Property hotspots 2025: underrated and up-and-coming areas revealed

A new study reveals the 10 most overlooked areas that have a lot to offer, plus 10 that could become property hotspots in the near future.

Horsforth in Leeds has been named the most underrated property hotspot in the UK, according to new research.

A study by property firm Sell House Fast examined which areas in the UK were the most overlooked, assessing affordability, ease of commute, school ratings, crime figures, local amenities and quality of life.

The research also identified 10 'up-and-coming' areas that could become hotspots in the future, with the Causeway Coast and Glens area in Northern Ireland taking top spot in this category. 

Let's take a closer look at some of the key findings, starting with the most underrated areas to live.

10 'most underrated areas'

1. Horsforth, Leeds

The town, with an average house price of £328,259, beat out other more popular local contenders in the Leeds area, including Roundhay (with an average of £435,245) and Bramhope (£537,503).

As well as lower average property prices, Horsforth boasts 22 coffee shops, 141 restaurants within a five-mile radius and 65 pubs and bars, as well as good schools.

Meanwhile, Rowley Regis and Sutton Coldfield, both in Birmingham, came second and third in the rankings.

2. Rowley Regis, Birmingham

West of Birmingham in the Sandwell borough, Rowley Regis balances “affordability with excellent school access and short train commutes,” according to the research.

It takes 21 minutes to get to Birmingham by train and 41.5 minutes to drive there.  

Meanwhile, the average house price is £206,009 – 23.2% lower than the national average and half the price of average properties in Edgbaston (£388,665).

Rowley Regis also has 43 coffee shops, 114 bars and pubs, and 103 restaurants, while 90% of its primary and secondary schools are rated Good or Outstanding by Ofsted.

Median pay is £27,414 and the crime risk score is 620 out of 1,000.

3. Sutton Coldfield, Birmingham

It takes just over 30 minutes (33.5 minutes) to drive to Birmingham’s city centre from Sutton Coldfield, another popular commuter town.

Around 72% of schools within five miles are rated Good or Outstanding, and it boasts 30 coffee shops, 54 pubs, and 103 restaurants.

The average property price is £394,443, while median pay is £28,995 and the crime risk score is 475 out of 1,000.

Researchers used Mumsnet and Reddit to select six ‘underrated’ commuter towns for England’s five most populated cities: London, Manchester, Birmingham, Leeds, and Sheffield.

Each of the cities was given a score out of ten and ranked based on criteria including average commute time, average house price, crime risk score, schools, median pay and amenities.

Source: Sell House Fast

10 'up-and-coming areas'

The research also highlighted up-and-coming areas, with the biggest increases in house prices.

The Causeway Coast and Glens area in Northern Ireland came top, with average house prices almost doubling (up 99.3%) in the decade from February 2015 to February 2025.

House prices in the area have increased from £101,205 to £201,714, making it the UK’s top hotspot for house price growth over the past 10 years.

Behind the Causeway Coast and Glens came four Northern towns - Salford, Rochdale, Oldham and Manchester.  

House prices in Salford have climbed 96.4% from £113,010 to £221,910 in the past 10 years, while those in Rochdale are up 92.6%, from £104,562 to £201,344. 

Source: Sell House Fast

“With the rising cost of living and persistently high mortgage rates, many are reconsidering where they can get the most for their money,” said Jack Malnick, MD of Sell House Fast.

“For those priced out of city centres or ‘trendy’ commuter hubs, these underrated towns are stepping into the spotlight.

“Horsforth tops the list for good reason.

"Although edging into 'premium commuter town' based on house prices, the average home is nearly £100,000 lower than nearby Roundhay, and with a commute into Leeds less than half an hour, it strikes a balance between affordability and lifestyle.

"Similarly, Rowley Regis presents incredible value with homes over £130,000 cheaper than Edgbaston, while still offering excellent school access and rapid train links into Birmingham.

"Prices in this town have risen the most since 2013 (77%), suggesting a steady rise in demand and an opportunity to invest before the market becomes crowded and unaffordable..."

Hybrid work driving demand

Meanwhile, Malnick says certain commuter towns are increasing in popularity partly because of hybrid and remote working. 

“Sutton Coldfield, in particular, has the highest current house price (£394,443) among the top five towns, which could indicate it’s approaching peak value, making Rowley Regis and Chesterfield more attractive options for investment moving forward," he said. 

“House price growth in areas like Salford and Northern Ireland’s Causeway Coast also tells a wider story — secondary cities and outlying commuter towns are seeing rising demand, which is steadily closing the affordability gap.

"This shift is being driven by remote and hybrid work, changing lifestyle preferences, and buyers’ desire to escape overheated urban markets.”