As Cardiff Surveyors, we value and survey hundreds of residential properties across Cardiff and South Wales every year. This unique position gives us unparalleled insight into the local property market and emerging trends that affect homebuyers, sellers, and property investors.
In this comprehensive analysis, our team of chartered surveyors and RICS registered valuers share what we're observing in the Cardiff property market in 2025, based on real transaction data and our daily work with residential properties throughout the region.
2025 Market Overview
The Cardiff property market entered 2025 in a stable, moderately active state. After the uncertainty of 2022-2023 with rising interest rates, the market has found equilibrium.
Key Statistics
Based on our valuation work as RICS registered valuers and data from our survey reports:
- Average Cardiff house price: £269,000 (October 2024)
- Annual growth: 1.2% year-on-year
- Time on market: 8-12 weeks for realistic pricing
- Sale price vs. asking: Properties achieving 96-98% of asking price
- Mortgage approvals: Steady but below 2021 peak
- First-time buyers: Representing 35% of purchases
Area-Specific Trends in Cardiff
Different areas of Cardiff show distinct patterns:
Roath, Canton, Cathays - Victorian Terraces
These areas remain popular with first-time buyers and young professionals:
- Average prices: £250,000-320,000 depending on condition
- Demand: High, particularly for well-presented properties
- Competition: Multiple offers common on best properties
- Rental yields: 5-6% attracting buy-to-let investors
During our building surveys in these areas, we're seeing buyers increasingly willing to take on renovation projects, recognizing the value potential.
Pontcanna, Llandaff - Premium Areas
Cardiff's most expensive suburbs continue strong performance:
- Average prices: £400,000-650,000+
- Buyer profile: Families, professionals, downsizers
- Properties: Larger Victorian/Edwardian homes, modern developments
- Demand drivers: Schools, green spaces, location
Llanishen, Whitchurch, Rhiwbina - Family Suburbs
Consistent demand from families:
- Average prices: £300,000-450,000
- Property types: Semi-detached, detached houses
- Key factors: Schools, gardens, parking
- Market activity: Steady but slower than city areas
Cardiff Bay - Modern Apartments
The waterfront development continues evolving:
- Average apartment prices: £200,000-400,000
- Buyer profile: Young professionals, investors
- Challenges: Service charges, cladding issues in some buildings
- Opportunities: New developments coming to market
Our Level 2 RICS home surveys on Cardiff Bay apartments often identify service charge issues and building management concerns buyers should understand.
City Centre - CF10/CF11
Mixed property types with varied performance:
- Apartments: £180,000-350,000
- Terraced houses: £220,000-300,000
- Student areas: Investor activity continues
- Regeneration areas: Emerging value opportunities
Property Type Performance
Victorian and Edwardian Terraces
Consistent demand, particularly for well-maintained or renovated properties:
- Buyers appreciate character and space
- Renovation potential attracts investors
- Energy efficiency concerns offset by other factors
- Strong rental demand
Our building surveys on period properties help buyers budget for necessary upgrades.
1930s-1970s Semi-Detached
Family favorites showing steady performance:
- Good value compared to Victorian terraces
- Popular with families needing parking and gardens
- Less character but more practical
- Often better energy efficiency
Modern Developments
New builds continue attracting first-time buyers:
- Help to Buy Wales still driving demand (until Sept 2026)
- Energy efficient with warranties
- Limited supply of suitable sites
- Premium pricing but move-in ready
Apartments and Flats
Mixed performance depending on location and building:
- City center apartments: steady investor demand
- Cardiff Bay: lifestyle appeal but service charge concerns
- Ex-local authority flats: affordable entry point
- New build apartments: Help to Buy Wales boosts demand
Factors Influencing the Cardiff Market
Interest Rates and Mortgages
Following the spike in 2022-2023, rates have stabilized:
- Fixed rates available around 4-5%
- Affordability improving compared to 2023
- First-time buyer schemes helping
- Remortgaging activity increasing
Supply and Demand
The fundamental driver of prices:
- Limited supply of quality properties
- Strong demand in desirable areas
- New build supply constrained
- Multiple offers on well-presented properties
Help to Buy Wales Impact
The scheme continues supporting first-time buyers:
- Scheduled to end September 2026
- EPC Band B minimum requirement
- £300,000 maximum purchase price
- Driving new build sales
Our RICS registered valuers conduct numerous Help to Buy Wales valuations monthly.
