What to do if your property is not selling…
The UK property market entered 2026 with a notably positive tone, carrying momentum from the latter part of last year. There was a sense of renewed confidence driven by gradually easing interest rates and a backlog of pent-up demand. Many buyers who had delayed decisions during the volatility of previous years re-engaged, and this translated into a strong start—January, in particular, saw excellent levels of activity and sales agreed.
As we moved into February, the pace softened slightly. While the market remained steady, it wasn’t quite as buoyant as the opening month. In all likelihood, the prolonged spell of poor weather played a role, with heavy rain and grey conditions dampening the appetite for viewings and causing some buyers and sellers to pause their plans. That said, underlying demand remained intact.
March brought a noticeable improvement once again. The combination of better weather and longer daylight hours traditionally encourages market activity, and this year has been no exception. More sellers have come to market, increasing available stock and giving buyers greater choice. However, the wider global backdrop has continued to exert influence. Recent tensions in the Middle East have had a knock-on effect on mortgage rates, which have edged upwards again after earlier signs of easing.
Despite this, demand has held up well. Many buyers and sellers are already committed to their next move, and there is a growing acceptance that external uncertainty is likely to remain a constant. Over the past few years, we have navigated Brexit, the pandemic, high inflation, and the war in Ukraine. Against this backdrop, there is a prevailing mindset that waiting for the “perfect” time to move may be unrealistic. For many, the decision has become more needs-driven—if a move is required, it’s simply a case of proceeding with careful consideration.
One of the key trends emerging in 2026 is a more unpredictable and nuanced marketplace. In previous years, particularly during peak periods, a property would launch and generate immediate interest—viewings would be booked within hours or days, and a sale would either be secured quickly or pricing would need to be adjusted almost immediately.
Today’s market behaves differently. With fewer viewings overall, it can be harder to interpret feedback. A lack of early interest may indicate overpricing—but equally, it may simply mean the right buyer has not yet come forward. This ambiguity requires both patience and strategic thinking.
For those looking to achieve a successful and timely sale in the current climate, several key principles stand out:
1. Price realistically from the outset
Accurate pricing has never been more important. Analysing comparable local sales is essential to determine a sensible and achievable asking price. It’s also important to recognise that values are generally below their 2022 peak. For those who purchased in the last few years, this may mean your property is now worth less than you paid. However, this is relative—the property you are buying will likely have adjusted similarly.
2. Presentation is critical
In a slower market, buyers are more selective and prepared to wait for the right home. First impressions matter enormously. Kerb appeal should not be overlooked—many buyers will do a drive-by before committing to a viewing. Internally, a clean, decluttered, and well-presented home is far more inviting. Subtle details, such as ensuring the property smells fresh and feels well cared for, can make a meaningful difference.
3. High-quality marketing is essential
Your agent’s role is pivotal. Professional photography, well-produced video content, and compelling property descriptions are crucial in attracting attention online—where most buyers begin their search. The goal is simple: to create enough interest to convert browsing into booked viewings.
In summary, while 2026 has brought a mix of optimism and ongoing uncertainty, the property market remains active and resilient. Success in this environment comes down to realistic expectations, strong presentation, and a proactive approach to marketing. For buyers and sellers alike, those who adapt to the current conditions are best placed to achieve their goals.