(Based on the latest Rightmove House Price Index (February 2026)
What the latest Rightmove House Price Index means locally
Rightmove has released its newest House Price Index, and while headlines suggest house prices have “stood still” in February, the reality is a little more encouraging — especially for buyers and sellers across Rugby and East Warwickshire.
Here’s what’s really happening in simple terms.
The National Picture — A Strong Start to the Year
The average asking price of a newly listed UK home is now:
🏡 £368,019
📊 Virtually unchanged in February
📈 Still 2.8% higher since December, making this the strongest start to a year for prices since 2020
After a record jump in January, February has acted more like a pause. Sellers have largely held onto earlier price gains rather than pushing prices higher, creating a more stable market.
In short:
👉 The market hasn’t weakened — it has simply settled.
What’s Happening in the West Midlands?
For Rugby and the surrounding villages, the regional figures are reassuring.
From Rightmove’s regional data:
📍 West Midlands average asking price: £292,796
📈 Monthly change: +0.5%
📅 Annual change: +1.3%
This shows steady growth rather than sharp rises or falls — exactly the type of market Rugby tends to perform well in.
Areas like Rugby benefit from:
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strong commuter links
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good schools
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relative affordability compared with southern regions
So while some parts of the UK fluctuate, the West Midlands continues to look stable and resilient.
Buyers Have More Choice — and More Power
One of the biggest themes in this report is supply.
Rightmove says the number of homes available for sale is at an 11-year high for this time of year.
That means buyers locally are:
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viewing more properties before deciding
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comparing value carefully
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negotiating more confidently.
We’re seeing this across Rugby — homes priced correctly are attracting interest, but buyers are less willing to stretch for overpriced properties.
Mortgage Rates Are Helping Confidence
Mortgage affordability continues to improve.
The average two-year fixed mortgage rate now sits at:
💷 4.28%, down from 4.96% this time last year
That reduction is saving many buyers roughly £100 per month compared to 2025.
At the same time:
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wages have risen 4.7% year-on-year
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property prices have grown far more slowly
This combination is helping more buyers re-enter the market — particularly first-time buyers and families looking to move up the ladder in areas like Rugby.
What This Means for Sellers in Rugby
The Rugby market remains active — but competitive.
✅ Buyer confidence is improving
✅ Prices are stable rather than falling
✅ Spring activity is building
However, with more homes available, sellers need to stand out.
The key themes for 2026:
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realistic pricing from the start
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strong presentation
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good marketing exposure
Rightmove notes sellers are becoming more realistic as competition increases — and this is helping transactions progress more smoothly.
What This Means for Buyers in Rugby
For buyers, conditions are arguably the most favourable they’ve been for some time.
You now have:
✔️ More homes to choose from
✔️ Lower mortgage rates than last year
✔️ Stable prices
✔️ Rising wages improving affordability
Rightmove even suggests February could provide a useful window before the traditional spring market, when demand — and often prices — tend to increase.
The Simple Rugby Market Summary
📌 Prices nationally are steady after January’s rise
📌 West Midlands values continue gradual growth
📌 Mortgage rates are improving affordability
📌 Buyers have strong choice and negotiating power
📌 Sensibly priced homes are still selling well
This isn’t an overheated market — it’s a balanced, confident one, which is often the best environment for successful moves.
Thinking of Moving in 2026?
If you’re selling in Rugby or East Warwickshire, success this year is less about timing the market and more about positioning your home correctly.
If you’re buying, improving affordability and strong local supply mean this could be an excellent opportunity before the busy spring period gathers momentum.
As always, national headlines matter — but it’s the local Rugby market that really determines outcomes.
You can view the Rightmove House Price Index Here: CLICK HERE or view the PDF Report here: CLICK HERE
