When most homeowners decide to put their TS9 home on the market, they assume one thing.

The chances their home will sell are very good.

After all, why wouldn’t it? You ask an estate agent to place your home on the market, the board goes up, pictures of your home appear on the portals and viewings subsequently get booked and offers made.

Except it is not. Looking at every TS9 estate agent…

Over the last two years, the chances of selling your TS9 home and moving have been 56.9%

The remaining 43.1% of homes failed to sell, withdrawing from the market unsold.

And those chances vary immensely, property to property.

Whether you end up selling your home or not practically always comes down to two things.

1. The marketing of your home.
2. The pricing of your home.

I have spoken many times recently in previous blog posts about marketing, so for this article I wish to focus on your pricing strategy. Every TS9 home is unique. Its layout, type, condition, price band, location, presentation and even timing all go together to make a difference. Let me share with you what I found about the TS9 property market and the chances of getting your home sold (and moved), split down by price band and type.

So, I have looked at the data for every TS9 property that has left every TS9 estate agent’s book over the last two years. Then calculated how many have successfully sold (and exchanged and completed) versus how many were withdrawn and never sold.

The results are eye opening.

The TS9 Selling Odds by Price Bracket

• Up to £250k: 162 TS9 homes sold & moved, 152 unsold & withdrawn. 51.6% success rate.
• £250k to £500k: 195 TS9 homes sold & moved, 103 unsold & withdrawn. 65.4% success rate.
• £500k to £1m: 55 TS9 homes sold & moved, 46 unsold & withdrawn. 54.5% success rate.
• £1m+: 12 TS9 homes sold & moved, 12 unsold & withdrawn. 50.0% success rate.

The TS9 Selling Odds by Type

• Bungalows: 66.7% success rate.
• Houses: 61.2% success rate.
• Apartments/flats: 47.4% success rate.
• Others (character property/building plots/mobile homes/retirement homes): 27.8% success rate.

Why Do Higher-Priced TS9 Homes Find It Harder to Sell?

As property values rise, the number of potential buyers naturally reduces. The market becomes thinner at the top end. There are fewer proceedable purchasers, affordability pressures intensify and mortgage lending criteria become more demanding. Even financially comfortable buyers tend to exercise greater caution when borrowing costs are elevated.

Beyond simple affordability, higher value homes are often more complex to price accurately. Comparable evidence is usually more limited, and properties differ more widely in specification, layout and location. This makes precise positioning more difficult and increases the risk of misjudging the market.

There is also a behavioural factor. Some agents understandably value the visibility that prestige homes bring to their portfolio. However, the desire to secure an impressive instruction can sometimes lead to optimistic pricing. At higher price points, even a relatively small degree of overvaluation can significantly reduce early interest. In many cases, overpricing becomes the most significant obstacle to securing a sale.

The Risks Attached to Overpricing

During the unusually buoyant conditions of 2021, many sellers were able to achieve ambitious asking prices. Demand outstripped supply, borrowing was inexpensive and buyers were competing strongly.

Those conditions no longer apply.

In today’s TS9 market, pricing above the level buyers perceive as fair is one of the most reliable ways to see a property withdraw unsold. Once initial momentum is lost, subsequent reductions often struggle to recreate urgency. Buyers may question why the home has not already sold, and confidence can quietly diminish. The data suggests that this pattern is particularly evident in certain higher price brackets.

The Role of the Estate Agent

A common misconception among TS9 sellers is that asking price equates to value. In reality the value is defined not by what you, your neighbour or best friend thinks it’s worth, but only by what a committed ready, willing and able buyer is prepared to pay.

Attracting that buyer requires more than online portal exposure. In current market conditions, three factors are especially important.

First, setting a price that aligns with comparable evidence and buyer expectations from the outset. Second, carefully qualifying prospective purchasers to ensure they are financially and procedurally ready. Third, managing negotiations firmly and guiding the transaction all the way through to exchange and completion.

Experienced TS9 agents recognise that buyer psychology plays a central role. They balance optimism with realism, maintain communication throughout the process and aim to create competitive tension where possible rather than relying solely on passive interest.

Interpreting the Saleability Statistics on the TS9 Market

Every TS9 property is individual. Location, presentation, condition and timing all influence outcomes. The figures discussed reflect broad trends rather than predictions for any specific home.

Some TS9 properties will outperform the averages. Others may struggle despite strong presentation. The critical point is not simply to be aware of the statistics, but to understand how they relate to your own circumstances and price bracket.

A More Useful Question for TS9 Sellers

Instead of asking, “What price would I like to achieve?”, TS9 homeowners might consider a more practical question: “What pricing strategy gives me the strongest chance of completing my move?”

Very few people put their home on the market with the intention of testing it indefinitely. The objective is to exchange contracts, complete and get you moved on to the next stage.

Pricing remains the single most significant variable within a seller’s control. The decision made at launch can either build momentum or quietly restrict it.

It is also important to remember that the financial outcome of moving is determined not solely by the sale price achieved, but by the relationship between that figure and the cost of the onward purchase. The true cost of moving lies in the gap between the two transactions, not in the headline price alone.

That broader perspective is often overlooked when decisions are made at the outset of a sale.

These are my thoughts; do you have anything to add to them?

Many TS17 rental problems do not start with bad landlords or difficult tenants.

In TS17, as in many areas across the country, they usually start with good intentions and silence. Silence about rent reviews. Silence about maintenance. Silence about what happens when life changes.

Let me give you a scenario I see more often than people realise.

