At Starkings & Watson we’re frequently asked: “Is now a good time to sell?”. The short answer: yes — and with the right strategy, now offers a real opportunity. The longer answer: the picture is nuanced, so timing, pricing and presentation matter more than ever. Here’s a breakdown of what we’re seeing, what it means for you and how you can move wisely.

🏡 Market snapshot

1. Moderate house-price growth, regionally varied

   • According to the Office for National Statistics, average house prices in England stood at about £290,000 in May 2025, up roughly 3.4% year-on-year.

   • However growth is uneven: the North East saw higher annual growth (~6.3%) while the South-West and London are lagging behind.

   • Some indices indicate growth will be modest. For example, Zoopla estimated annual growth at about 1.3% as of September 2025, and forecast ~1 % for the year.

2. Supply is up for the year; buyer demand is softer

   • Data from Rightmove shows new listings are up ~11% compared to last year, while buyer demand is only up ~3%.  Q4 of the year is always mixed, and it certainly felt the Winter slow down came earlier – mainly due to Government conversations surrounding Stamp Duty and the follow up budget.

   • The average time a property is taking to sell has increased (e.g., ~37 days on average in the UK, about 10% longer than a year earlier) according to Zoopla.  On the ground in Norfolk & Suffolk we are following the same trend, quoting most sellers 4-8 weeks to sell if following a defined pricing strategy

3. Affordability & cost pressures remain significant

   • Mortgage rates are higher than the ultra-low rates of recent years, meaning affordability is tighter for many buyers.

   • Sellers in higher-value regions (e.g., London and the South East) face both affordability headwinds and tax/legislative uncertainty.

4. Forecasts remain cautious

   • The general consensus is not for a crash but for modest growth. For example, the Nationwide Building Society suggests growth in the 2-4% range in 2025.

   • Market watchers note that much will depend on mortgage rates, tax policy changes (including stamp duty / property tax speculation) and overall economic performance.

✅ What it means for you as a seller

Here’s how we translate those data points into practical advice for someone considering putting their home on the market:

• It’s a seller’s or buyers market — perhaps both?
  You’re still in a position of strength compared to many years ago: property values are up compared to a year or two back in many areas, and buyer interest remains. But you cannot rely on rapid price rises or ultra-competitive bidding wars to do the work for you.

• Realistic pricing wins.
  With more homes to choose this year, some buyers are adopting a “wait and see” approach, setting a realistic asking price right from the start is more important than ever. Overpricing could lead to longer time on market, which often triggers reductions and weaker negotiating position.

• Presentation and positioning matter.
  When the market is more balanced (rather than overwhelmingly hot), homes that are well-prepared, visually appealing, marketed well and have strong photography tend to stand out.

• Timing & tax considerations may influence decisions.
  Some buyers are holding off decisions ahead of potential tax or policy changes (for example changes to stamp duty or property taxation). That can reduce active competition for a time — which can work for you (less competition) or against you (fewer active buyers).

🧭 Our view: Why now could be the right moment

At Starkings & Watson we believe that despite softness and cautiousness in the market, now is a good window for motivated sellers — especially those who:

• Have already found their next move or do not depend on a large uplift to make their plans viable.

• Are willing to adopt a strategic, professional approach to pricing and presentation.

• Want the benefit of the tax and financing environment before further changes or uncertainty sets in.

As we head towards the end of 2025, we are already meeting sellers who are adopting a ‘low key’ approach, ready for a launch in 2026 – this is a great way to attract serious buyers from our database, whilst not launching publicly whilst we await budget results.

🔍 Our top tips for sellers

Here are seven actionable steps we’d recommend (and regularly guide our clients through):

1. Get a robust market appraisal early.
   Work with an agent who understands your local market (location, property type). Because the national data is useful, but regional and street-level variation is large.

2. Price to sell — smartly.
   Set a realistic but confident asking price. Consider setting a price that invites interest and avoids immediate erosion – we know you can’t undersell a house, but you have to trust your agent!

3. Prepare the property for viewings.
   Invest in decluttering, minor repairs, staging. Visual impressions matter more in a slightly slower market.

4. Be flexible on timings and negotiation.
   With fewer runaway buying frenzies, buyers may expect (and appreciate) smoother flexibility on completion dates or conditions.

5. Understand your onward move.
   If you are buying and selling contemporaneously, make sure your planning accounts for realistic sale timelines. Holding costs matter.

6. Work with a proactive agent.
   Agent selection matters more than ever. You want someone who actively markets, follows up viewings, knows how to create urgency and handles negotiation well.

7. Don’t wait just for the “perfect” moment.
   If you’re ready and have a plan, the risk of delay (market moving sideways, interest rates increasing again, tax changes) may outweigh the potential gain from waiting.

At Starkings & Watson, we specialise in guiding sellers through these conditions: pricing intelligently, marketing effectively, managing the onward move and ensuring you maximise your position. If you’d like us to run a free, no-obligation valuation and market review of your property — tailored to your home and your specific circumstances — we’d be delighted.