Remote Working
Continues affecting preferences:
- Home office space increasingly valued
- Garden space premium since pandemic
- Suburban areas benefiting
- Smaller city center apartments less popular
Energy Efficiency Focus
Growing importance:
- EPC ratings affecting mortgageability and value
- Buyers increasingly conscious of running costs
- Minimum EPC standards for rentals driving landlord improvements
- Poorly insulated period properties facing value challenges
What We're Seeing in Our Surveys
Conducting RICS surveys daily gives us unique market insights:
Buyer Caution
Buyers are more careful than during the 2020-2021 boom:
- More buyers commissioning building surveys rather than basic valuations
- Increased willingness to walk away if issues found
- More negotiation based on survey report findings
- Greater scrutiny of property condition
This is healthy - buyers should be informed. Our professional surveys protect purchasers from expensive mistakes.
Quality Premium
Well-presented properties sell quickly and achieve full asking price. Properties needing work face longer marketing and price reductions.
The gap between good condition and poor condition properties has widened - buyers prefer move-in ready homes.
Renovation Projects
Experienced buyers and investors target renovation opportunities:
- Victorian terraces needing modernization
- Properties with development potential
- Probate sales often sold as-is
- Opportunities for value addition
Our building surveys help renovation buyers understand exactly what work is needed and realistic costs.
Price Predictions for 2025
Based on our valuation experience and market knowledge:
Modest Growth Expected
We predict 2-4% price growth in Cardiff during 2025:
- Continued demand from first-time buyers
- Limited supply supporting prices
- Interest rate stability helping affordability
- Economic uncertainty limiting rapid growth
Area Variations
Not all areas will perform equally:
- Premium areas: Pontcanna, Cyncoed - steady 3-4% growth
- Family suburbs: Llanishen, Whitchurch - 2-3% growth
- Student areas: Cathays, Roath - stable to modest growth
- Regeneration areas: Potential for stronger growth
Property Type Forecasts
- Family houses: Strongest performance expected
- Renovated period properties: Premium pricing continues
- Energy efficient homes: Increasing demand
- Small city apartments: Slower growth
Opportunities in the 2025 Market
For First-Time Buyers
- Improved affordability compared to 2022-2023
- Help to Buy Wales still available until Sept 2026
- Less competition than previous years
- Opportunity to negotiate on properties needing work
Our advice: Get a thorough Level 2 RICS home survey to understand true condition before committing.
For Property Investors
Property investors across South Wales have opportunities:
- Rental demand remains strong in Cardiff
- Student accommodation continues performing
- Renovation projects offering value addition
- Long-term growth prospects remain positive
However, investors must consider:
- EPC minimum standards for rentals (Band E minimum, likely increasing)
- Selective licensing requirements in some areas
- Higher mortgage rates affecting yields
- Need for professional surveys to assess true value and condition
For Sellers
To achieve best prices in 2025:
- Presentation matters: Well-presented properties sell faster and for more
- Realistic pricing: Overpricing leads to extended marketing
- Address defects: Fix obvious problems before marketing
- Timing: Spring and autumn traditionally strongest
- EPC rating: Improve if below Band D
Emerging Trends We're Observing
1. Energy Efficiency Premium
Properties with good EPC ratings (A-B) are commanding premiums. Buyers increasingly factor running costs into affordability calculations.
Conversely, properties with poor ratings face longer marketing periods. We expect this trend to strengthen as energy costs remain elevated.
2. Home Office Requirement
Properties with dedicated office space or potential for home office conversion remain in higher demand than pre-pandemic.
3. Outdoor Space Premium
Gardens, balconies, and outdoor space continue valued highly. The pandemic permanently shifted priorities for many buyers.
4. Period Property Popularity
Despite energy efficiency challenges, well-maintained Victorian and Edwardian properties in desirable locations continue commanding strong prices. Character and space appeal to many buyers.
Our building surveyors conduct numerous surveys on period properties, helping buyers understand renovation costs.
5. Increased Due Diligence
Buyers are more cautious:
- More comprehensive surveys commissioned
- Greater scrutiny of condition of the property
- More questions about running costs
- Careful review of local area factors
This is positive - informed buyers make better decisions and avoid problematic purchases.
