Mum guilt in estate agency is real but rarely discussed. In this episode, we chat with Sam Cerrone, a self employed agent from the West Midlands, about balancing family, business, and the pressure to do it all. Sam shares her experience of raising three children while running a thriving agency, setting boundaries, managing guilt, and finding motivation in a career that never switches off. Tune in and join the conversation.

Behind the heels and handbags lies a story rarely told in property. Estate agent Sharon Carter from East Anglia shares the unseen challenges of being a single woman in the UK property world, from loneliness after long viewings to the quiet resilience required to keep going. Raw, honest, and long overdue, this conversation explores mental health, self worth, and finding peace in the everyday.

Feeling the pressure of mum guilt while building your property career? In this episode, Belvoir franchisee Patsy Day from Norfolk and Suffolk shares her journey of balancing family life with a demanding estate agency career. She opens up about sacrifices, support networks, and thriving in a male dominated industry, offering honest insights and practical advice for juggling ambition, motherhood, and resilience. Join the conversation and share your experiences.

Grow your personal brand as an estate agent with insights from Jamie Lester, boss of House Estate Agents and former Apprentice star. He shares how Instagram and LinkedIn help you connect with vendors and developers, create engaging expert content, build confidence on camera, and use social interactions to stand out and win more instructions.

Chris Watkin speaks with John Hards, former Countrywide Lettings Director, on how lettings grew into a £200m business. They explore acquisitions, private equity interest, consolidation, and what agents must consider to maximise value and future proof their businesses.

UK Property Market Weekly Update - Week 49, 2025

I look at the UK property market in the ‘UK Property Market Stats Show“ for the week ending Sunday 14th December 2025 with the brilliant Adam Lawrence, the founder of Propenomix

YouTube

https://youtu.be/9vDevQx9wEY

✅ New Listings

* 16.2k new properties came to market this week, down as expected from 19.4k last week.

* 2025 weekly average: 34.1k.

* 9 year week 49 average : 19.5k

* Year-to-date (YTD): 1.669m new listings, 0.1% below than 2024 YTD (1.670m) and 7% above the 2017–19 average (1.559m)

✅ Price Reductions

* 9.1k reductions this week, lower than last week’s at 12.8k (Estate Agents seem to forget they can reduce houses prices after the first week in November!). 23.2k is the average weekly number of reductions for 2025.

* 8.8% of resi homes for sale were reduced in November. Compared to Oct 12.8%, Sept 14.1%, August 11.1%, July 14.1% in July and 14% in June.

* 2025 average still remains at 12.8%, versus the five-year long-term average of 10.74%.

✅ Sales Agreed

* 17.2k homes sold subject to contract this week, down expectedly from 18.5k last week.

* Week 49 average (for last 9 years) : 18.7k

* 2025 weekly average : 25.3k.

* YTD: 1.238m gross sales, which is 2.3% ahead of 2024 (1.211m) and 11.4% above the 2017–19 average (1.111m).

* Some will note Gross Sales in Q4 were higher - this was the first time buyers were buying homes to beat the March 2025 stamp duty deadline

✅ Price Diff between Listings & Sales

* Average Asking Price of listings last week £403k

* Average asking price of Sales Agreed (SSTC) last week was £352k

* A 14.6% difference (long term 9 year average is 16% to 17%).

✅ Sell-Through Rate

* 13.5% of homes on agents’ books went SSTC in November. Down from 15% in October, 14.1% in Sept, 14.5% in Aug, 15.4% in July, 15.3% in June, and 16.1% in May.

* Pre-Covid average: 15.5%.

✅ Fall-Throughs

* 4,783 fall-throughs last week (pipeline of 482k home Sold STC).

* Weekly average for 2025: 6,100.

* Fall-through rate: 25.8%, slightly up from 24.9% last week.

* Long-term average: 24.2% (post-Truss chaos saw levels exceed 40%).

✅ Net Sales

* 12.9k net sales this week, down expectedly from 13.7k last week.

* Nine-year Week 49 average: 13.9k.

* Weekly average for 2025: 19.2k.

* YTD: 942k, which is 1.9% ahead of 2024 (924k) and 8.4% above 2017–19 (868k).

✅ Probability of Selling (% that Exchange vs withdrawal)

* November Stats : 55.2% of homes that left agents’ books exchanged & completed in November. (Note this figure will change throughout the month as more November stats come in).

* October 53.3% / September: 53.1% / August :55.8% / July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%.

✅ Stock Levels

* 678k homes on the market on the 1st of December, down from 742k on 1st of November. December ’25 is identical to December ’24.

* 482k homes in sales pipeline on the 1st December, almost identical than 12 months ago.

✅ House Prices (£/sq.ft)

* November 2025 agreed sales averaged £342.27 per sq.ft. 0.7% higher than 12 months ago and 12.6% than 5 years ago. The £/sqft at sale agreed matches the HM Land Registry Index with a 98% accuracy, 5 months in advance. That is why it is so important. November figures will follow in next weeks show.

✅ UK Rental Market Overview

* Average Rent in November - £1,792 pcm - compared to £1,798 in Nov 2024 and £1,405 in Oct 2017.

* Available Rental Properties in November ’25 - 321k compared to 300k in November ’24.

* Notable increase of 22.8% more rental homes in Outer London than 12 months ago, yet a 3.7% decrease in Inner London - Not sure why

✅ Graphs

https://we.tl/t-i2gNxxE5mz

Think self-employed estate agency is all glamour? Think again. Sharon Carter from East Anglia joins us, to reveal the realities behind recruitment hype. From generating your own business to handling pressure without a safety net, they tackle mindset, support, and accountability, giving a frank insight into what it really takes to succeed in today’s UK property market.

What does it really mean when agents say they’ve “capped” or hit “icon status”? In this episode, we chat with top UK estate agent Sam Cerrone to unpack these buzzwords and why they matter. Sam shares her journey from not knowing what “capping” meant to achieving it multiple times, revealing how it works within the eXp model and what it truly takes to build success in today’s property market.

Are cheap fees killing your profits? We chat with estate agency commentator Simon King to expose the myth that lower fees win more instructions. With 83% of vendors not choosing the cheapest agent, Simon explains why value, confidence and clear communication matter far more. Learn how to charge your worth and attract better, more loyal clients.

Do you really understand your numbers? In this chat, Patsy Day from the Belvoir Network in Suffolk and Norfolk explains how knowing the financial side of your agency can transform your business. From calculating a profitable hourly rate to charging for extra services, she shares how small shifts in mindset and support from Belvoir’s Elevate programme helped her boost efficiency, profitability, and focus on working on her business, not just in it.