Are property prices in the UK increasing or decreasing in 2026? That's a good question and really depends on where you look. There are certain different areas in the UK and always there are different trends, different price levels and this is what this map reflects. If you are in the south you can easily see that many of the prices are actually going down. This is data by the way from the UK Her Majesty price index for the last 12 months and is the official statistics. There are some other statistics that measure the more recent movement of the market like Lloyd's index house but this one, the UK price index is kind of more the official one. So we look at this and I will tell you what I am feeling actually at the moment from my daily experience in property. So this map tells you, as I said, different levels really where you are moving but stagnated in the south and then actually London because of the huge prices that they have there compared to the rest of the UK, they are actually a big drop in prices. What this means is not necessarily that there is going to be a crash, this is cyclical. Prices of property go up and down like any other investment, just in a slower cycle. But it's important to know this and to know the differences in capital that you require and the different growth that investors are seeing. So for example, the average price in London is 550,000 more or less but if you look at other areas, we are looking at half of that more or less in the northwest and even less in Yorkshire for example and even less in the northeast. That's as I've said many times, that difference in requiring capital because the difference is half and remember there is an average, this is less, it could be properties less than that. For example, we just completed in a two-bed property for 91,000 pounds so again, you could really instead of half, you could be talking about sometimes 10 times less than the prices in London. So that allows you to have a much better diversification of your capital if you want to put it away. That is, don't put all your money in one property but you put them in different ones. But the difference is massive. As you can see, you have the West Midlands at plus 1.5 but then you have the Northwest at 4.4 on average. Let's have a look inside the West Midlands and you'll see that there are also differences. So property in the UK is quite variable, it depends where you look at, that's why you need to have local data for what you're going to do. Within this area you have 1.3% but then you have other areas like Staffordshire which is looking at 7.1% increase in the last 12 months. So this is massive, it's a massive difference. Some of them are going down, some of them are going up so this is something that you need to take into account when you invest in the UK. Now let's have a look at the Northwest because this is the area where I actually invest. If you have a look at Liverpool, which is where we are investing, the annual growth in price is 8.1% in the last 12 months and again, this is massive, this is what I'm feeling actually and I'm feeling even more than that. The average price is £189,000 but the annual increase is 8% so only by having a property that's sitting there, the capital gains that you're getting on an approximate way is 8.1%. So this is actually what I'm feeling, the competition is gigantic at the moment in Liverpool. We are putting prices, purchase prices, sometimes 10-30% above the asking price and still we don't get the properties that we want to get and this is not, I'm not talking about average properties that you can find many, many of them, this is high potential properties with a value hidden in them which you can do conversions, you can do change of use and different strategies and we are not getting them. Some of them we are getting them, some of them we are not even though we are increasing prices by, as I said, 20-30%. So it depends where you're going, it depends where you're living, it depends where you are investing. These are the massive differences that we are seeing and the average, what the 12 months are saying is increasing in most of the country. Early data is saying that it's starting a trend in decreased levels but I guess this is cyclical, I guess this is a cycle and what we are seeing at the moment is a lot of money arriving from outside the UK, from within the UK, competition is increasing and that's exploding the prices at the moment. That might be because the government is investing more in social housing, that's actually one, the government is working to provide more houses for people and they are relying on the private investor and they are actually driving the market to increase prices incredibly enough. Then this same growth kind of creates a fever for investment and more growth because by seeing these many investors decide that they want also to get in and then the whole thing goes and grows and is more difficult for everybody. But I guess it's a good thing, if you are putting your money to work in a high yield strategy by which you are in average getting this sort of growth, on top of that you are using strategies that are giving you an additional 50-60% growth in value or sometimes even 200% in growth in value, like one property we just got enough for a refinance which we bought for 135 and after the whole project that we did the valuation was 295,000. The investor is going to refinance and is going to get in her pocket 120,000 pounds and she put 200,000 pounds, so she's releasing a lot of that money but the value she created out of that on top of the 8% that on average you were getting, she's gone another 200% in the value that she paid more or less. So that's what I wanted to show you because it's super important that you look at this where you're investing, obviously it's cyclical, the fact that property now is going up then it will go down but in the long term that's the importance and it just keeps going up and it's a very good investment at the moment because of a combination of things like stability in the UK, like the government is putting a lot of money into property, like the scarcity of properties, the demand of those, lots of things are combining to sort of get this resolved but as an investor it's very important that you look at these numbers, understand them, look at the trends and understand that this is local, driven local where in some places property prices are going down consistently like in London but in some other places it's growing and growing and growing like in the Northwest where we are actually focusing our investments and it depends where you're investing, always look at these areas and if you have the facility to choose and to invest in different fields and different areas then look at this kind of data, the UK price index and that will allow you to make very good decisions in terms of how you want to invest. This is Noel Carzona, I'm going to put this map in propertycashflow.co.uk in our blog and there are some tools as well there that I recommend you use like the Property Investor Toolkit that will allow you to calculate how the investments work for you and to predict what you can get or you could not get of an investment, a conversion or different ideas that you have. So I recommend you go to propertycashflow.co.uk and request that toolkit which is incredible. There is even a property game that you can play there to understand more about property and compete with the system to see if you can actually retire and get your financial freedom. This is Noel Cardona, see you later.