The UK property market in 2025 has been a tale of two halves. After a strong finish to 2024, growth has cooled considerably, leaving many homeowners wondering whether now is the right time to sell or if they should wait for better conditions ahead.
It’s a question that doesn’t have a simple answer. The decision to sell your home involves weighing current market conditions against your personal circumstances, seasonal factors, and future forecasts. Let’s explore what the data tells us about today’s market and what it means for sellers like you.
Where Does the Market Stand Right Now?
UK house price growth has slowed in recent months, with average prices rising by just 1.4% in August compared to 1.9% growth in December 2024. The average UK home now sits at £271,000.
October 2025 asking prices edged up by just 0.3%, bringing the average new seller price to £371,422, but compared to this time last year, prices are fractionally down. It’s a market that’s holding firm rather than surging ahead.
The slowdown isn’t uniform across the country. Growth is weakest in southern England, where prices are rising by less than 0.5% across London, the South East, the South West and the East of England, whilst in the North West, prices are 3.1% higher year-on-year .
Several factors are behind this cooling. Higher stamp duty costs since April, combined with affordability pressures, are holding back growth. Add to this the uncertainty surrounding potential tax changes, and you have a market where some buyers are choosing to pause rather than proceed.
(Data source: Zoopla)
The Arguments for Selling Now
Despite the slower pace, there are compelling reasons why selling now could work in your favour.
Less Competition Than You Think
Buyer demand and new listings are both down 5% compared to September 2024. Whilst this might sound negative, it actually means less competition for sellers. With fewer properties on the market, yours has a better chance of standing out to serious buyers.
The market is experiencing a decade-high level of property choice for buyers, which means that sellers who are serious about selling have had to acknowledge their limited pricing power and moderate their price expectations. If you price realistically and present your property well, you can still secure a buyer.
Mortgage Rates Are Improving
Average mortgage rates, particularly two-year fixed rates, are still lower than they were a year ago. Combined with flat house prices and improved lending criteria, many home-movers may find their affordability significantly improved compared with last year.
This improved affordability means there are active buyers in the market right now. The Bank of England has already cut interest rates from their peak, lowering the base rate to 4% in August 2025, and the majority of economists polled by Reuters still predict the Bank of England will cut interest rates again in November or December.
Your Personal Circumstances Matter Most
Market conditions are important, but they shouldn’t override your own needs. If you need to move for work, family reasons, or simply because your current home no longer suits your lifestyle, waiting for the “perfect” market moment could mean missing out on months of living in the right property for you.
The average time from listing to completion is typically six to seven months. If you wait for market conditions to improve, you could add another six months or more to your timeline.
The Case for Waiting
On the other hand, there are reasons why some sellers might benefit from patience.
Forecasts Suggest Better Days Ahead
Whilst growth in 2025 is expected to be just 1%, forecasts for the next five years predict growth of 24.5% over the period Morningstar.
If you’re not in a rush to move, waiting could mean more equity in your property. However, remember that forecasts are just that – predictions that can change based on economic conditions, government policy, and global events.
Spring Could Bring More Buyers
Spring is normally considered the optimal time to sell, offering a combination of pleasant weather, attractive property presentation, and active buyer markets, facilitating quicker sales and potentially higher offers.
May is typically the busiest month for house sales in the UK. If you list in February or March, you could catch the wave of spring buyers who are ready to act.
That said, the old seasonal rules aren’t as rigid as they once were.
Budget Uncertainty May Clear
Speculation about possible tax changes has started to affect activity, with buyer demand for homes priced above £500,000 down 4% compared with a year ago.
Once the Autumn Budget passes and any tax changes become clear, some of this uncertainty will lift. Buyers who’ve been sitting on the fence may return to the market with renewed confidence.
Understanding what the Autumn Budget 2025 might mean for home buyers and sellers can help you plan your timing more strategically.
What the Numbers Say About Selling Times
Speed of sale varies throughout the year.
