council areas recorded double digit price growth
The Northern Ireland Average
Across Northern Ireland, average residential prices climbed from £133,173 in Q1 2020 to £193,247 in Q4 2025.
That represents a 45 percent increase in just five years, adding over £60,000 to the value of the typical home.
In percentage terms, this is one of the most sustained periods of price growth in recent years.
How UK compares to Northern Ireland
While house prices have risen across the UK since the start of the pandemic, Northern Ireland has significantly outpaced the national average.
Between Q1 2020 and Q4 2025:
Northern Ireland average house prices increased by 45%
UK average house prices increased by 27%
This means Northern Ireland’s property market has grown 18 percentage points faster than the UK average over the same period.
In proportional terms, house price growth in Northern Ireland has been around 67% stronger than the UK overall, highlighting the scale of regional divergence in the post-pandemic housing market.
The data suggests Northern Ireland has not only recovered since 2020 but has outperformed much of the UK in percentage growth terms, narrowing historic pricing gaps and accelerating faster than many expected.
Why Has Northern Ireland Outpaced the UK?
While house prices have risen across the UK since 2020, Northern Ireland’s sharper increase appears to reflect a combination of market dynamics rather than a single trigger.
- Northern Ireland entered the pandemic with significantly lower average property values compared to much of the UK. When demand rebounded, supported by historically low mortgage rates between 2020 and 2022, prices had more room to rise in percentage terms. In simple terms, starting from a lower base can result in stronger proportional growth.
- Northern Ireland is a relatively small housing market in transaction terms. In smaller markets, even moderate shifts in buyer demand can translate into more noticeable price movements.
- At the same time, housing supply has not expanded dramatically in recent years, meaning available stock has remained comparatively tight.
Together, these factors help explain why Northern Ireland’s house price growth has outpaced the UK average over the same period.
Areas Ranked by Growth Since Pre-Covid
Northern Ireland average: £133,173 to £193,247, up 45 percent.
| Rank | Council Area | Q1 2020 | Q4 2025 | % Growth | £ Increase |
|---|---|---|---|---|---|
| 1 | Ards & North Down | £147,963 | £222,919 | 51% | £74,956 |
| 1 | Derry City & Strabane | £120,962 | £182,910 | 51% | £61,948 |
| 3 | Newry, Mourne & Down | £138,638 | £206,893 | 49% | £68,255 |
| 4 | Mid Ulster | £126,758 | £187,740 | 48% | £60,982 |
| 5 | Fermanagh & Omagh | £129,246 | £188,403 | 46% | £59,157 |
| 6 | Causeway Coast & Glens | £143,332 | £207,248 | 45% | £63,916 |
| 7 | Antrim & Newtownabbey | £136,168 | £196,263 | 44% | £60,095 |
| 8 | Mid & East Antrim | £118,843 | £170,739 | 44% | £51,896 |
| 9 | Lisburn & Castlereagh | £158,744 | £226,312 | 43% | £67,568 |
| 10 | Armagh City, Banbridge & Craigavon | £122,831 | £175,275 | 43% | £52,444 |
| 11 | Belfast | £126,664 | £177,609 | 40% | £50,945 |
What the Data Shows
• Growth has been widespread rather than concentrated in one city
• Regional districts have recorded stronger proportional increases than Belfast
• Several traditionally lower priced areas have narrowed the percentage growth gap
• The housing market has expanded more evenly across council areas than many expected
Standout Areas
Ards & North Down
Ards and North Down recorded the joint highest growth in Northern Ireland at 51 percent.
The average property price rose from £147,963 to £222,919, adding nearly £75,000 in value. The district now sits well above the Northern Ireland average price of £193,247.
Strong commuter links and coastal appeal appear to have supported sustained demand. For homeowners, the scale of price growth may also mean reviewing property insurance cover levels to reflect updated rebuild or market values.
Derry City & Strabane
Derry City and Strabane also saw prices rise by 51 percent.
Average prices increased from £120,962 to £182,910, adding just under £62,000 in five years. While still below the NI average, the proportional growth has been among the strongest in the country.
This suggests a significant catch-up effect in what was previously one of the more affordable regions.
Newry, Mourne & Down
Newry, Mourne and Down recorded a 49 percent increase, with average prices rising from £138,638 to £206,893.
That is a gain of more than £68,000, placing the district comfortably above the Northern Ireland average price.
Its cross-border positioning and commuter accessibility continue to make it attractive for buyers arranging mortgages and relocating within the region.
Mid Ulster
Mid Ulster saw prices rise from £126,758 to £187,740, an increase of nearly £61,000 or 48 percent.
The district now sits just below the Northern Ireland average price but has outperformed many higher value areas in terms of percentage growth.
Belfast
Belfast recorded the lowest percentage growth at 40 percent.
Prices rose from £126,664 to £177,609, an increase of just over £50,000.
Although still substantial, this suggests that regional and commuter districts have grown at a faster pace than the capital over the same period.
What This Means for Northern Ireland
• Regional districts have closed the price gap with Belfast
• Several areas now sit above the Northern Ireland average price
• Homeowners have seen substantial equity growth since 2020
• Buyers face a more competitive and higher priced market than pre-pandemic
The data indicates that Northern Ireland’s housing market has undergone a structural shift, with growth more evenly distributed across council areas rather than concentrated solely in the capital.
Expert Insight
Michael Curran
Housing Market Analyst at Smart Mortgage Insurance said
“NI Water’s recent recommendation to refuse plans for 15,000 homes over wastewater capacity is a serious red flag. If development slows as a result, reduced supply will only add further upward pressure to house prices across Northern Ireland.”
Methodology
Smart Mortgage Insurance analysed official data from the Northern Ireland House Price Index & the UK HPI
Comparison period: Q1 2020 to Q4 2025
Price type: Standardised average residential sale prices
For Media
Journalists may reproduce data, tables and maps from this study with credit and a link to Smart Mortgage Insurance.
For council-specific breakdowns or additional commentary, please contact info@ smartmortgageinsurance.co.uk
To embed the interactive maps or charts on your site, use the code below
Percentage Increase Since Covid
Average House Prices
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Full rankings, regional breakdown and affordability data available here.” /></noscript></div>
<div style=”min-height:448px” id=”datawrapper-vis-8Pv0t”><script type=”text/javascript” defer src=”https://datawrapper.dwcdn.net/8Pv0t/embed.js” charset=”utf-8″ data-target=”#datawrapper-vis-8Pv0t”></script><noscript><img src=”https://datawrapper.dwcdn.net/8Pv0t/full.png” alt=”Interactive map showing property &amp; mortgage price growth across Northern Ireland local authorities.
Full rankings, regional breakdown and affordability data available here.” /></noscript></div>
UK vs Northern Ireland Bar Chart
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Data Sources
Northern Ireland House Price Index
- Department of Finance
- https://www.finance-ni.gov.uk/publications/ni-house-price-index-statistical-reports
UK House Price Index
- Gov.UK
- https://www.gov.uk/check-house-price-trends?utm_source=chatgpt.com