You are relaxing with a drink in the garden, and the summer scent of flowers and sweet grass mingles with whatever you are cooking on the barbeque. You take a long sigh and feel so happy that you have made the effort to move. Perhaps you have not experienced this feeling for a while. It could be that you are a first-time buyer and are eagerly awaiting this special and unique feeling. As the market stands, there is more than just nice weather and pretty houses to tempt you into moving.

Strong sales
With the UK housing market currently sitting at 500,000 sales, many analysts expect to see these figures rise to more than one million by the end of the year.* This is good news; it means that your home will sell quickly if you put it on the market. And is more proof that the property market is vibrant and far more resilient than the gloomy picture painted by the mainstream media.

The summer rush
Many people are hastily getting on the move in time for summer, not wanting to move during the colder months of winter. Summer is a beautiful time of year to move to your ideal home and is traditionally a busy time of year. For sale signs start appearing as quickly as summer flowers, giving you more choice. But it’s best not to wait for a sign to go up; keep in touch with your friendly agent, as homes can disappear from the market as quickly as they appear. Your agent will alert you the moment the right property for you becomes available.

Surging choice of homes
With 65% more choice in homes than this time last year.* The buying process today is far more enjoyable. You no longer have to worry about making offers over the asking price. From large and small energy-efficient homes that ooze character to new builds, and interesting period properties in a multitude of rural and urban locations, the choice on today’s market is more varied than ever. Homes across the market have undergone a massive amount of improvement during the home improvement boom of recent years. That said, there are plenty of projects waiting for you to put your mark on.

Summer is a great time of year to move
The kids are off school, the days are longer, the weather is not as harsh, and moving your belongings in more clement weather is a nicer experience. It’s also a great time to meet the new neighbours for a drink in the garden or a barbeque after you move in.

Good timing
Timing counts for a lot when it comes to selling your home, and right now the market is a hive of activity. A good agent will have their finger on the pulse and have a buyer waiting for your home to make its appearance on the market.

A vision of summer living
Bright and breezy rooms with seasonal flowers, drinks on the decking as the sun goes down, or the smell of something delicious cooking on the barbeque, or a simple, more compact space with a few candles and soft music soothing you after a hard day’s work are worth making the effort for.

Don’t waste any more time and make your move this summer?

Get in touch to see how we can help.

Zoopla*

 

The property market always has a good deal for everyone, and right now, this has never been truer. The news tends to paint a bleak picture; however, on closer examination, it’s clear to see that the moving market is well balanced. If you are selling, buying, or both, then you are sure to find what you are looking for at the right price.

If you are selling
The property market is still benefiting from the rapid growth in prices over the past few years. With UK house prices rising on average by 3% in the year to May 2023, there is no doubt that things have returned to a healthier state.* Steady, solid growth creates confidence and stability. This means if you are selling, you are going to get a good price for your home, and if you move, you most likely have great levels of equity.

Buyer demand
Demand from buyers is up by 14% compared to 2019 and is 42% lower than a year ago.* It’s completely unfair and unrealistic to get downhearted by comparing today’s figures with those of last year. This was an exceptional year due to the hyperinflated market caused by COVID and other factors. The figure to concentrate on is that of 2019, which was a more realistic market, and with the increase in demand this year, you will sell your home quickly.

If you are buying
The property market is not exclusively a buyer’s market, as perhaps it has been in past years. But there is definitely a lot of scope for haggling, making an offer, or getting a good deal. Whatever your preferred term for saving money is, the trick is not to overdo it. You don’t want to miss out on the home you love by making too low an offer. This is where a good estate agent can help guide you through what can be a nerve-racking time.

A friendly face
Moving home is becoming more of a seamless experience. But having the right agent helps with this process. There is no substitute for a living, breathing person who spends day in and day out dealing with virtually all that is property related. Estate agents tend to know what is going on in your local market, can answer all your burning questions, put you in touch with anyone else you may need, and often have a list of buyers ready and waiting. Buying a home is an emotional experience, and when you are making big life-changing decisions, you don’t want to deal with a robot!