It’s a story of a tenant who moved into a two-bedroom terraced house in TS17 in 2016. At the time, the rent was a very fair £440 per calendar month. It reflected the market, the condition of the home, and the local demand. Both landlord and tenant felt comfortable with the arrangement and the relationship was positive from day one.

By 2020, the monthly rent was still at £440, yet the market rate had risen to £453 (not much of a gap). Two years later (2022), the landlord had increased the rent to £465, yet the market rent was now at £519. In 2025, the rent was now £515, yet the market rent was £630, meaning there was a difference of £115 per month between the rent being paid and the market rent.

From the TS17 landlord’s perspective, this rarely feels like a mistake at the time. The tenant pays reliably. They look after the home. There are no voids, no advertising costs, no awkward conversations. Increasing the rent feels uncomfortable, especially when the tenant has been loyal. Many landlords convince themselves they are doing the right thing by leaving things as they are.

From the tenant’s side, stability is everything. They built their household budget around that rent. Children settle into local schools. The house becomes a home rather than just a rental. They may notice the kitchen is dated or the bathroom could do with attention, but the rent feels fair for what they are getting, so they do not push too hard.

This is where the slow drift begins.

Rents in TS17 since 2016 had risen by 43.2%, yet the landlord had only increased them by 17.0 % …

… and because the rent no longer reflected the market, the property often stops receiving the level of investment it should. Small maintenance jobs get postponed. Bigger improvements are quietly shelved. Neither party feels quite justified in demanding more, because the arrangement has become unspoken and informal. The low rent becomes part of the compromise.

Then something changes.

The landlord’s circumstances change. It might be retirement, a change in job, a separation, or simply the need to release capital. The decision is made to sell. On paper, the property should be worth a certain figure. Though, with a sitting tenant paying £115 per month below market rent, the property will have a suppressed yield and, because the property needs cosmetic work, will not achieve the same price as one producing full market rent.

The TS17 landlord now faces options they never planned for.

One option is to push the rent up sharply on their TS17 home to improve the figures to improve the value of the buy-to-let home. Another option is to remove the tenant to sell vacant. Yet most landlords hesitate, hoping the problem will resolve itself. Eventually, pressure wins and the property goes onto the market at a discounted price (with a sitting tenant) and sells for less than it should have done.

At this point, the tenant believes they are out of the woods, yet nothing could be further from the truth.

The new landlord owner doesn’t have the emotional connection with that tenant, so brings the rent up themselves to a market level. When the rental increase lands, the jump can be by many hundreds of pounds a month. For a tenant who has shaped their life around the previous rent, this can be unmanageable and shocking.

What follows is rarely smooth. Negotiations fail. Notices are served. Stress levels rise. In the worst cases, it ends with legal action and forced moves. Nobody feels good about it, yet everyone feels trapped by decisions made years earlier by the first landlord.

The uncomfortable truth for both TS17 landlords and tenants is that regular, modest rent reviews are usually the kindest option over time for everyone. Gradual increases allow tenants to adapt. Fair market rents allow TS17 landlords to maintain properties properly. Most importantly, they reduce the likelihood of sudden sales that trigger upheaval for everyone involved.

This is not about squeezing tenants or defending bad practice. It is about recognising that pretending the market does not exist does not protect people, it just delays the consequences. Slow, predictable change is far easier to live with than sudden shocks.

Sometimes, what looks like fairness in the moment quietly plants the seeds of a crisis years down the line.

If you are a ‘kind’ TS17 landlord and manage the home yourself, and what I have said rings an alarm bell for you then, if you would like some free advice and my opinion, let’s have an informal chat in the coming weeks?

For everyone else, these are my thoughts, what are yours?

In early 2023, property forecasters predicted a significant UK housing downturn over the next two years, citing rising interest rates following Liz Truss’s departure. Halifax expected an 8% drop, Savills predicted a 10% drop, and Nomura Bank forecast up to a 15% drop.

While these gloomy forecasts successfully grabbed headlines and generated clicks, the actual market data three years later tells a completely different story.

According to the Land Registry, the reality has been far more resilient. UK house prices are 3.93% higher today than they were in January 2023. Locally, the picture is also one of stability rather than collapse, with TS15 house prices being 5.03% higher than in January 2023.

Yet even with those statistics, now that we are starting 2026, I am again hearing the same nervous question being asked all over again. Newspaper reports on the run-up to Christmas 2025 stated that there were months when house prices were dropping and asking … with these drops, will 2026 be the year house prices crash?

Putting the Property Market Data in Context

Before we start, let us all agree that bad news sells newspapers.

So, looking at the data, the first thing to note is that over the last three years, house prices in Stockton-on-Tees have experienced many ups and downs in the Stockton-on-Tees Land Registry averages.

For example, in March 2024, annual house prices in Stockton-on-Tees were falling at 3.9% per annum, yet by March 2025, they were rising at 7.9% per annum. The latest Land Registry stats show we are 5.1% higher than a year ago locally.

The point here is not to look at one month in isolation, but to examine the broader trend over the medium term, because statistics without context can be misleading.

The Leading Indicator That Predicts Growth

For a deeper look at what is actually happening, we can turn to Denton House Research. They uniquely track the £/sq.ft figures at the “sale agreed” date in the UK. This is a vital metric because the £/sq.ft figures track the Land Registry data five months in advance with a 98% correlation. I have done the calculation using the £/sq ft over the last 3 years. If you recall, I stated above that UK house prices had risen by 3.93% over the last 3 years; the £/sq.ft figures showed a 3.59% rise using the same method.

