Choose a question. To project, enter what the property is worth today, the number of years and the yearly change: the UK House Price Index average over the last ten years, its latest yearly change, or your own rate. To measure, enter the price you paid, the value today and how long you have owned it. Add an inflation rate to see the result in today’s money.
Project a future value
The value changes by the same percentage each year, applied to the previous year’s value: £250,000 at 3.3% a year is worth £258,250 after one year and £345,894.16 after ten. Pick the nation the property is in to use its own figures; Northern Ireland’s are quarterly. The year-by-year table shows the estimated value at the end of each year.
Measure past growth
The average yearly growth is the steady rate that, applied each year, turns the price you paid into today’s value over the time you have owned the property (a compound annual growth rate). Enter part-years as decimals: 7.5 for seven and a half years. Over less than a year, read the total change rather than the yearly rate.
Allow for inflation
With an inflation rate, a projection is also shown in today’s money, and the price you paid is brought up to today’s money, so you can see whether the property has beaten rising prices. The Bank of England’s inflation target is 2%.
The figures used
The UK House Price Index is calculated by the Office for National Statistics and Land & Property Services Northern Ireland from data provided by HM Land Registry, Registers of Scotland, Land & Property Services and the Valuation Office Agency, and HM Land Registry publishes it. It follows the prices of registered residential sales, new-build and existing homes alike. The latest months are provisional and are often revised as more sales are registered.
Rounding and reusing the result
Amounts are rounded to the nearest penny and percentages to two decimal places, with halves rounded away from zero. Copy the workings in one click, export the result as a CSV file or save it to Priostack.
Future value = value today × (1 + yearly change)^years.
Total change = value today ÷ price paid − 1.
Average yearly change = (value today ÷ price paid)^(1 ÷ years) − 1.
In today’s money: a future value is divided by (1 + inflation)^years, and a price paid is multiplied by the same factor.
Example: the average UK home over ten years
HM Land Registry’s average UK house price was £198,186 in August 2016 and £273,037 in August 2026. That is a gain of £74,851, a total change of 37.77% and average yearly growth of 3.26%, which the calculator rounds to 3.3% for its ten-year option. Projected forward at 3.3% a year, a £250,000 home would be worth £345,894.16 in ten years; with 2% inflation, that is £283,753.69 in today’s money.