Beautiful buying weather
This time of year is perfect for moving. The birds are singing in the trees; it’s warm, and the prospect of being moved in time to enjoy the summer tempts many home movers into selling and buying. As a result, prices stay buoyant, and the choice of property flourishes. It’s a busy time of year, which adds vibrancy to an already good market.

Happy homes
Many homeowners keep their homes in tip-top shape during the summer. The result is that homes become happier places. Whether you are relocating to the countryside or to a new street, this time of year lends itself well to making some everlasting memories.

Browse our properties to take a glimpse inside your future happy home.

Zoopla*

 

This time of year is perfect for unwinding in the garden. So many people like to make the most of their outdoor living spaces by sharing them with their friends and family. Having a few extra guests around to make it more of a social occasion is always a good idea. But don’t forget to invite a bit of wildlife, which adds a touch of magic to your garden during these wonderful summer months.

Pick the right flowers
Flowers produce pollen for the birds, bees, and butterflies, which adds an orchestral soundtrack to your garden. Birds and butterflies are a spectacular sight to behold as you unwind in the garden with loved ones after a hard day’s work. And thanks to their hard work, the birds, butterflies and bees encourage more flowers to grow in your garden as they fulfil their role of fertilisation. Choose the flowers you love, adding the colours that make you happy, then let nature take its course.

Trees and shrubs
Whether bushes, hedges, trees, or shrubs are your thing, again, grow whatever you are most passionate about. Each will provide a great home for various forms of wildlife, from birds to insects. Growing a good amount of these things will create a better visual appeal for your garden and give the wildlife more choice when it comes to finding their nesting place of choice.

Build a pond
Building a pond can be great fun and is a relatively inexpensive way to add a whole new dimension to your garden. Buy a prefabricated pond and put it in the ground, or use a liner; either way, you are in for a little digging. All the hard work is worth it though, if you do it yourself. You will be able to sit back and drink your morning coffee while watching the birds, possibly even a toad, wash themselves before singing their morning songs. A good tip is to build a sloping side, almost like a beach, so that wildlife can get in and out of your pond. Perhaps fish are more your thing; either way, add some flowers to your pond, such as waterlilies, and watch them blossom.

Grow a meadow
Scatter flower seeds and create a meadow. Don’t worry if you don’t have the space to do this; you could grow small areas of long grass. These will also add to the visual appeal of your garden. Making it unique and different. This can encourage voles and caterpillars, and wildflowers have a unique beauty that is another feast for your eyes.

Create a rock garden
If you have areas in your garden that have poor soil quality, rock gardens are an ideal solution and don’t cost a lot to build. In fact, you may be able to build it for free. Build it next to your pond or wherever you feel it makes the biggest impact, and you will encourage pollinators and other forms of wildlife to thrive.

Added value to your home
While having more wildlife in your garden will not directly add value to your home it will enrich your garden, making it more attractive. This will add value to your home, and a well-presented garden with various features, flowers, trees, and shrubs will be far more appealing to buyers than a property with less visual appeal. Combined with the right outdoor living space; the perfect viewing point to appreciate all your hard work, you will have undoubtedly added significantly to the value of your property.

Are you looking for a home with an idyllic garden this summer?

Get in touch to see how we can help.

 

Perhaps you have just moved, or maybe you are thinking about moving. It could be that you are decorating a recently acquired buy-to-let property. Whatever your reason for decorating, sometimes the hardest decision to make is deciding on colour schemes. There is an eternal spectrum to choose from, and matching and creating rooms that are visually what you were hoping for is no easy task.

Did you know?
Some research suggests that we associate certain colours of inanimate objects with certain emotions. Here are a few examples: orange: happiness or energy, yellow: cheerfulness, red: love, passion, or danger and blue: relaxation, to mention but a few.

