📍 UK Housing Market Outlook: A Season of Caution & Opportunity.

By Adrian Knapper, Estate Agent | 20 Years in Property, North Staffordshire and South Cheshire Housing Market.

As we move into the second half of 2025, the housing market feels like it’s holding its breath. While lower mortgage rates (hovering around 4.5% in many areas) have given buyers a little more room to manoeuvre, the bigger picture is one of restraint. Here’s why:  

1. Global Instability = Local Uncertainty

Ongoing trade wars, tariffs, and geopolitical tensions are making the Bank of England’s rate decisions harder to predict. This ripple effect keeps buyers and sellers cautious, especially with autumn’s budget looming and whispers of future tax changes.  

2. Affordability Squeeze

Energy costs and living expenses are still nibbling at household budgets. While wages are rising, so are deposit hurdles for first-time buyers, even with lenders relaxing stress tests. In many regions, well-presented homes under £200k are selling fast, but the mid-market is slower.  

3. Stamp Duty Hangover

The March stamp duty rush pulled demand forward, leaving a quieter summer. History tells us it takes months for the market to recalibrate after such changes, so don’t read too much into short-term dips.  

4. Seasonal Shifts Ahead

As warmer months fade, so does the traditional peak activity. Coupled with energy price worries, colder months often see fewer listings, but serious buyers remain active. Now’s the time for realistic pricing and sharp kerb appeal.  

My Take?

This isn’t a market for panic, but patience. Prices in many areas are holding steady (detached avg. £320k in some regions), but national growth will stay muted into 2026. For sellers: presentation and pricing are key. For buyers: affordability improvements are coming, but so are winter bills, plan accordingly.  

The long game? Rates will ease, wages will rise, and by 2027, we’ll likely see a healthier balance. Until then, it’s about navigating the bumps with eyes wide open.  

In the current housing market, property sellers need to be aware of Estate Agent over valuations to win business and Locked-In agency contracts 

A recent Panorama investigation revealed concerning practices among some estate agents, who deliberately overvalue properties during market appraisals to secure business, prioritising their own interests over providing sellers with accurate, comparable pricing.

Once signed, many sellers find themselves trapped in lengthy tie-in contracts, sometimes lasting months, which allow agents to list the property without actively marketing it effectively. This leaves homeowners powerless to switch agents, even if performance is poor.

Clients deserve dignity, transparency, and control. Contracts should clearly outline fees while offering ‘zero-week tie-ins’, ensuring sellers remain in charge of which agent represents them. This would incentivise agents to prioritise swift, effective sales at the best possible price, rather than relying on restrictive agreements to retain business.

The industry must reform to protect sellers from exploitative practices and restore trust in the housing profession.

My advice price your home at a more realistic market price and it will sell in the current housing market. People are still looking to move home.

Adrian Knapper MNAEA

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eXp UK Estate Agent

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