This means we effectively know what will happen to the published Land Registry house prices five months in advance with a very high level of certainty.

Five months ago, the average price per square foot for UK home sales was £341.85, and today it stands at £346.02. Therefore, based on this calculation, UK house prices should be 1.22% higher by July than they are today. None of these points leads to a crash. Quite the opposite, they point to a resilient underlying value.

Next, let me look at other metrics that signpost towards stability.

Confidence Returning to the UK and TS15 Property Markets

When we look specifically at the total number of property sales in the TS15 area, the narrative of a crash falls apart even further. For example, in the last six months of 2022 (July to December), 134 TS15 homes were sold subject to contract. In the same period in 2025, that figure was 173. This increase is a clear sign of market confidence. Buyers are active, and deals are being done.

Looking at this January’s data, the UK property market has hit the ground running in 2026. There is remarkable momentum across every key metric. 96,500 new UK homes have been listed year-to-date. This figure is already 0.5% ahead of 2025 and 17.5% up on 2024. It is also 34% higher than the pre-pandemic average. This increase in choice is being met with eager demand rather than oversupply. Gross sales are healthy at 62,700 UK homes sold subject to contract. That sits 23.5% higher than 2024 and 30.6% above pre-COVID norms. Net sales are accelerating with a strong week-on-week uplift. So far, we have seen 46,100 net sales, running 35% ahead of 2024 and 40% above the 2017–19 average. This signals a highly confident and active start to the year.

The Mortgage & Employment Landscape

Another key reason for the relative resilience of TS15 house prices is the environment surrounding low mortgage rates. After climbing to over 6% in late 2022, rates have stabilised and are expected to continue to fall gradually through 2026. For example, a five-year (70% Loan-to-Value) fixed-rate mortgage is available at 3.72%, or a 5% deposit first-time buyer five-year fixed-rate mortgage at 4.53%. Further reductions are likely if the Bank of England continue to cut its base rate later in the year. This shift in affordability is expected to improve buyer sentiment and support price levels.

Also crucially, the UK labour market remains strong. Unemployment is low, currently sitting at around 5.1%, and wage growth is holding steady at 4.7% per year. Also, there is little sign of the kind of financial stress that forces mass sales or repossessions, which typically precede major house price crashes.

Why 2026 is Nothing Like 2008

Another critical factor that is often overlooked is the increasing regulation of mortgage lending over the past decade. Since the introduction of the Mortgage Market Review in 2014, borrowers have had to demonstrate that they can afford repayments at interest rates significantly higher than those they signed up to. This stress testing was designed to create market resilience, and it has been incredibly effective. Even at the height of ultra-low rates of 2020/2021, when mortgages were typically between 1.5% and 2.5%, those new borrowers had to demonstrate that they could afford repayments of 6.5% or 7%. So now, even though rates have risen, most existing homeowners coming off those rates in 2026 are already equipped to manage the change. The reckless lending of the past is simply not present in today’s market.

What About Those 20% House Price Drops in London?

Of course, there are significant variations across the UK.

Some small parts of Central London (Mayfair, Chelsea and Kensington etc.), which attracted foreign investment over the last 20 years, have experienced a significant drop in house prices over the last six months (some areas more than 20% in six months).

Over the last 20 years, these ‘posh’ London areas have seen huge explosion in their house prices, way over the London and national averages because of that investment. That increase didn’t affect the rest of the London or UK property market. Now we are seeing an equally significant drop in house prices in those areas, as many of those foreign property owners are divesting of their London property. So, when the papers report, as I am sure they will in the coming months, of house price drops in Central London, I hope you will remember this.

Could a House Price Crash Still Occur?

It is not impossible, but the necessary conditions are not present. To see a genuine crash, we would need a perfect storm. We would need a sharp rise in unemployment, a sudden spike in interest rates, a collapse in mortgage availability, and a wave of forced sales. We would need another global financial crash for that to happen.

The foundation of the UK housing market is far stronger than it was in 2008 or the late 1980s. There is no subprime mortgage crisis, no rampant overborrowing, and no glut of unsold new builds.

In conclusion, although the UK housing market in 2026 faces challenges, the data indicates a direction towards stability. A crash remains highly unlikely. Most regions are expected to experience slow but steady growth, with some pricier areas dipping slightly. Overall, the narrative for 2026 is one of cautious optimism.

Ignore sensational crash forecasts; rely on the data. For buyers or sellers in 2026, strong opportunities exist, especially for those who know their local market and keep a long-term perspective. This is a stable, normalising market, far from collapse.

These are my thoughts on the current market state. What are yours?

If you are a TS9 homeowner or landlord thinking about selling your property, one of the first questions you will ask is simple, how long will it take?

The honest answer is that it depends. Location, property type, number of bedrooms, price point and market conditions all play a part. To give TS9 homeowners some clarity, I have analysed the latest data from the 45 TS9 homes, building plots, commercial units and mobile homes etc, that have sold subject to contract in the last three months.

Of the properties that have sold subject to contract, the overall average time from coming to market to sale agreed is 118 days. This is split down as follows by type and bedrooms.