Are you selling your home or letting your home?
If you are renting out your home, neutral, warm colours are the best. That way, you can play it safe and not run the risk of decorating to your tastes and alienating potential tenants or buyers. Paler, softer colours that encourage as much light as possible will make your home appear larger. While it is tempting to opt for two-tone effects, do so in a conservative manner, if at all.

Do what makes you happy
If you are decorating for your own home, then this is a different matter. When it’s time to sell up and move, the chances are that your buyer will have their own ideas and tastes when it comes to decorating. Instead, have faith in your own tastes. Learn to trust yourself while seeking the right advice. Experiment with colours, and don’t buy until you try. Use the samples you are provided with and paint until you are happy. If you are not happy, today any colour can be matched with some clever mixing technology. So, if you can’t find the right colour, you can have it made.

Soothing spaces
Bathrooms, bedrooms, and sitting rooms are often places where feelings of tranquilly are at the top of the pecking order of desired emotions. Shades of blue and green can be useful in creating such feelings. The softer the shades, the less impact they will have. A good way to make these themes work well is by adding the right complementary furniture. In the case of a bathroom, a contrasting suit will accentuate these emotions and may distract your eye from the intensity of large painted areas. A good tip is to break up walls with mirrors, plants, pictures, shelves, or tiles to create a greater sense of serenity.

Furniture and finishing touches
A great way to add colour to create your desired mood is by not paying too much attention to the walls and focusing more on your furniture, features, and finishing touches. Gone are the days when it was all about wallpaper and paint, with furniture being a simple afterthought.

Neutral and darker colours are great for a feeling of cosiness. Then, if you want to add a dash of colour with yet more cosiness built in, use mustard shades or whatever colour you love. Neutral colours work with everything, and when you get to the end of your decorating expedition, the impact of small plants on a simple, free-standing table can be pleasantly surprising. So, when it comes to creating the perfect mood for each room in the house, start with your furniture.

Browse our properties today to find a home that matches the life you want perfectly.

 

 

There is so much more to your local estate agent than meets the eye. The skill set, depth of knowledge, and range of skills that are needed to succeed in the industry today are staggering. It’s little wonder most people still use a traditional estate agent over an online-only estate agent, and much of this is down to market knowledge and technology.

Technology
Your home will get great exposure to ready-and-waiting buyers thanks to connecting home buyers and sellers like never before. With access to databases of home movers, property listings, market analysis tools, and customer relationship management (CRM) software, your agent has the technology to sell your home quickly. Additionally, your agent may use virtual reality or 3D tours to provide immersive property viewings for remote clients. Add to this the huge social media reach, and you are on the move in no time.

Great personal service
There is no substitute for the friendly face of your local estate agent. It’s comforting to have a professional person to offer assurance and emotional support through what is an exciting time but is also a little nerve-racking. When you are moving, you have a lot of what-ifs. There is a lot to do, and having someone on the other end of the phone to guide you through all aspects of your move is very comforting.

Valuation
Valuing your home at the right level is critical in today’s complex and fluctuating market. If the asking price is too low, you could cost yourself some serious money. Too high, and your home will not sell. Potential buyers start to ask questions like; How long has the property been on the market? Your house sale becomes stale. This can lead to achieving a much lower price, as you are forced to sell at a lower price to regenerate buyer interest.

Market and area knowledge
Your local estate agent will know your local property market better than anyone else. Modern agents are made up of a talented team of people, from valuers to marketing strategists and property experts. Staying on trend with everything to do with property, they will know your local area as well as you will after living there for years.

Mortgages and other services
Modern estate agents have a broad network of contacts within the industry, from mortgage brokers and conveyancers to removal companies. Putting you in touch with a good mortgage advisor could be the difference between finding the right road to your new home and getting lost. This all makes for a seamless, less stressful move.

Marketing expertise
Gone are the days of traditional marketing methods. Modern estate agents are well-versed in digital marketing strategies, including social media, online listings, and virtual tours. They know how to present properties in the best light, creating eye-catching listings that attract potential buyers. Their marketing efforts extend beyond just listing a property; they also know how to stage homes for viewings and use professional photography to highlight your property's strengths.

