UK residential property sales have declined 6.7% year-to-date compared to the same period in 2025, with 368,000 homes sold subject to contract by mid-April 2026, according to market data analysed by industry professionals.
The figures show 553,000 new properties have come onto the market year-to-date, representing a marginal 0.5% decrease on 2025 levels but 16.7% higher than the 2017-19 average. Net residential sales, which account for fall-throughs, reached 288,000, down 4.5% year-on-year but 8.9% above pre-pandemic norms.
Overvaluing concerns persist
A significant 47% of homes that left estate agents’ books in March were withdrawn unsold, with analysts attributing this to overvaluing practices supported by extended sole agency agreements of 20 weeks or more. This trend reflects ongoing challenges in the market as sellers face pricing pressures.
Price reductions affected 13.2% of residential homes for sale in March 2026, marginally down from 13.4% in March 2025. The difference between listing prices and sale agreed prices stood at 25.8%, significantly above the 10-year average of 16-17%, with average listing prices at £451,000 compared to agreed sale prices of £359,000.
Transaction and exchange data
Exchanges totalled 214,000 by the end of March 2026, down 13% from the same period in 2025 when 246,000 exchanges were recorded. The decline is attributed to the conclusion of a stamp duty holiday in April 2025, which accelerated transactions in the first quarter of last year.
The sell-through rate in March 2026 stood at 15.5%, matching pre-pandemic averages but below March 2025’s 16.3%. Fall-through rates averaged 25.8% for the week ending 19 April, up from 22.5% the previous week but close to the long-term average of 24.5%.
Pricing and stock levels
Agreed sales in March 2026 averaged £345.64 per square foot, representing a 2% increase from £338.97 recorded 12 months earlier and 12.7% higher than five years ago. This metric correlates with HM Land Registry data with 98% accuracy, five months in advance, though property valuations continue to face increased scrutiny from authorities.
Stock levels reached 717,000 homes on 1 April 2026, up from 706,000 a year earlier. The sales pipeline contained 453,000 homes, slightly lower than the 461,000 recorded on 1 April 2025.
Rental market remains stable
The rental sector showed minimal movement, with average rents at £1,740 per calendar month in March 2026, down marginally from £1,747 in March 2025. Available rental stock stood at 312,000 properties, virtually unchanged from 313,000 the previous year.
The probability of a property exchanging versus being withdrawn stood at 53% in March 2026, below the seven-year average of 57.6%. Weekly sales agreed for week 15 reached 26,100 homes, above the 10-year average of 24,000 for the same week, though market observers note this figure reflects the post-Easter period when activity typically increases.