Realism is Key to Success in This Summer’s Housing Market
Overall, there’s one clear message this month: be realistic. That means the need for realistic expectations, whether on price or speed of sale.
To highlight again, the data we use has a lag on it, so it’s topped up with the very latest data I’ve spotted from other trusted sources, too.
Let’s dive in, and I’ll show you what I mean.
Selling data
The latest agent figures refer to April, the traditional start of the sales season.
They’re good pointers today, some weeks later, because they’re shaped by the same ‘big picture’ forces we see right now. Interest rates are unlikely to fall soon. Instead, economic uncertainty and international tensions are hitting us in our pockets.
So, in April, each Propertymark member branch had an average of 12.3 extra homes for sale as buyers launched into the market. However, each available home had just around 2.4 viewings during the month, which is lower than March, when there were fewer homes on the market.
The viewing number is a surprise at this time of year. It is especially surprising as there were around 78 potential buyers on the books of each agency branch.
So, what’s going on?
I believe people definitely want to buy, but they’re being realistic (there’s that word again!) about what they want and how much they can afford.
In basic terms, buyers are choosier because there’s a lot of choice. They are only interested in homes ticking the right boxes, and at the right price.
And talking of price, from all the sales completed in April, only 11% actually achieved the asking price. A whopping 86% sold below the asking price.
Let’s feed on the latest Rightmove data, which concentrates on asking prices. It shows that in the four weeks to early June, asking prices dipped 0.5% across the UK. More in the south of England, a little less in most other places.
That sounds small, but every previous June for the past 14 years, asking prices had actually risen slightly. The about-turn in 2026 is because buyers and their agents recognise that with so much choice and worries about the future, sensible sellers are putting realistic prices on their homes to lure buyers.
And that’s my clear message about the market right now. Price it right, first time, and you stand a significantly better chance of selling than being unrealistic.
How long is too long?
Regular readers will know my criticisms of the current property sales system; it’s too slow and too complicated. Things are changing (slowly!), but in the meantime, it’s painful.
In April, almost half of its agents recorded the time between accepting an offer and actually exchanging contracts, taking 17 weeks or even more.
And a few days ago, one major agency urged would-be sellers to list properties for sale now, in June, if they want to stand a chance of being in their next home by Christmas!
Over the years, I’ve seen these issues create so much emotion and immense frustration. So, as before, my advice to sellers is to work with agents to get the maximum information in front of buyers at the start of the process. This can help cut the chances of heartbreaking delays.
Rental market figures
The Renters Rights Act, shifting the balance of power from landlords to tenants, is still filtering through the rental market.
It’s too early to tell whether it leads to more landlords selling up and what that means for supply. But the April data, just before the Act kicked in, saw a promising increase in the average number of new tenancies to 9.6 per branch.
However, that’s where the good news ends in the rental sector, because there remains a major imbalance between supply and demand. In April, around seven would-be tenants were chasing every available home to let.
Unsurprisingly, rents are still rising. A respected lettings agency says that while increases are much slower than in 2024 and 2025, the average monthly rent across Britain now is over £1,300. A daunting figure for many tenants.
What’s next for the housing market?
The housing market has had a lot thrown at it, from war to inflation. But remember that the major indices, Halifax and Nationwide in particular, have shown only tiny price dips, despite it all. The market is showing resilience, even if it’s not as healthy as we would like.
Optimistic news about the Middle East is tempered by political upheaval in the UK this summer. It’s all high-level stuff, but it definitely affects the mood of buyers and sellers.
Even the World Cup and our always-spectacular summer of sport can slow the market too, for no other reason but that we’d rather cheer on our favourites than look at properties!
It’s a challenging mix but shouldn’t deter those who do their research, prepare their upfront information, and most of all … stay realistic.
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Last Updated: June 18th, 2026