Negotiation skills
Negotiating the price of your home can be a complex and emotional process. Your agent will make sure you get the best possible deal in the time frame that works for you. They act as intermediaries, helping to bridge the gap between buyers and sellers and ensuring that both parties are satisfied with the outcome. And this experience and knowledge make their fees worth every penny.

Legal compliance
It’s easy to fall down a legal pitfall when moving. This is why a modern estate agent is imperative for a smooth sale. Complex legal documents are included, from exchanging contracts to local regulations, and their expertise will save you time and money. Then you can enjoy the excitement of moving property to the fullest without any worries.

Contact us to see how we can guide you to a smooth home move

 

As summer rapidly approaches, on the back of a more than buoyant spring, homemovers are achieving good asking prices and getting offers accepted on their new homes. House prices are firming up, instead of rapidly rising, due to sensibly paced house price inflation. This creates good buying and selling conditions; however, it’s as important as ever to price your home correctly, so you can ‘mind the gap’.

 

What does ‘mind the gap’ mean? 

‘Minding the gap’ refers to the difference between the asking price a vendor is willing to accept and the agreed selling price of a home. The good news is the gap is narrowing, with the average difference between the asking price and the agreed sale price growing smaller, with average discounts at 3.9% in March, falling from 4.5% in November 2023.* These figures are yet more proof of an improving market. In some cases, this gap may not exist and it’s also worth remembering that homes are usually priced knowing that there will be room for negotiation. 

 

The art of negotiation

When an agent places a value on your home, they will do so knowing that buyers, will more often than not, try to negotiate on price, so they will take this into account. As a seller, you want to achieve the best possible price for your home and as a buyer, you want to get a lower than asking price offer accepted. Your agent or agents, if you are selling with one and buying with another, are working in your best interests. So, when it’s time to negotiate, even though it’s completely up to you what price you want to offer or accept, listening carefully to your agent's advice is crucial. 

 

Your home and your position in the market are unique 

Your home is as unique as you are, and may achieve more than the asking price, if it gets a lot of buyer interest. This could bring about a sealed bid. Even if this does not happen, you may not have a gap between your asking price and the agreed selling price of your home. On the other hand, if a cash buyer makes an offer below your asking price, then you may decide to accept the offer so you can make your move more quickly. Setting the asking price correctly in the first place should mean you will not have to reduce your price by too much. But, that does not mean you should simply choose the agent who places the highest value on your home.

The best valuations are not always the highest 

A good agent will value your home thoroughly, which is what you want. This is because they will find the features and positives of your home, its location, and the local market, so you can achieve a good selling price. It may be tempting to choose the agent who places the highest value on your home; however, it’s not always a good idea. Overvaluing your home can lead to your sale becoming stale. Some homemovers have found that they sell with a second agent, after not selling with their first choice, because the asking price was set too high.

Know your market 

In March, the percentage of asking prices achieved in the UK stood at 96.1% and with a 9% increase in sales agreed, the market is getting stronger.** However, your local estate agent will be an expert in your local market and in advising you on how to prepare your home for sale. They will also put local market analysis and a database of buyers to good use which will help your home find the right buyer at the right price. It’s good to keep track of the market yourself, by checking out recently sold prices, and comparing the condition of other similar properties. Then you can come up with the right pricing strategy with your agent, that gets you to where you want to be, without a big gap.

 

Get in touch to get moving this summer

 

Zoopla*
hometrack**

 

 

 

When you're attempting to sell your home, before you even consider placing it on the market, you need to decide what your goals are. Do you want a quick sale? Or do you want a big return on investment? There are several ways you can sell your home, and they all come with different benefits, but which property sale suits you?

Different ways to sell your property

There are two main methods for placing your property on the market: selling it through an estate agent or at auction. 

