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47% of the homes that left UK Estate Agents books in January were withdrawn unsold.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)