What can being the eldest of 38 children teach you about estate agency? Rachel Ollington shares how growing up in a foster family shaped her understanding of people, homes and empathy. We explore why understanding clients' emotions can transform relationships and deliver better outcomes in property.

Mike Robson of Avocado Estate Agents joins me to discuss why great agents often struggle as business owners. Learn how his team achieves a 77% exchange ratio, why quality beats quantity, and how to build a profitable agency that works for you.

Here are the UK property market stats for week 29, week ending 26th July 2026.

🟩   Listings

Week 29 ..

33.6k new listings this week, (33.8k last week).

Weekly 2026 average : 36.9k. 

10 year week 28 average : 33.5k 

Year to Date

1.069m new listings YTD  

Identical to 2025 YTD

4.1% ahead of 2024 YTD (1.027m)

11.4% higher than the 2017–19 average YTD (959k).      

🟩  UK Gross Resi Sales

Week 29 ..

24k homes sold stc this week 28 (23.6k last week)  

10 year week 29 average : 24.8k

2026 weekly average : 24.7k.

July Figures

The July property market figures tell two very different stories, depending on which year you choose for comparison.

Across the UK, the number of homes sold subject to contract was 5.2% lower than in July 2025. Yet sales were still 13.6% higher than in July 2023, when the property market was struggling with rapidly rising mortgage rates and weakened buyer confidence.

Here is how every region performed:

* East Midlands: down 3.9% compared with July 2025, but up 20.3% compared with July 2023.

* East of England: down 2.7% on 2025, yet up an impressive 21.1% on 2023, the strongest three-year improvement of any region.

* London: down 4.4% against 2025 and only 5.6% ahead of 2023, making the capital the clear laggard.

* North East: down 4.4% year on year, but still 12.3% higher than in 2023.

* North West: down 9.5% compared with 2025, the largest annual fall, although activity remained 15.3% above 2023.

* Scotland: up 0.3% against July 2025 and up 15.7% compared with 2023. It was the only region to record annual growth.

* South East: down 5.9% year on year, but 12.9% ahead of 2023.

* South West: down 3.1% compared with 2025 and up 11.5% against 2023.

* Wales: down 4.9% year on year, while remaining 11.9% above July 2023.

* West Midlands: down 6.0% against 2025, but up 14.4% compared with 2023.

* Yorkshire and the Humber: down 7.4% year on year, although sales were still 11.0% higher than in July 2023.

* Nationally: sales were down 5.2% compared with July 2025, but up 13.6% compared with July 2023.

So, is the property market improving or weakening?

The honest answer is that it has cooled from last year, but it is nowhere near the difficult conditions experienced in 2023.

Most regions are seeing fewer sales agreed than in July 2025. However, every region except Scotland is being compared with an unusually active 2025 market. Against 2023, every region is comfortably ahead. The biggest lesson is that national headlines rarely tell the whole story.

For homeowners, this means there are still buyers in the market, but they have more choice and are less forgiving when a home is launched at an unrealistic asking price. Properties that are well presented, marketed properly and sensibly priced are still attracting interest. Those that chase the market from behind may struggle.

The figures do not suggest a property market in crisis. They suggest a more selective market where preparation, presentation and pricing matter.

Year to Date for house sales 

715k UK homes sold stc YTD

7.1% lower than 2025 YTD (769k)

Yet still Gross Sales YTD are still …

Identical to 2024 YTD (715k)

10.7% higher than 2023 YTD (646k)

6.7% higher above pre Covid 2017-19 years (670k).

Decade average - 707k YTD

🟩 UK Net Resi Sales YTD 

(Net Sales being Gross Sales less Sale Fall Thrus). 

Week 28

18.2k Net Sales (18.1k last week) 

10 year Week 28 average: 19.1k.

Weekly average for 2026: 19.2k. 

🟥 Want more in-depth analysis on these stats ??

Watch this week’s episode (week 29) of the ‘UK Property Market Stats Show’ with Ben Madden

https://youtu.be/gxngstEPJVM

From Million Dollar Listing to building a boutique agency in Oxfordshire, Lucy Joerin shares lessons on branding, growth, premium property sales and lead generation. We discuss launching from scratch, avoiding cash flow mistakes, recruitment, franchising and what it really takes to build a successful estate agency.

Student rentals have been transformed by the Renters' Rights Act. I'm joined by Suzanne Smith to explore the biggest challenges facing landlords, from eviction risks and advance rent restrictions to changing letting patterns, and why proactive letting agents have a real opportunity to support clients through the changes.

Can estate and letting agents be both ethical and profitable? Rachel Ollington believes they can. We discuss challenging industry misconceptions, balancing landlord and tenant relationships, building high performing teams, and creating a sustainable agency where ethics, profitability and people work together.

Is solo estate agency getting too lonely? Going self-employed offers freedom, but it can also be isolating. Lee O’Brien of IAD UK discusses why mentors matter, the difference between coaching and accountability, and how the right support network can help you grow a successful agency.

Is collaboration in estate agency real or just an industry myth? I sit down with Jerry Lyons and Nick Cheshire from The Ethical Agent Group to explore why trust, private networks and non competing agents often create the most valuable conversations and support.

Do you need years of estate agency experience to succeed as a self-employed agent? I’m joined by Lucy Joerin, estate agent, coach and co-founder of a successful Cotswolds agency model, to discuss mindset, resilience, lead generation, business ownership and why industry experience isn’t always the key to success.

In this episode, I’m joined by lettings coach Rachel Ollington to explore why self-employed estate agents should add a lettings department. We discuss four key benefits, including predictable income, improved cash flow, business growth, and stronger community presence.