Challenges Facing the Cardiff Market
Affordability
Despite price moderation, affordability remains challenging:
- Average salary to house price ratio stretched
- Deposit requirements (typically 10-15% minimum)
- Higher mortgage rates than 2019-2021
- Living costs affecting saving ability
Supply Constraints
- Limited development land in Cardiff
- Planning restrictions in some areas
- Construction costs limiting new builds
- Sellers reluctant to move (lower mortgage rates on existing properties)
Economic Uncertainty
- Broader economic challenges
- Employment market changes
- Cost of living pressures
- Interest rate uncertainty
Vale of Glamorgan and Wider South Wales
Our work extends beyond Cardiff across South Wales:
Vale of Glamorgan
- Penarth: Strong performance, £300,000-500,000 typical
- Barry: Value area, improving reputation, £200,000-280,000
- Cowbridge: Premium market town, £350,000-600,000+
Newport
- More affordable than Cardiff: £210,000 average
- Good value for first-time buyers
- Commuter belt for Bristol and Cardiff workers
Swansea
- Distinct market from Cardiff: £180,000-200,000 average
- Mumbles and Gower commanding premiums
- Waterfront regeneration creating opportunities
Expert Advice for 2025 Buyers and Sellers
For Buyers
Our impartial advice based on 25+ years experience:
- Get a professional survey: Essential protection, especially in competitive markets
- Budget realistically: Factor in remedial work identified in surveys
- Consider total costs: Not just purchase price but running costs, maintenance
- Be patient: Don't overpay in competition - right property will come
- Think long-term: Buy for 5-10 year outlook, not short-term speculation
- Use professional valuers: Understand true value before offering
For Sellers
- Present well: First impressions crucial
- Price realistically: Use RICS registered valuers not optimistic estate agent estimates
- Address obvious defects: Buyers will commission surveys
- Provide information: Transparency builds trust
- Be flexible: Reasonable negotiation helps transactions complete
For Property Investors
- Due diligence essential: Commission thorough building surveys
- Understand yields: Calculate realistically including all costs
- EPC standards: Budget for improvements if needed
- Long-term view: Cardiff fundamentals remain strong
- Professional valuations: Essential for portfolio decisions
Looking Ahead: Rest of 2025
Our forecast for the remainder of 2025:
Spring Market (March-May)
- Traditional busy period expected
- Families looking before school year
- Increased property supply coming to market
- Good time for well-presented properties
Summer (June-August)
- Typically slower but steady activity
- Completions from spring sales
- Investors active
Autumn (September-November)
- Second active period
- Buyers wanting completion before Christmas
- Final Help to Buy Wales rush (ends Sept 2026)
Winter (December-February)
- Quieter but serious buyers active
- Opportunities for negotiation
- Properties lingering from autumn
How Our Valuation Work Informs Market Analysis
Our insights come from real-world experience:
- We value properties before they're marketed
- We see achieved sale prices
- We conduct probate valuations showing historic values
- We survey properties identifying condition issues affecting value
- We track local property sales data constantly
This gives our team of chartered surveyors unmatched understanding of the Cardiff property market.
Frequently Asked Questions
Is now a good time to buy in Cardiff?
If you find the right property at a fair price, yes. Don't try to time the market perfectly - focus on finding a property that meets your needs and budget. Commission a thorough professional survey to understand true condition.
Will prices continue rising?
We expect modest growth (2-4%) in 2025. Long-term, Cardiff's fundamentals remain strong: limited supply, growing population, economic growth. However, short-term fluctuations are normal.
Which Cardiff areas offer best value?
Regeneration areas like parts of Grangetown and Splott offer potential. Newport and Barry provide value compared to Cardiff. However, "value" means different things to different buyers.
Should I use an online valuation?
Online valuations are useful starting points but lack accuracy. They can't account for condition, improvements, or specific property features. For important decisions, use RICS registered valuers.
How often should I get my property valued?
For financial planning, every 3-5 years. For active decisions (selling, remortgaging, equity release), commission a fresh valuation within 3-6 months of the transaction.
Professional Valuation Services
Our experienced team of RICS registered valuers provides comprehensive property valuation services across Cardiff and South Wales:
- Market valuations for purchase or sale decisions
- Probate valuations for inheritance and estate administration
- Help to Buy Wales scheme valuations
- Private valuations for legal purposes such as tax
- Matrimonial valuations for divorce settlements
- Portfolio valuations for property investors
- Pre-purchase valuations
All our valuations include detailed reports with comparable evidence, methodology explanation, and professional guidance.
Contact Cardiff Surveyors
Whether you need expert market analysis, professional property valuation, or comprehensive property surveys, our independent firm of chartered surveyors is here to help.
With over 25 years serving the Cardiff property market and conducting thousands of valuations and surveys, we provide reliable valuations and impartial advice you can trust.
Contact us today for your online quote for valuation services across Cardiff, Swansea, Newport, Vale of Glamorgan, Bristol and all surrounding areas of South Wales.
Regulated by the Royal Institution of Chartered Surveyors. Providing expert valuations and market analysis since 1998.