Average time to sell a TS9 property by type

• Detached homes
  16 properties sold subject to contract
  Average time to sale agreed, 131 days
• Semi-detached homes
  14 properties sold subject to contract
  Average time to sale agreed, 98 days
• Terraced and town houses
  0 properties sold subject to contract
  Average time to sale agreed, 0 days
• Flats and apartments
  5 properties sold subject to contract
  Average time to sale agreed, 47 days

Average time to sell a TS9 property by number of bedrooms

• One-bedroom homes
  1 sold subject to contract
  Average time to sale agreed, 67 days
• Two-bedroom homes
  18 sold subject to contract
  Average time to sale agreed, 59 days
• Three-bedroom homes
  13 sold subject to contract
  Average time to sale agreed, 100 days
• Four-bedroom homes
  8 sold subject to contract
  Average time to sale agreed, 171 days

The message is clear. In TS9, flats/apartments and two-bedroom homes are currently the fastest movers when it comes to property types and bedrooms.

Why do some TS9 homes take longer to sell?

Selling a home is not simply about putting it on the portals (Rightmove, OnTheMarket or Zoopla) and waiting. When homes take longer to sell, or fail to sell at all, it usually comes down to two things, pricing and marketing.

Pricing your TS9 home correctly

Price matters more than anything else.

Overpriced homes stand out for the wrong reasons. Buyers compare everything, and if a property looks out of step with similar homes, it is quietly ignored.

The data backs this up. Only 57.95% of TS9 homes that left estate agents’ books in 2025 actually sold and completed (i.e. the homeowner moved). The remaining 42.05% were withdrawn unsold, meaning the homeowner did not move.

There are two key reasons for this. The first is unrealistic pricing at the start.

Research by Denton House using TwentyEA data shows that of the 2 million UK home sales, if a home sells within the first 25 days of coming to market, there is a 94% chance the sale will go on to complete (i.e. you move home). Yet, if it takes over 100 days to agree a sale, that completion probability falls to 56%.

Also, of the UK homes that do sell, those homes that don’t get their asking price reduced (i.e. they are realistically priced from day one) are 135% more likely to get a sale agreed on them and take a third of the time to sell and half as likely for that sale to fall through.

Setting the asking price for your home is not about settling for less, it is about creating the best conditions to achieve the most money. A property needs to enter the market at a level that attracts genuine attention from day one, because once a home lingers, value starts to leak away. That is not to say you cannot try a slightly higher asking price in the initial stages of marketing, although it’s important to remember the market usually gives a clear answer within the first two weeks, through activity and feedback. That early response tells you quickly whether the price is right or needs adjusting. If it needs adjusting, do so after two or three weeks, not two or three months. In other words, the asking price gets you into the game, and what happens next is driven by how real buyers behave, not by hope or guesswork.

The role of the estate agent

The second reason is your choice of estate agent and their marketing strategy. This has a direct impact on how fast your home sells, and whether it sells at all.

Some TS9 estate agents are excellent at proactive marketing, buyer follow up and honest feedback. Others are far less consistent once the board goes up.

If your agent promised regular updates, buyer feedback and a clear strategy, it is reasonable to expect that to happen. Good agents earn their value through momentum, communication and problem solving, not just by listing the home. Remember, when choosing an estate agent, it is worth paying attention not just to the fee, but to the length and terms of the sole agency agreement as well as some will sign you up 20, even 26 weeks!

Exceptional photography, floor plans  and video are no longer optional. Most TS9 buyers first see your home on Rightmove, OnTheMarket or Zoopla, and they make a judgement in seconds.

Outdated or poor-quality images quietly kill interest. Seasonal photos are another giveaway. Snow on the ground or Christmas decorations in the summer signal how long a home has been sitting unsold.

Refreshing photography as the seasons change can make a real difference. Small improvements in presentation often lead to a noticeable uplift in enquiry.

Selling a home in TS9

Selling your home is not a tick box exercise. It is a major life decision that needs clear advice, realistic expectations and steady support from start to finish.

Understanding local data, pricing with confidence and maintaining momentum are what separate smooth moves from stressful ones.

If you are considering a move in TS9 and want a grounded, data led conversation about your options, I am always happy to chat.

When you look back at the average rents achieved in TS15 over the last five years, from 2021 through to 2025, a clear pattern emerges. TS15 saw extraordinary growth in rents as the market experienced a period of exceptional pressure post pandemic, yet in the last 12 months, is now settling into something far more measured.

That distinction matters. After several years in which TS15 rents rose sharply and competition among tenants was intense, 2025 represented a shift towards balance. For many local tenants, that brings welcome relief. For landlords, it brings a different set of opportunities, provided expectations are adjusted and decisions are grounded in reality rather than headlines.

So, let us look at those last five years of rents in TS15 and compare them against national figures:

• 2021 average rent in TS15: £777 per month
• 2022 average rent in TS15: £850 per month
• 2023 average rent in TS15: £915 per month
• 2024 average rent in TS15: £958 per month
• 2025 average rent in TS15: £944 per month

A rise of 21.5% in 5 years.

Set against the national picture:

• 2021 UK average rent: £1,390 per month
• 2022 UK average rent: £1,549 per month
• 2023 UK average rent: £1,723 per month
• 2024 UK average rent: £1,813 per month
• 2025 UK average rent: £1,838 per month

A rise of 32.2% in 5 years.

What this shows is that while rents in TS15 have risen significantly since 2021, the pace of growth has clearly moderated during the last twelve months. That moderation is not a sign of weakness. It is a sign that the market is once again absorbing supply and demand more evenly and coming more into balance.

Why the TS15 rental market has cooled without going cold

After years of intense pressure, conditions have eased. Competition between tenants is lower, supply has improved and thus rent growth has slowed.