Selling it through an estate agent gives you a higher chance of achieving a sale at a well-reflected price, as selling it at auction can result in a quick and simple sale, but it may also undervalue the property. The fees are slightly higher for selling your property through an auction compared to enlisting the help of an estate agent.

What are the benefits of selling by auction?

The buyer is required to pay a 10% deposit almost immediately, and the majority of properties at auction are 'chain-free', reducing the likelihood of the sale falling through.

Auctions can be a quick selling method: your home is marketed for 3–4 weeks to gain attention, and then the auction takes place, hopefully leading to a successful sale.

What are the benefits of selling with an estate agent?

Selling your home through an estate agent comes at a lower fee and a higher asking price for your home. This allows you to achieve the maximum amount of profit on your property, as they are able to pin down buyers who are willing to pay a well-reflected, reasonable price against the market.

Selling through an estate agent broadens the buyer pool, as many buyers tend to overlook auctions due to their perception of potential fixer-uppers or problematic properties.

So, which property sale suits you?

The key takeaway is that selling your property at an auction could give you a faster sale, while estate agents tend to deliver a higher selling price for a lower fee.

If you're not concerned about the time it will take for your property to sell and you're looking for the highest possible price, an estate agent is your best option. Overall, you are more likely to achieve a higher price when you sell through an estate agent.

 

 

First impressions are crucial
When it comes to selling or renting your home, first impressions are everything. While many focus on big-ticket features like the kitchen or flooring, buyers and tenants often notice something completely different when they first walk in. Understanding what they notice can help you make small but impactful changes to create a lasting impression.

Cleanliness is key
Buyers and tenants notice how clean and well-maintained a property is more than anything else. A spotless home shows that the property is well cared for and worth considering. Clean countertops, floors, and fresh-smelling rooms give a positive first impression and create an inviting atmosphere. This doesn’t require a big investment just a little effort in tidying up.

The entryway sets the tone
The entryway is the first thing buyers or tenants see when they walk into your home, and it sets the tone for the rest of the viewing. A well-lit, tidy entry with a welcoming feel can make a big difference. Adding a plant, fresh doormat, or simple artwork can make it more inviting. A clean, organised entry creates a feeling of warmth and comfort that lasts throughout the viewing.

The importance of natural light
Natural light is one of the first things buyers and tenants notice. Rooms with plenty of light feel brighter, more spacious, and more welcoming. If your home doesn’t get much natural light, consider ways to reflect light, like using mirrors or light-coloured walls. Opening blinds, keeping windows clean, and using light tones can help maximise the natural light available, making the space feel more open and airy.

The little details that make a difference
It’s often the small touches that make a lasting impression. Buyers and tenants notice fresh flowers, a tidy garden, or newly painted doors. These simple details make a property feel cared for and loved. Keeping surfaces clear of clutter and ensuring everything looks neat can go a long way in creating a positive first impression.

Odours matter more than you think
Smells play a big role in how buyers and tenants feel about a property. A clean, fresh scent is inviting, while unpleasant odours can turn people off. Make sure to ventilate rooms before a viewing and remove any musty smells. A neutral, pleasant scent will help create a welcoming environment, making it easier for potential tenants or buyers to imagine themselves in the space.

Functionality over aesthetics
While the aesthetics of your home are important, buyers and tenants often focus on how well the space works for them. They notice if the layout suits their needs and whether it feels practical. A well-organised, decluttered space will feel larger and more functional, even if the aesthetics aren’t perfect.

The overall vibe of the space
Ultimately, what buyers and tenants notice first is the overall feel of the space. Does it feel welcoming, well-maintained, and easy to live in? Creating a positive emotional connection is key. Even small touches like ensuring the space is bright, clean, and tidy can help make the property feel ready for them to move in.

Want to make a lasting impression? Let’s ensure your property stands out.

