UK Property Market Update

The headlines for the 7th week of the 2026 UK Property Market (week ending Sun. 22nd February 2026)

🟩 Listings YTD
243k new properties have come onto the market YTD , 1% ahead of 2025, 10% above 2024, and 20% higher than the 2017–19 average.

🟩 Gross Sales YTD
167k UK homes sold STC YTD , 6% lower than 2025, 12% higher than 2024 and 20% above pre Covid norms.

🟩 Net Sales YTD 
129k UK net home sales YTD (Net Sales being Gross sales less Fall Thrus). 4% lower than 2025, 12% ahead of 2024, 29% ahead of 2023 and 17% above the 2017–19 average.

🟥 Overvaluing

47% of the homes that left UK Estate Agents books in January were withdrawn unsold. Main cause - blatant overvaluing supported by long sole agency agreements of 20+ weeks.

 

 

✅ The YouTube Show

 

The YouTube  ‘UK Property Market Stats Show’ for the week ending Sunday, 22nd February 2026 (week 7) with the awesome Bryan Mansell

 

https://youtu.be/KPyFviSflDo

Detailed Breakdown …

 

✅ New Listings

 

•           36.4k new properties came onto market this week in week 6, slightly down from 36.5k last week.

•           2025 weekly average: 30.6k.

•           10-year week 7 average : 33.1k

 

✅ Price Reductions

 

•           19.8k reductions this week

•           12.2% of resi homes for sale were reduced in January. Jan 25 - 12.8%. Jan 24 - 11.1%

•           2025 average was 12.8%, versus the 5-year long-term average of 10.74%.

 

✅ Sales Agreed

 

•           26.2k homes sold stc this week 7, down slightly from 26.6k last week.

•           Week 7 average (for last 10 years) : 25.5k

•           2026 weekly average : 22.2k.

 

✅ Price Difference between Listings & Sales

•           17.8% difference (long term 10 year average is 16% to 17%). (£425k ave Listing Ave Asking price vs £366k Sale Agreed ave Asking price)

 

 

✅ Sell-Through Rate

 

•           13.6% of homes on agents’ books went SSTC in January ’26. (Jan ’25 - 15% / Jan ’24 - 13.9%)

•           Pre-Covid average: 15.5%.

 

✅ Fall-Throughs

 

•           5,371 fall-throughs last week (pipeline of 422k home Sold STC).

•           Weekly average for 2025: 6,100.

•           Fall-through rate: 20.2%, down from 21.5% last week.

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

 

✅ Net Sales

 

•           21.1k Net Sales, down slightly from 21.2k last week

•           Ten-year Week 7 average: 20.7k.

•           Weekly average for 2026: 18k.

•           Weekly average for the whole of 2025: 18.4k.

✅ Probability of Selling (% that Exchange vs withdrawal)

 

•           Jan ’26 Stats : 53.7% of homes that left agents’ books exchanged & completed in Jan. (Note this figure will change throughout the month as more Jan stats come in).

•           December 60.2% / November 55.2% / October 53.3% / September: 53.1% / August :55.8% / July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%.

•           Jan 25: 54.3% / Jan 24: 50.7% / Jan 23: 54.4%  / Jan 22: 68.6%

✅ Stock Levels

 

•           663k homes on the market on the 1st of February ’26. (660k - Jan 25)

•           422k homes in agent’s sales pipeline on the 1st Feb 2026, slightly lower than 12 months ago on 1st Feb ’25 (433k).

✅ UK Rental Data

•           Average Rent in Jan 2026 - £1,758 pcm (£1,739 in Jan 25)

•           318k UK Rental Stock available to rent (293k in Jan 2025

 

✅ House Prices (£/sq.ft)

 

•          January ’26 agreed sales averaged £340.73 per sq.ft. 0.63% higher than 12 months ago (£338.59) and 16% than 5 years ago (£293.54). 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.

 

✅ Local Focus

Tooting (SW17)

Is this the UK’s most ethical estate agency? Chris Watkin talks with David Powell, CEO of Andrews, about what ethical agency really means. From charitable ownership to customer first values, they explore overvaluing, industry change, and how profit and purpose can work together in today’s property market.

Chris Ellis questions Rightmove’s dominance, showing how off market sales, pricing flexibility and strong relationships can often achieve higher prices, challenging agents to rethink traditional property selling methods.

Why is stamp duty holding back the UK property market? Chris Watkin speaks with David Powell, CEO of a 40 branch agency network, on how this tax inflates moving costs, restricts first time buyers, and slows market movement. They debate long-term solutions, alternative revenue options, and whether reform could unlock transactions and boost the wider economy.

In this episode, we talk with Amy Rowlands, an estate agency leader from North East Wales, about one of the UK property market’s biggest challenges: staff engagement. Amy shares honest insights on recruitment, COVID’s impact, and tough lessons from staff departures, revealing why clear values, shared vision and genuinely caring for people are key to building motivated, committed teams.

