What is currently happening in the UK property market?

🟩 Listings YTD

593k new properties have come onto the market YTD

0.9% below of 2025 YTD, 7.1% above 2024 YTD, and 16.9% higher than the 2017–19 average YTD

🟧 Gross Residential Sales YTD

394k UK homes sold STC YTD

5.5% lower than 2025 YTD (417k) , 4.5% higher than 2024 YTD (377k), 15.3% higher than 2023 YTD (342k) and 12.3% higher above pre Covid norms (351k).

🟩 Net Resi Sales YTD 

308k UK net home sales YTD (Net Sales being Gross sales less Fall Thrus).

3.2% lower than 2025 (319k), 4.7% ahead of 2024 (275k), 18.2% ahead of 2023 (243k) and 8.9% above the 2017–19 average (264k).

🟥 Exchanges YTD

214k UK Exchanges to the end of March 2026

13% lower than middle of March 2025, when it was 246k.

Note – There were more exchanges in Q1 2025 because of the stamp duty holiday finished in April 2025

🟥 Overvaluing

46.6% of the homes that left UK Estate Agents books in March were withdrawn unsold. Main cause – blatant overvaluing supported by long sole agency agreements of 20+ weeks.

Detailed Breakdown …

✅ New Listings

•           40.2k new properties came onto market this week (week 16), down from 41k last week.

•           2025 weekly average: 30.6k.

•              Year week 14 average : 31.7k

✅ Price Reductions

•           25.6k reductions this week, up from 25.5k last week.

•           13.2% of resi homes for sale were reduced in March. Mar 25 – 13.4%.   Mar 24 – 12.2%

•           2025 average was 12.8%, versus the 6-year long-term average of 10.7%.

✅ Sales Agreed

•           26.4k homes sold stc this week 16,  up from 26.1k last week.

•           Week 16 average (for last 10 years which includes the post pandemic boom) : 23.2k

•           2026 weekly average : 24.4k.

✅ Price Difference between Listings & Sales

•           25.2% difference (long term 10 year average is 16% to 17%).  (£455k ave Listing Ave Asking price vs £363k Sale Agreed ave. asking price).

✅ Sell-Through Rate 

•           15.5% of homes on agents’ books went SSTC in March ’26. (March ’25 – 16.3% /  March ’24 – 17.2%)

•           Pre-Covid average: 15.5%.

✅ Fall-Throughs

•         5,793 fall-throughs last week (pipeline of 453k home Sold STC).

•           Weekly average of fall thrus for the whole of 2025: 6.1k and 5.3k in 2026 YTD

•           Fall-through rate (Fall thru expressed as a % of the Gross sales that week): 25.8%, the up from last weeks 22.5%.

•           Long-term average: 24.5% (post-Truss chaos saw levels exceed 40%).

•           5.1% of all the sales agreed in Estate Agent’s Sales pipelines fell thru in March 2026. 2025 average – 5.3% & 10 year average – 5.8%).

✅ Net Sales

•           20.6k Net Sales, up from 20.2k last week

•           Ten-year Week 16 average: 18.1k.

•           Weekly average for 2026: 19.3k.

•           Weekly average for the whole of 2025: 18.8k.

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

•    57.6% is the 7 year average (which includes the crazy years post lockdown 18 months).

✅ House Prices (£/sq.ft)

•          March ’26  agreed sales averaged £345.64 per sq.ft. 2% higher than 12 months ago (£338.97) and 12.7% than 5 years ago (£306.76). 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.

✅ Stock Levels 

•          717k homes on the market on the 1st of April ’26. (706k – 1st April 25)

•          453k homes in agent’s sales pipeline on the 1st April 2026, slightly lower than 12 months ago on 1st April ’25 (461k).

✅ UK Rental Data

•           Average Rent in March 2026 – £1,740 pcm (£1,747 in March 25)

•           312k UK Rental Stock available to rent in March 26 (313k in March 2025).

✅ Local Focus 

Cambridge