The north-south price gap nobody's fully explaining
The divergence between property markets in northern and southern England is a recurring feature of UK housing data, and 2026 has produced one of its clearest examples. The latest market data shows stronger performance in lower-priced northern markets, while London and other higher-priced southern areas continue to face greater affordability pressures. Zoopla's latest House Price Index highlights the North East as one of the strongest-performing regions, with agreed sales running ahead of last year despite weaker buyer demand nationally.

The reasons behind this divide go beyond a simple north-versus-south comparison. Mortgage rates, affordability, local supply levels and buyer behaviour are combining to create very different experiences across regional markets.

The mechanism: affordability at current rates
The most direct reason for the current divide is the relationship between mortgage costs and local house prices.

Higher mortgage rates affect every buyer, but the impact is not evenly distributed. A buyer purchasing in a lower-priced market faces a significantly smaller monthly repayment increase than someone purchasing a property in London or the South East, where average prices are substantially higher.

The North East illustrates this difference clearly. Average property prices remain among the lowest in England, meaning that buyers who can secure finance often face a more manageable borrowing requirement compared with buyers in higher-value markets. Zoopla's latest data puts the average UK house price at around £271,900, while the North East remains significantly below this level.

This is not simply a story about northern markets being cheaper. It is about how the current interest rate environment affects different regions in different ways. The same mortgage rate creates a much greater affordability challenge in markets where buyers need to borrow substantially larger amounts.

Supply and demand are also diverging
Another important factor is the balance between available homes and buyer demand.

Zoopla's latest market data shows that higher stock levels and weaker buyer demand are creating more negotiating pressure in some parts of the country. Sellers in more expensive southern markets are facing greater competition from other properties for sale, making realistic pricing increasingly important.

By contrast, the North East has shown stronger sales momentum. Zoopla reports that agreed sales in the region are ahead of last year, despite buyer demand falling nationally. This suggests that affordability is helping maintain transaction levels in areas where buyers can still make the numbers work.

What drives relative demand in northern markets
Two longer-term factors continue to support some northern markets.

The first is affordability. Lower average property prices mean that the relationship between earnings and house prices can be more favourable, allowing more buyers to enter the market even when borrowing costs are higher.

The second is increased flexibility around where people choose to live. Hybrid working has allowed some buyers to consider locations outside traditional high-cost commuter areas, widening the pool of potential buyers for regional markets.

These factors do not mean every northern location is outperforming or every southern market is declining. Local employment, housing supply, transport links and property type all continue to influence performance.

What this means for buyers and sellers
For buyers, the current market highlights the importance of looking beyond national headlines. Regions with lower average prices may offer greater affordability resilience when mortgage rates remain elevated, while higher-priced areas require closer attention to monthly affordability and borrowing capacity.

For sellers, the north-south divide is a reminder that national market commentary represents an average of many different local markets. A property in one region may experience very different demand conditions from a similar property elsewhere.

The most reliable indicator of value remains local evidence: recent comparable sales, current buyer demand and the level of competing properties available.

National trends provide context. Local market evidence provides the answer.

Talk to our team about your local market today

What's changed in how long it takes to find a tenant this year
The experience of letting a property has changed materially since the peak years of the post-pandemic rental market, and Zoopla's June 2026 Rental Market Report puts the shift in specific terms. In 2022, the average rental home received 15.5 enquiries.

In May 2026, that figure was 5.6. The market is not the same market it was, and the landlords who are adjusting their approach to reflect current conditions are finding tenants more efficiently than those who are not.

What the numbers describe
The fall from 15.5 to 5.6 enquiries per property does not mean demand has evaporated. Competition for rented homes remains well above the levels recorded between 2017 and 2019. What it means is that the frantic, near-instant lettings conditions of 2022 and 2023 have given way to something more measured. Properties that launched in the peak period could expect multiple applications within hours of listing. Today, the same property in a similar location will attract fewer enquiries over a longer period before the right tenant emerges.

