The top house flipping hotspots in England revealed
New data reveals the best and worst areas to make a profit flipping properties in England, although stamp duty charges are making the venture less profitable than ever.
According to data from state agents Hamptons, the share of houses flipped in the last year has fallen to its lowest level in more than a decade.
The data measured homes bought and resold within 12 months, which are typically bought with the intention of being renovated and sold for profit.
This collapse in house flipping is largely attributed to the second-home stamp duty surcharge that was introduced in 2016. Since then, the number of flipped homes has halved to just 10,750 in 2025.
The Stamp Duty Land Tax (SDLT) surcharge was initially set at 3%, but was later raised to 5% in 2024. While it has largely succeeded in supporting first-time buyers, the surcharge has also left house flipping unviable across much of England.
House flipping hotspots in England
Hamptons found that as of 2025, 73.3% of flipped homes generated a gross profit. However, once SDLT is accounted for, this figure falls to 58.7%.
Profitability varies by region, though. In London and the South of England, the profitability of house flipping has fallen precipitously over the past 10 years.
However, in areas such as the North of England, profitability has actually increased along with strong growth in the average price of houses.
Below is the average profit made from flipping a house in England per region, along with the change in profitability over time.
| Region | 2015 | 2024 | 2025 | Since 2015 | YoY |
|---|---|---|---|---|---|
| London | £100,570 | £65,950 | £35,720 | -64% | -46% |
| South East | £45,780 | £15,900 | £9,900 | -78% | -38% |
| South West | £33,270 | £19,180 | £6,560 | -80% | -66% |
| East of England | £44,870 | £17,840 | £16,600 | -63% | -7% |
| East Midlands | £23,580 | £14,420 | £12,080 | -49% | -16% |
| West Midlands | £22,640 | £20,590 | £12,440 | -45% | -40% |
| North East | £13,450 | £16,240 | £17,080 | 27% | 5% |
| North West | £23,740 | £26,490 | £23,280 | -2% | -12% |
| Yorkshire & Humber | £18,930 | £14,970 | £13,260 | -30% | -11% |
| England | £36,500 | £21,940 | £16,390 | -55% | -25% |
Hamptons said the unique conditions in the North East of England, where local house prices have grown strongly and 17% of flipped homes fall below the £40,000 threshold for stamp duty, make it England’s flipping hotspot.
Since 2015, house flipping profits have more than doubled in certain local authorities in the North East.
Below are the areas with the best profitability in England’s house flipping hotspot, the North East:
| Local Authority | % of flipped properties out of total transactions in 2025 | % change in profits since 2015 | Average price of flip in 2025 |
|---|---|---|---|
| Hartlepool | 7.4% | 148.8% | £60,520 |
| County Durham | 5.2% | 81.6% | £73,260 |
| Middlesbrough | 4.2% | 70.1% | £81,090 |
| Sunderland | 3.9% | 79.9% | £139,870 |
| Stockton-on-Tees | 3.4% | 94.6% | £128,410 |
| Redcar and Cleveland | 3.3% | 141.7% | £109,630 |
| Gateshead | 2.9% | -11.8% | £124,580 |
| Northumberland | 2.7% | 10.3% | £156,930 |
| South Tyneside | 2.2% | 111.1% | £137,330 |
| North Tyneside | 2.0% | -46.9% | £235,480 |
Hamptons said that overall, it expects house flipping profits to continue to decline without strong underlying house price growth.
However, it noted that opportunities still exist in areas where properties are lower-priced and their growth can offset stamp duty liabilities.