UK Property Market Update

The headlines for the 6th week of the 2026 UK Property Market (week ending Sun 15th February 2026)

🟩 Listings


207k new properties have come onto the market YTD , 1% ahead of 2025, 10% above 2024, and 22% higher than the 2017–19 average.

🟩 Gross Sales


141k UK homes sold STC YTD , 13% higher than 2024 and 22% above pre Covid norms.

🟩 Net Sales 


108k UK net home sales YTD (Gross sales less Fall Thrus) running 14% ahead of 2024, 31% ahead of 2023 and 18% above the 2017–19 average.

🟥 Overvaluing

47% of the homes that left UK Estate Agents books in January were withdrawn unsold. Main cause - blatant overvaluing supported by long sole agency agreements of 20+ weeks.

 

 

✅ The YouTube Show

 

The YouTube  ‘UK Property Market Stats Show’ for the week ending Sunday 15th February 2026 (week 6) with the awesome Simon Gates

 

https://youtu.be/4cx3IADq3pM

Detailed Breakdown …

 

✅ New Listings

 

•           36.5k new properties came onto market this week in week 6, slightly down from 36.9k last week.

•           2025 weekly average: 30.6k.

•           10-year week 6 average : 33.8k

 

✅ Price Reductions

 

•           20.5k reductions this week

•           12.2% of resi homes for sale were reduced in January. Jan 25 - 12.8%. Jan 24 - 11.1%

•           2025 average was 12.8%, versus the 5-year long-term average of 10.74%.

 

✅ Sales Agreed

 

•           26.6k homes sold stc this week 6, up from 25.4k last week.

•           Week 6 average (for last 10 years) : 26.1k

•           2026 weekly average : 22.2k.

 

✅ Price Difference between Listings & Sales

•           18% difference (long term 10 year average is 16% to 17%). (£425k ave Listing Ave Asking price vs £366k Sale Agreed ave Asking price)

 

 

✅ Sell-Through Rate

 

•           13.6% of homes on agents’ books went SSTC in January ’26. (Jan ’25 - 15% / Jan ’24 - 13.9%)

•           Pre-Covid average: 15.5%.

 

✅ Fall-Throughs

 

•           5,371 fall-throughs last week (pipeline of 422k home Sold STC).

•           Weekly average for 2025: 6,100.

•           Fall-through rate: 20.2%, down from 21.5% last week.

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

 

✅ Net Sales

 

•           21.2k Net Sales, up from 20k last week

•           Ten-year Week 6 average: 21k.

•           Weekly average for 2026: 18k.

•           Weekly average for the whole of 2025: 19.2k.

✅ Probability of Selling (% that Exchange vs withdrawal)

 

•           Jan ’26 Stats : 53.4% of homes that left agents’ books exchanged & completed in Jan. (Note this figure will change throughout the month as more Jan stats come in).

•           December 60.2% / November 55.2% / October 53.3% / September: 53.1% / August :55.8% / July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%.

•           Jan 25: 54.3% / Jan 24: 50.7% / Jan 23: 54.4%  / Jan 22: 68.6%

✅ Stock Levels

 

•           663k homes on the market on the 1st of February ’26. (660k - Jan 25)

•           422k homes in agent’s sales pipeline on the 1st Feb 2026, slightly lower than 12 months ago on 1st Feb ’25 (433k).

✅ UK Rental Data

•           Average Rent in Jan 2026 - £1,758 pcm (£1,739 in Jan 25)

•           318k UK Rental Stock available to rent (293k in Jan 2025

 

✅ House Prices (£/sq.ft)

 

•          January ’26 agreed sales averaged £340.73 per sq.ft. 0.63% higher than 12 months ago (£338.59) and 16% than 5 years ago (£293.54). 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.

 

✅ Local Focus

Maidenhead

✅ Graphs

https://we.tl/t-iBPqCSwjJe

Kent estate agent Chris Ellis reveals how reservation agreements, with 94% completion, reduce fall throughs, protect buyers and sellers, improve survey conversations, and boost deal completions.

Estate agency in 2036 is under the spotlight as Chris Watkin talks with David Powell, CEO of Andrews. Drawing on 26 years’ experience, David explores the future of the industry, why accountability matters more than personal branding, and how focusing on vendor experience will shape successful, future proof estate agencies across the UK.

In this episode, we speak with Kent estate agent Chris Ellis about why UK property transactions stall. He breaks down outdated conveyancing, stretched solicitors and weak sales progression, then shares practical fixes agents can use to speed up completions, improve pipelines and keep clients happier.

Why are estate agents often seen as egotistical? Chris Watkin chats with North Wales agent Amy Rowlands about ego in estate agency, the impact of fear and rejection, and why self reflection matters. They explore personality types, people skills, lost listings and learning from mistakes, with practical insights on building stronger client relationships and better results in a competitive market.