By Rob Hill, Founder of Greater London Properties “If your on the fence about Selling, read on.."
If you’ve been following the property market over the past couple of years, you’d be forgiven for feeling slightly unsure about where things stand.
I speak to sellers every day across London, and the same questions come up time and again:
Is now the right time? Should I wait? Has the market slowed too much?
Is now the right time? Should I wait? Has the market slowed too much?
The reality is a lot simpler than the headlines suggest.
What we’re seeing right now is not a downturn—it’s a reset.
A Market That’s Calmer… and More Honest
Over 2025, London prices softened slightly—by around 1–2% according to MoneyWeek. That shift has understandably made some sellers cautious. But from where I stand, this is a healthy correction. We’ve moved away from the intensity of the post-pandemic market—where timing alone could deliver strong results—and back to a more balanced environment where strategy matters again. And importantly, most forecasts for 2026 point to stability, with modest growth rather than further falls.
Buyers Are Still There—They’re Just More Decisive
One of the biggest misconceptions I hear is that “buyers have disappeared.”
They haven’t.
What’s changed is their mindset. Data highlighted by MoneyWeek shows buyer demand is down roughly 13% year-on-year, largely due to mortgage costs. But in practice, what I’m seeing is a shift towards more serious, needs-driven buyers.
These are people who:
- need more space
- are relocating
- are making long-term decisions
They’re not browsing—they’re buying. And when they find the right property, they move.
The Real Shift: More Competition Between Sellers
If there’s one thing sellers do need to be aware of, it’s this: there’s more choice on the market. Recent reporting from The Guardian shows stock levels are at their highest for this time of year in over a decade, while transaction levels in London are down compared to previous peaks. That creates a more competitive landscape. And in my experience, that’s where many sales are either won or lost. The properties that succeed today are not necessarily the cheapest—they’re the ones that are:
- priced intelligently
- presented exceptionally
- marketed properly from day one
This is where a lot of agents fall short, and it’s exactly where we focus our attention.
The Bigger Picture Still Favors London
Short-term caution often distracts from what’s really happening underneath the surface. London still has a fundamental supply issue.
Housebuilding continues to lag behind demand, with reports that developers are slowing activity even further. That doesn’t solve the shortage—it increases it. Over time, that lack of supply supports property values. That’s why, despite everything we’ve seen over the past few years, London remains one of the most resilient markets globally.
Quiet Improvements Are Bringing Buyers Back
There’s also a more subtle shift happening that many sellers haven’t yet clocked. Affordability is starting to improve. Analysis from the Financial Times shows the proportion of income buyers are spending on mortgages is beginning to ease again. It’s not dramatic, but it’s enough to bring more people back into the market. And when confidence returns—even gradually—it has a real impact.
So… Should You Wait?
This is always the key question.
And my honest answer is: waiting doesn’t necessarily make things easier.
Markets move, conditions change, and trying to perfectly time it is incredibly difficult—even for professionals.
What I always say to clients is this:
If you’re ready to move, focus on how you sell, not when you sell.
Because in today’s market, the right approach makes a bigger difference than timing ever will.
Final Thought
The sellers who are achieving the best results right now aren’t the ones sitting on the fence. They’re the ones who understand the market we’re in—and adapt to it. With the right pricing, the right marketing, and the right guidance, there is still excellent value to be achieved in London. From what I’m seeing on the ground every day, 2026 isn’t a year to fear. It’s a year to approach smartly.
Thinking of Making a Move?
If you’re starting to consider your next step—even if it’s just an initial thought—it can be helpful to understand where your property sits in today’s market. At Greater London Properties, we’re always happy to offer straightforward, honest advice with no pressure. Whether you’re planning to sell soon or simply want a clearer picture, a conversation can often be the best place to start.
Feel free to give me a call if you would like to chat directly.
Warm Regards,
Rob
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