The supply position explains why the market is still active despite that easing. Supply remains 20% to 30% below pre-pandemic levels in every region, with a national average of 25% fewer homes available to rent than before the pandemic. That structural shortage is what prevents the enquiry slowdown from translating into empty properties or falling rents. Demand has moderated; supply has not recovered. The two forces in tension are what produce the current picture of a market that is neither frenetic nor difficult but requires more deliberate management than it did two or three years ago.

Where the variation is sharpest
The national average of 5.6 enquiries per property conceals a significant range of local conditions. London stands out as the only region where rental demand has increased rather than eased, up 6% in the four weeks to the end of May 2026. Higher mortgage rates have had their greatest impact on first-time buyers in London, where deposits and required income levels are highest, keeping more people in the rental market for longer than they intended. Rental inflation in the capital has consequently risen to 2.2%, up from 1.9% a year ago.

Elsewhere, conditions vary considerably. Areas where the average rent is below £750 per month are experiencing annual rental growth of nearly 5%, well above the national average of 2.1%. Areas where the average rent exceeds £1,250 per month are growing at or below the national average, with high existing rent levels limiting how much further rents can rise before affordability becomes a genuine barrier.

What this means for how landlords should approach a letting
In a market where enquiry volumes are lower and tenants are taking longer to decide, the factors that once did the work almost automatically now require deliberate attention. Accurate pricing relative to current local comparables is the most direct influence a landlord has over time to let. The national average of 2.1% rental growth understates what most renters experience when moving, because rental growth varies so significantly by location. Setting a rent that reflects what local equivalents are achieving now, rather than what was achievable six months ago, is the starting point for attracting interest efficiently.

Presentation and marketing also carry more weight when tenants have genuine alternatives to compare. A well-photographed listing, a clear and accurate description, and flexible viewing availability reduces the friction between enquiry and application.

Rental inflation is expected to run at 2% to 3% across the remainder of 2026, with earnings continuing to outpace rents for the third consecutive year, gradually improving affordability. The market is in a period of adjustment rather than difficulty, and landlords who read the current conditions clearly are well placed within it.

Talk to our lettings team about your property

What the official ONS figures say about house prices, and how the industry is reading them
The ONS UK House Price Index for May 2026, published in July, recorded annual growth of 2.7%, with the average UK property valued at £271,000. Average prices increased by 0.3% between April and May 2026. A year earlier, the monthly change over the same period was 1.5%. The slowdown is real, but the ONS itself attributes a significant portion of it to a specific statistical cause that is worth understanding before drawing wider conclusions.

What the ONS says caused the slowdown
The ONS's own commentary is explicit: the lower rate of annual growth in May 2026 is attributed, in material part, to a base effect following changes to Stamp Duty Land Tax in England and Northern Ireland in April 2025. The April 2025 threshold changes generated an unusually strong surge in completions as buyers rushed to complete before the new rules took effect. That elevated comparative period is now working through the annual figures, making the year-on-year growth rate appear softer than the underlying trend would suggest in isolation. A base effect means the comparison point is artificially high, not that the current performance is artificially low.

The regional divergence the national average does not show
The May 2026 ONS data contains the same regional divergence that has been visible throughout the year. Average property prices in London fell by 3.7% in the twelve months to May 2026. Prices in the North East rose by 5.9% over the same period. Those two figures, both accurate, both from the same index, describe markets that are behaving in almost opposite ways. Presenting the 2.7% national average without the regional context gives an incomplete picture of what the data actually shows.

The gap between the strongest and weakest regions reflects the affordability dynamics that have been reshaping demand since mortgage rates rose sharply in early 2026. Higher borrowing costs have their greatest impact in markets where property prices are highest relative to incomes, which is most acute in London and the South East. In more affordable markets, particularly the North East, the same rate environment has a proportionally smaller effect on monthly repayment affordability, and underlying demand from buyers motivated by genuine need rather than investment calculus has kept both transaction volumes and price growth more resilient.