On new lets nationally, annual rent inflation is now running at 1.4%, the slowest pace seen in around seven years. Average rents nationally sit at £1,838 per month, rising at around a third of the pace of wages (currently 4.6%). That is an important point. It signals that rents are no longer racing ahead of incomes, helping stabilise tenancies and reduce churn.

The reasons behind this shift are structural rather than temporary. Tenant demand is down by roughly a fifth compared with last year, according to Zoopla. Net migration has fallen sharply from the exceptional levels seen earlier in the decade, easing one of the biggest drivers of rental pressure. At the same time, improved mortgage availability has enabled more renters to enter home ownership, releasing additional rental stock back into the market. 

This is not a market losing momentum. It is a market regaining equilibrium.

What supply looks like in TS15, year by year

Supply is the other half of the equation, and it is where many landlords misread the local picture.

Looking at the number of rental homes coming onto the TS15 market:

• 2021 new rental listings in TS15: 257
• 2022 new rental listings in TS15: 251
• 2023 new rental listings in TS15: 239
• 2024 new rental listings in TS15: 255
• 2025 new rental listings in TS15: 195

Compared with the national trend:

• 2021 UK new rental listings: 1,353,253
• 2022 UK new rental listings: 1,261,296
• 2023 UK new rental listings: 1,243,095
• 2024 UK new rental listings: 1,240,194
• 2025 UK new rental listings: 1,356,004

What becomes apparent is that supply has slightly dropped locally over the last year, going against national patterns. TS15 has not suddenly become under supplied; as can be seen in the level of rents, just fewer tenants are moving.

Why this is good news for TS15 tenants & sensible news for landlords

For TS15 tenants, the benefits are obvious. Even though there are slightly fewer homes coming up for rent, demand is curtailed which means rents aren’t rising and there is a decent level of options. That leads to longer, more stable tenancies and better outcomes on both sides.

For TS15 landlords, it is my opinion the opportunity lies in one’s shifting focus. The most successful landlords are rarely those who chase the maximum headline rent every year. They are the ones who prioritise a balance between occupancy, tenant quality, and long-term income without any hassle.

In a calmer TS15 rental market, pricing accurately matters more than pricing aggressively. Overstretching on rent is more likely to result in void periods, which erode returns far faster than a modest increase improves them or attracts a certain type of tenant that might not be as reliable in paying the rent or keeping the property in good condition.

Stable prices strengthen the investment case for TS15 buy-to-let

Another factor often overlooked is house price stability. A stable sales market in TS15 makes it easier for landlords to plan, whether that is buying, refinancing or rebalancing a portfolio.

When prices are not swinging wildly, investors can assess opportunities based on fundamentals rather than speculation. Yield, tenant demand and running costs come back to the front. For landlords considering entering or expanding in TS15, that stability reduces risk and supports more confident decision-making.

What a professional approach looks like in 2026 and beyond

As the TS15 rental market normalises, a more professional approach becomes essential.

Properties that are well presented, well maintained and sensibly priced continue to let well in a timely manner. Clear communication around rent reviews helps maintain trust. Landlords who understand their local data, rather than relying on national headlines, are better placed to make informed decisions.

This is also a market that rewards compliance and good management. As standards rise across the sector and with the new rental legislation already introduced, (plus what is on the horizon with the Renters Rights Act) those already operating properly will find the transition far smoother than those who have relied on scarcity to mask weaknesses.

Looking back at rent data from 2021 to 2025, the long-term trend remains positive. What has changed is the pace, not the principle.

For TS15 landlords, 2025 marks a return to a market that rewards patience, preparation and realism. Tenants benefit from greater fairness and choice. Landlords benefit from stability, predictability and the ability to build sustainable income over time.

In short, a calmer rental market is not something to fear. For those taking a long-term view in TS15, it may well be exactly the environment in which sensible decisions deliver the best results.

As we enter a new year, many local homeowners are facing a familiar question. Should they bring their TS9 home to market in January, or wait until the late spring?

In recent conversations I have had with TS9 buyers, sellers, and buy-to-let landlords in the run-up to Christmas, one question kept cropping up in relation to that decision to move or not.

‘What will happen to TS9 house prices in 2026?’

Some buyers, especially first-time buyers, worry they are about to purchase just before a potential downturn. Some homeowners want to know whether there will be a boom and, if so, where the market top might be before they sell. A number of landlords feel stuck, unsure whether to buy more or start selling part of their portfolio.

No one has a crystal ball, but most property experts are not predicting doom and gloom, yet will we see a boom?

When people ask where TS9 house prices are heading, they often look for predictions, forecasts, or bold headlines, even crystal balls! The direction of any property market is driven by something far more basic. House prices are, at their core, a function of demand and supply. When there are more buyers than homes available, prices are supported. When the balance tips the other way, prices soften. Strip away the noise, and that relationship has not changed … ever.

Supply of TS9 homes

Let us look firstly at the supply of TS9 homes on the market. The number of properties for sale tells us far more about the likely direction of house prices than any headline forecast. With that in mind, let us look at how many homes are currently on the market in TS9.

In the TS9 area in January 2020, we started the year with 194 homes for sale. In January 2021, it was 140; 85 by January 2022; 115 in January 2023, 142 in January 2024; and now at the start of January 2026, there are 135 homes for sale.

The pandemic caused many TS9 households to reassess what they wanted from their homes. Bigger rooms and more space became priorities. This so-called race for space in late 2020 and 2021 accelerated moves that many families had planned for between then and 2023. As more people wanted to buy, demand increased, and people bought homes; therefore, supply decreased. There were not enough TS9 homes available to meet that demand, which inevitably pushed prices upward.