But here’s the thing – these are based on averages. A well-presented property at the right price can sell quickly in any season, whilst an overpriced or poorly marketed home will struggle even in peak spring.
Making Your Decision: A Practical Framework
Rather than trying to time the market perfectly, consider these practical factors:
Your financial position:
Can you afford to wait, or do you need to release equity now? Have you factored in the costs of staying put versus moving sooner?
Your local market:
National trends don’t always reflect what’s happening in your area. Getting a professional property valuation from someone with deep local knowledge can give you a realistic picture of how your property would perform right now.
Preparation time:
Can you get your property looking its absolute best now, or would waiting give you time to address those niggling maintenance issues that could put buyers off?
The cost of waiting:
Remember that every month you wait is another month of mortgage payments, utility bills, and maintenance costs. Even if prices rise slightly, you need to weigh this against the ongoing costs of ownership.
How to Maximise Your Chances in Today's Market
If you do decide to sell now, these strategies will help you succeed:
Price competitively from the start:
Overpricing in a slowing market will leave your property sitting unsold for months.
Present your property brilliantly:
With more choice available, buyers can afford to be picky. First impressions matter more than ever.
Be flexible with viewings:
Accommodate buyers’ schedules, even if it means evenings and weekends. The easier you make it for people to view, the more interest you’ll generate.
Choose the right estate agent:
Working with an agent who has genuine local expertise means better pricing advice, stronger marketing, and connections to serious buyers in your area.
The Bottom Line
There’s no universal “right time” to sell. It’s a functioning market with willing buyers and realistic sellers finding common ground.
If you need to move, the best time to sell is when it works for you. Yes, spring might bring a few more viewers, and yes, waiting another year might add a small amount to your sale price. But the costs – both financial and personal – of delaying a move you need to make can easily outweigh those potential gains.
The key is being realistic about pricing, presenting your property well, and working with professionals who understand your local market. A property that’s priced right and marketed effectively can sell successfully in any season.
Frequently Asked Questions
Is it better to sell a house in a slow market or wait for prices to rise?
It depends on your personal circumstances. Whilst waiting might mean slightly higher prices in future years, you’ll also pay ongoing costs like mortgage payments and maintenance. If you need to move, selling now in a functioning market is often better than delaying for uncertain future gains.
What months are worst for selling a house in the UK?
Late November through December and mid-summer (July-August) typically see slower activity. However, motivated buyers still search during these periods, and less competition can work in your favour if you price competitively.
How long does it take to sell a house in the current market?
It takes 8 weeks to get a sale agreed on average, with the complete process taking 5 months on average, although it can take longer if you are in a chain. Well-priced properties in good condition can sell faster, whilst overpriced homes may sit on the market for months.
Should I wait until spring 2026 to sell my house?
Spring is traditionally busy, but it also brings more competition from other sellers. If your circumstances allow you to wait, spring 2026 could offer more buyers. However, if you need to move sooner, don’t let seasonal trends delay your plans – properties sell year-round when priced and marketed correctly.
Will house prices go up or down in 2026?
Forecasts predict that property prices will go up in England in 2026. However, forecasts can change based on interest rates, economic conditions, and government policy, so they shouldn’t be the sole factor in your decision.
Why Michael Anthony Estate Agents?
For over 30 years, Michael Anthony Estate Agents has helped sellers across Buckinghamshire, Bedfordshire, and Hertfordshire navigate every type of market condition. Whether prices are rising strongly or moving more cautiously, our local expertise and honest advice help you make the right decision for your circumstances.
We combine professional market knowledge with a personal touch, guiding you through every step from your initial valuation to completion. Our approach is straightforward: we tell you what your property is realistically worth in today’s market, how long it’s likely to take to sell, and what you can do to maximise your chances of a successful sale.
The question of whether to sell now or wait doesn’t have a one-size-fits-all answer. Get in touch with our team for a free, no-obligation market appraisal of your property. We’ll give you an honest assessment based on current conditions in your specific area, helping you make an informed decision that’s right for you.