How the market is reading the figures
Propertymark, the professional body for property agents, noted that the figures show the market remains resilient despite domestic and international pressures, while acknowledging that affordability challenges continue to affect buyers, particularly first-time buyers. Propertymark also drew attention to the Bank of England's rate decision later in July and the Ofgem energy price cap announcement expected in August as the next significant signals for market confidence.

The broader industry reading, reflected across several commentaries following the ONS publication, is consistent with what the data shows: a market that is positive in aggregate, more selective in practice, and more sensitive to external conditions than in the recent past. The phrase that appeared most consistently was realistic pricing. Properties priced in line with current local comparable evidence continue to sell. Those that are not are taking longer. The ONS figure confirms that the market is growing. It does not confirm that every property in every location will grow at 2.7%.

The most useful way to read any ONS figure
The ONS UK House Price Index is among the most accurate measures of completed transaction prices available, because it is based on what buyers actually paid at registration. Its limitation is lag: the May 2026 data reflects transactions that completed weeks earlier. It is the most honest backward-looking measure. For current conditions, it should be read alongside more recent forward-looking indicators such as Rightmove's monthly asking price data, Zoopla's sales agreed tracker, and regional transaction data.

Talk to our team about what the figures mean for you

What separates homes that sell from the ones that don't
Zoopla's July 2026 House Price Index, published on 30 July, contains a figure that every seller preparing to list should understand clearly. Almost 30% of homes listed since the second quarter of 2026 remain unsold without a price reduction. In a market where sales agreed are running 9% below the same period last year and buyer sentiment is being shaped by higher mortgage rates and summer uncertainty, that figure is the most direct available indicator of the gap between sellers who achieve a sale and those who do not.

The index also shows the other side of that statistic: well-priced homes continue to sell, even in a slower market. The two outcomes are not equally distributed across property types, locations, or pricing strategies. Understanding where the market is moving and where it is stalling is what allows a seller to plan accordingly.

Property type is doing most of the work
The July 2026 data shows meaningful divergence by property type, and that divergence is the clearest guide to where buyer demand is currently strongest. Semi-detached houses are recording annual price growth of 1.9% to an average of £282,100, the strongest performance of any property type. Terraced houses are up 1.7% to £242,000. Detached houses are growing at 1.0% to an average of £458,300.

Flats and maisonettes are the outlier. The average flat price has fallen 1.7% year-on-year to £192,200. That decline is concentrated in markets where flat stock is most abundant and where the leasehold concerns around service charges and building safety obligations continue to weigh on buyer confidence. For sellers of flats in these markets, understanding the specific dynamics of their local flat market matters more than the national average.

Location is creating divergent outcomes
The July HPI is explicit that national averages are masking significant local variation. The North East is the only region in England where sales agreed are currently running ahead of last year. Markets including Warrington, Hull, and Dundee are continuing to outperform. Meanwhile, markets including Bath, Oxford, and Harrow are seeing weaker demand and softer price growth.

The gap between stronger and weaker markets is directly relevant to pricing. A seller in a market where demand remains robust and stock is relatively tight is operating in different conditions to one where buyers have extensive choice and sellers are competing for attention. Applying the same pricing approach in both situations produces different outcomes, and the seller who understands which environment they are actually in is better placed to calibrate their opening price accordingly.

Pricing to local evidence is what closes the gap
Zoopla's July analysis identifies realistic pricing, grounded in local market conditions, as the consistent differentiator between homes that sell and homes that do not in the current environment. The almost 30% of Q2 listings that remain unsold without a reduction are not concentrated in one region or one property type. They represent sellers across the country who launched at a price that buyers in their specific market, with their specific alternatives, could not validate.

The implication for any seller approaching the market in autumn is straightforward. UK house price growth is at 1.3% annually, and the trajectory is expected to slow toward approximately 1% by the end of the year. The average UK home has gained £3,400 in value across 2026, a real but modest figure. Sellers who price from that measured reality, using comparable sold prices from their immediate area in the past two to three months, are the ones whose properties appear in completion data rather than in the unsold inventory that the index measures.

Talk to our team about pricing your home accurately