Yet some could ask, with the number of TS9 homes on the market, at what appears to be a higher level compared to other years, does that mean we will be heading for a house price crash? While the supply of property on the market is certainly higher (compared to a few years ago, back in 2008, the number of homes for sale in TS9 was between 260 and 280). Unless supply levels get back to those amounts, things should be ok.

While it is still too early to be definitive about 2026, most commentators agree that a major crash is unlikely given excess supply.

Demand for TS9 homes

Now, let us look at the demand. This is measured by the number of homes that sell.

In 2020, 212 homes in TS9 changed hands. In 2021, this rose to 266 as the post-pandemic rush kicked, and 198 in 2022. In 2023, 169 properties changed hands; in 2024, 215; and now, in 2025, 211.

Demand is primarily driven by mortgage availability and affordability, as well as interest rates. In 2007, mortgage rates sat between 6.5% and 7.5%. When the economy weakened, and unemployment rose by over 60% in just a couple of years, many households were forced to sell. At the same time, the credit crunch hit the economy. The credit crunch substantially reduced mortgage availability. Thus, demand dropped.

This time around, most homeowners are on mortgage rates of around 3% to 5%, real wages are increasing, and unemployment is low and stable. There is far less pressure forcing people to sell their TS9 homes.

Is 2026 the right time to buy your first home in TS9?

This depends far more on personal circumstances than on market timing.

If the right TS9 home is available, affordable, and suits your needs, delaying can be counterproductive. Buying a home is a long-term commitment, often spanning 25 to 35 years. Waiting endlessly for the perfect moment can mean never getting started at all. Remember, I wrote recently, mortgage payments for first-time buyers, nationally, are 26.5% cheaper as a percentage of take-home pay than back in 2007. Every month you wait is another month of wasted rental payments.

Low interest rates for first-time buyers mean there are still attractive mortgage deals available for those with solid deposits, particularly on fixed rates. Buyers with more modest deposits can still access 5% deposit mortgages, albeit at slightly higher interest rates (yet still not at the much higher levels seen 18 months ago).

Landlords should be pleased that, as house prices remain steady, rents are rising above inflation in many cases, boosting rental yields.

Taking a wider view, these are opinions rather than guarantees. If inflation remains contained and interest rates ease slightly, TS9 house prices are likely to continue rising through 2026 and beyond, though at a slower pace than 2020 and 2021, and with occasional short-term ups and downs along the way.

So, where will TS9 house prices be in 12 months’ time?

Well, I would say there will be between a 1% and 2% growth in TS9 houses in 2026, which is very similar to 2025. This is of course an average, and some types of homes and locations within TS9 will outperform that, while others will be slightly behind that

The key is affordability. Plan for future rate rises, build in financial resilience, and make decisions that work for your own circumstances. Do that, and you should be well placed whatever the market does next.

These are my views. What are yours?

As we hit the third week of December, the TS17 property market does slow down ready for the big day. It’s at this time of year, I like to work out the total value of every home in TS17, and how that value has changed since 2010 (as that was the bottom of the market after the Credit Crunch). During those years, TS17 has gone through market cycles, mortgage booms, periods of national uncertainty, political shifts, and economic swings. Yet when you step back, the story is simple. TS17 housing wealth has risen markedly.

In the last 15 years, the total value of TS17 housing has risen by 41.8%, from just over £2.102 billion to around £2.981 billion.

That increase has been created simply because homes in the area are now worth more than they were. For freehold owners, that growth has happened whether they renovated the kitchen, extended the lounge, or did nothing at all.

To put that into some form of understandable scale, if TS17’s property wealth were a company listed on the UK stock market, it would sit comfortably in value between ITV and RS Group corporations. It would be comparable in value to household-name businesses employing thousands of people. The difference is that the value here is not held by investors or shareholders, but by thousands of ordinary TS17 households.

That alone changes your view of the place we live.

Over the same fifteen-year period, the FTSE 100 has risen by 69.5% and UK retail inflation has risen by just over 55.9%.

When you look at the average price paid for a TS17 home

over the last twelve months, the figure sits at £198,437.

However, averages always mask the real story, so I split the area into its main property types. That is where the differences become clear.

• Detached homes in TS17 currently have an average value of around £280,308. Across the housing stock, that equates to just under £1.727 billion of housing wealth held in detached homes alone.
• Semi-detached houses in TS17 currently average £151,168, representing over £592.6 million of total value.
• Terraced and townhouses in TS17 sit at an average of £128,863, collectively equating to £507.7 million.
• Flats and apartments in TS17 average £78,521, representing £154.1 million.

Whether you own a flat, a terrace, a semi-detached, or a detached TS17 home, you hold a share of something that has grown steadily, even when national headlines have been turbulent.

This matters not only to homeowners, but also to those renting in TS17. Renters often feel the market works against them, yet the fact that total housing wealth has increased means something further. Owners have more equity than before, buyers have higher deposit hurdles, and renters face rental levels shaped by the wider increase in market values.

A significant portion of families renting in TS17 are doing so not because they are unable to buy, but because the pace of deposit saving has been slower than property price growth. When homes rise at a rate faster than wages, the deposit gap widens, which is exactly what has happened since 2010. That can understandably feel frustrating.

Yet renters have also benefited indirectly. When areas consistently grow in value, investment follows. Better retail, stronger schooling demand, upgraded facilities, more employers moving in, and regeneration funding all tend to arrive in places where housing value remains resilient.

