By Sarah Macklin 
The UK housing market is buzzing with activity this autumn. On the surface, it looks healthy. There are plenty of new listings, steady sales being agreed, and average prices holding up.
But if you dig a little deeper, a very different story emerges. Sellers are under growing pressure, while buyers are regaining the upper hand for the first time in years.
Here’s what’s happening, and what it means if you’re buying or selling right now.
Firstly, there are more homes coming onto the market
For months, estate agents have said that the housing market is slow and that the number of properties being listed is down.
But now, stock levels are climbing. This September, around 37,000 new properties were listed in a single week*, slightly above the 2025 weekly average and nearly 7% more than the same period in 2024.
For buyers, that means choice. Instead of feeling forced into bidding wars or panic-buying the first thing that pops up, house-hunters can afford to browse, weigh up different areas, and negotiate harder.
For sellers, it means competition. With more homes on the books, buyers can compare properties side by side and walk away if something feels overpriced.
But sellers are feeling the pinch
The sheer volume of price reductions tells its own story. Nearly 26,000 homes saw asking prices cut in the past week alone, and the average discount being applied in 2025 is 13.1%, noticeably higher than the long-term norm of 10.7%*.
That means if a property goes up for £300,000, the eventual selling price is often £39,000 lower than the first asking price.
This shift is crucial. It shows sellers are no longer dictating the market. Buyers are more cautious, more willing to walk away, and more empowered to negotiate.
Are more sales falling through?
Even when deals are agreed, they’re far from guaranteed. Almost one in four sales (24.8%) collapsed before completion in mid-September*.
Why? Buyers are double-checking finances, reconsidering affordability, and sometimes spotting better deals elsewhere. The days of rushing to exchange contracts without blinking are gone.
For estate agents and sellers, that’s frustrating. But for buyers, it means more room to negotiate post-survey, and more reassurance that you’re not overpaying in a cooling market.
And what about prices?
It’s worth noting that the market isn’t collapsing. The average agreed price per square foot in August stood at £338.78, slightly higher than the same month last year and more than 14% higher than in 2020*.
So sellers aren’t being forced to give homes away, but they are having to be more realistic. And the fact that sales agreed are up 6.2% compared to 2024 suggests plenty of buyers are still out there, just on their own terms*.
What this means for buyers
So what does all of this mean if you’re trying to buy a home?
For buyers, the current market offers a welcome change of pace. With more homes coming onto the market each week, there’s no need to rush into making snap decisions or panic about missing out. Instead, you can afford to take your time, compare options, and really think about what works for you in terms of location, budget, and long-term needs.
Negotiation has also swung back in the buyer’s favour. If a property feels overpriced, there’s nothing wrong with putting in a lower offer. The sheer number of price reductions shows that many sellers are willing — or even expecting — to compromise. That means buyers have more room to push back and avoid paying over the odds.
There is, however, a note of caution. Fall-throughs are still affecting almost one in four sales, which means deals aren’t guaranteed until contracts are signed. Buyers need to keep on top of the process, stay in close contact with their solicitor, and be prepared for the possibility of delays or renegotiations after surveys.
And while prices aren’t falling dramatically, they’re also not racing away as they were a few years ago. That’s no bad thing for buyers — it gives more breathing space to focus on finding the right property rather than worrying about being priced out. For anyone looking to get onto the ladder or move up it, this is a moment where patience and careful decision-making can really pay off.
What this means for sellers
For sellers, this market calls for a shift in mindset. Gone are the days when you could list your home at an ambitious price and expect multiple buyers to fight over it. With more properties on the market and buyers becoming more cautious, realistic pricing is absolutely essential. Starting too high often leads to repeated reductions, which can leave a listing looking tired and overlooked.
Flexibility is also key. Buyers know they have options, and many are prepared to walk away if they don’t feel they’re getting fair value. Being open to negotiation doesn’t mean giving your property away — it simply acknowledges the reality of a market where compromise is often what keeps a deal alive. A willingness to meet buyers partway could make the difference between a smooth sale and another fall-through statistic.
Presentation matters more than ever too. With more competition, sellers need their homes to stand out from the crowd. Fresh photographs, decluttered rooms, and tidy kerb appeal can all help create the best possible first impression. In a market where buyers are shopping around, a well-presented property has a much better chance of making it onto the shortlist.
Ultimately, sellers who are realistic, flexible, and prepared to put in the effort on presentation are the ones most likely to secure a deal. The buyers are still out there — but they’re calling the shots.
The UK housing market has entered a new phase. Transactions are happening, and demand hasn’t dried up. But sellers no longer call all the shots. This autumn, the balance of power has tilted firmly back towards buyers.
If you’re house-hunting, this could be your moment to secure the right home at the right price. And if you’re selling, the best strategy is to stay realistic, flexible, and prepared for a tougher round of negotiations.
*All data taken from Property Industry Eye.