The strength of local TS17 values is not just about bricks and mortar, but about the attractiveness of the area itself.

TS17’s appeal has been shaped by a mix of long-standing fundamentals. Good transport links, a growing education base, and continuous residential demand have helped. Families tend to move in, stay for many years, move once or twice locally, and that leads to demand stability.

Meanwhile, supply has not kept pace. Many will comment, with justification, that parts of TS17 have felt like building sites in recent years. Yet when compared to need, the number of new homes delivered has been insufficient. Every year, the number of household formations exceeds the number of completed additional homes. That ongoing shortage acts as a support for existing values.

The mortgage market also plays its part. Rates are still higher than the record lows of a few years ago, yet if you zoom out historically, borrowing remains reasonable. Households that bought ten or twelve years ago often remortgage today against dramatically increased equity. In many cases, that equity allows extensions, upgrades, or even assisting children with deposits.

The ironic outcome is that rising wealth benefits those already on the ladder far more than those wishing to climb onto it. That is not unique to TS17, but TS17 illustrates it clearly.

What makes TS17’s housing market particularly interesting is how wealth is spread.

There is no single neighbourhood that holds most of the value. The billions of pounds of property wealth are split through detached streets, Victorian terraces, 1960s estates, modern developments, flats above shops, edge-of-town family homes, and older stock around historical streets.

When you picture £2.981 billion, it is easy to imagine vast commercial buildings or major institutions. Instead, it is held in living rooms, gardens, driveways, converted lofts, extensions, and family homes that have been bought, sold, rented, and inherited across generations. Demand remains steady, supply remains tight, employment remains stable, and sentiment improves whenever inflation cools and interest rates soften.

We should remember something. Property value is not created in isolation. It exists because thousands of people prefer to remain here rather than leave. Values rise because TS17 families choose to stay, buyers choose to move in, and landlords continue to invest. If all that energy ever reversed, values would fall. The fact that values have continued to rise across fourteen years shows that the town has not lost its appeal.

Whether you own a TS17 home, rent one, or are thinking of moving, the reality is that TS17 holds billions of pounds of residential wealth, and that wealth is likely to remain resilient. Anyone can check the value of their own home at any time, but sometimes it is useful to zoom out and look at the bigger picture. It tells you far more about stability than short term house price headlines do.

If you are curious how your TS17 home fits within that wider story, or if this raised questions about buying, selling, or renting locally, feel free to get in touch. A conversation costs nothing, and sometimes one number or one insight can help you make choices that shape the next decade of your life.

The Chancellor’s Autumn Budget has finally arrived after months of rumour, leaked ideas and speculation. Many households in TS15 had braced themselves for a sweeping new annual tax on homes above £500,000. That proposal has now been dropped, which removes the biggest cloud that had been hanging over the local market. Instead, the Government has opted for a more focused approach by introducing a new high value council tax surcharge that only applies to properties valued above £2 million. Alongside this, landlords will face higher property income tax from 2027 and the wider rental sector will continue to feel the pressure created by years of rising costs, stronger regulation and increasing demand.

This report brings those national announcements into a local TS15 context. It considers how the changes could influence homeowners, landlords and tenants, and where the opportunities and risks may appear in the years ahead.

The end of the feared £500,000 annual charge

For TS15, the most significant early headline is what has not happened. The much-discussed idea of an annual tax on all homes above £500,000 has been ruled out. Let us not forget that quite a few homes in the area are above that £500k threshold.

Of the 7,080 homes in the TS15 area,

there are 1,075 homes worth over £500k

Removing it should strengthen confidence among homeowners who were delaying decisions to move, extend or sell because they feared a new recurring cost.

Stamp duty remains unchanged. This means that the thresholds set more than a decade ago continue to apply. In practical terms, most TS15 buyers will still pay only modest stamp duty, with first-time buyers retaining the current reliefs on properties up to £300,000. The system may not be perfect, yet the absence of change avoids further friction at a time when the market needs stability rather than disruption.

The new mansion tax for homes above £2 million

From April 2028, a new high value council tax surcharge will apply to homes worth more than £2 million. It will begin with an additional £2,500 a year for properties between £2 million and £2.5 million, rising to £7,500 for homes worth more than £5 million.

Nationally, this will affect around 0.5% of homes and around 85% of those are in London and the South East.

Of the 7,080 homes in the TS15 area, as one would expect, there is only 1 home worth over £2m

Buyers at the very top of the market will not welcome an extra annual bill, although for purchasers spending £5 million or more, the surcharge is relatively modest compared with stamp duty which can already exceed £500,000. For owners who bought their home many years ago and now live on a pension, any extra annual cost will feel more significant. However, the option to defer payment until a sale or death should prevent financial hardship and should also reduce the likelihood of forced sales or a sudden flood of properties coming to the market.

Higher property income tax for landlords

Landlords will face a 2% rise in the basic, higher and additional property income tax rates from April 2027. The new rates will be 22%, 42% and 47%. This follows a long list of changes over the last decade that have already reduced the returns landlords enjoy. These include cuts to mortgage interest relief, the stamp duty surcharge, the shrinking of capital gains tax allowances, and the new obligations set out within the Renters Rights Act and the energy efficiency rules.

TS15 rents have increased from £743 pcm in 2020 to £945 pcm, a rise of 27.2%

However, higher rents must be understood in the context of wages. The average full-time wage in Yorkshire and the Humber has risen from £537.60 per week in 2020 to £708.20 a week. Tenant affordability remains the key driver of rental values, and responsible landlords will continue to balance fair rent increases with realistic expectations of what tenants can pay. For most landlords, rising gross income has helped offset rising costs, but it has not created excess profit. That is why any change to taxation must be approached with care.

What this means for TS15 tenants

Although this report is mainly for homeowners and landlords, tenants will read it too. It is important to acknowledge that they have faced the sharpest rise in living costs for a generation. The concern is that fewer landlords in the system could reduce rental supply which then pushes rents higher. A balanced market needs enough private rental homes to meet local demand. If rules or taxation become too heavy handed, the long-term effect will be fewer choices for tenants and higher rents.

What this means for TS15 homeowners

For most TS15 households, the Budget will feel less dramatic than many feared. The absence of a £500,000 annual charge has avoided what could have been a major distortion. The new mansion tax will touch only a tiny fraction of the local TS15 market. The valuations of current band F, G and H homes will be reviewed, but this is a nationwide exercise and not a TS15 specific event.

The broader outlook remains relatively steady. Forecasts suggest that UK house prices will rise from an average of 1% to 2% a year for next couple of years. That is broadly in line with expected ‘real’ wage growth.

My final thoughts

The Budget has nudged the property market rather than shaken it. TS15 homeowners have more clarity. Landlords have further costs to plan for, but also a continuing rise in demand for good quality homes to rent. Tenants continue to face pressure, yet a well-managed and well-supplied rental sector remains essential for the town.

As always, TS15’s property market will respond to these changes in its own quiet and measured way. Stable rules, rising wages and sensible pricing will be the real drivers of activity over the next few years.

Feel free to share your thoughts.

The narrative of the “Boxing Day Bounce” has become a persistent myth in the UK property market. It’s often said that Boxing Day is the busiest day of the year for property portals, with record numbers of users browsing new listings. While this surge in activity is statistically true, equating high traffic with a strong launch strategy is a misunderstanding of buyer psychology and market dynamics.

For sellers focused on achieving the best possible price in the shortest time, launching on Boxing Day is often a strategic misstep. Here’s why you should resist the post-Christmas rush and instead wait for the serious January market.

1. The Competition Is Fierce, Not Favourable

The biggest issue with a Boxing Day launch is the sheer volume of competition. The “bounce” isn’t just a surge in buyers — it’s also a surge in new listings. By launching on Boxing Day, your property is immediately placed alongside hundreds, sometimes thousands, of others hitting the market at the same time.

Those critical first seven days determine how much attention your listing receives. In an oversaturated market, your home risks being lost in the noise rather than standing out. Instead of enjoying a clear run, your property is forced to compete for attention — making it harder to achieve premium pricing and attract multiple viewings.

2. Browsers, Not Buyers: The Quality of Traffic

Yes, millions browse property portals on Boxing Day — but very few are ready to move. The majority of this traffic is aspirational:

• Post-Christmas boredom
• Casual “window shopping”
• Family conversations about moving “sometime next year”

These are not the highly motivated, mortgage-ready buyers who book viewings immediately and make offers quickly.

Serious buyers typically re-engage in the first or second week of January, once the holiday distractions are over. Launching too early wastes your initial exposure on low-intent browsers, potentially skewing your early metrics and creating a misleading sense of demand.

3. The Logistical Black Hole

The period between Christmas and New Year is a logistical dead zone for the property industry. While portals are active, the key professionals needed for a successful launch are not:

• Estate Agents: Often running reduced hours and skeleton staff
• Solicitors & Conveyancers: Offices closed, meaning no real progress on offers
• Photographers & EPC Assessors: Difficult to book, leading to compromised marketing

A strong launch relies on momentum. If the industry is on holiday, you immediately face delays, bottlenecks, and frustrated buyers — all of which weaken your listing’s first impression.

4. The Risk of Becoming a ‘Stale’ Listing

Perhaps the biggest long-term risk of a Boxing Day launch is creating a stale listing. A property’s first 14–21 days are its most critical — this is when it appears as “New” and receives the most attention from active buyers.

If you launch during the quietest viewing week of the year, your listing spends its most valuable days gathering minimal traction. By mid-January, when serious buyers return, your home is no longer flagged as new and may already appear to have been sitting on the market for weeks. This can trigger negative assumptions:

• “Why hasn’t it sold?”
• “What’s wrong with it?”

Even if the lack of activity was simply due to the holiday period, buyer perception can become your biggest obstacle.

The Strategic Alternative: The January Refresh

Instead of joining the Boxing Day frenzy, sellers benefit most by preparing over the holiday period and launching in the second or third week of January.

This approach allows you to:

• Prepare Properly: Finalise photography, floor plans, and legal documents without pressure.
• Launch With Impact: Enter the market when serious buyers are active and competition is calmer.
• Maximise Your ‘New’ Status: Hit the market at its most dynamic and transactional.

Conclusion

The goal of selling a home isn’t to achieve the most clicks — it’s to secure the best offer from a committed buyer.

By avoiding the noise, competition, and logistical issues of a Boxing Day launch, you position your property for maximum success in the confident, motivated, and fully operational market of the new year.

A study of this year’s property market and what will happen in 2026?

With only a few weeks to go before the end of the year, as a TS17 estate and letting agent, I wanted to share what has happened in both the UK and TS17 property markets in 2025, analysing the trends for TS17 homeowners, home buyers and landlords alike… and then compare them to previous years.

All statistics for each year are up to 16 November (to ensure a level playing field). Starting with the UK statistics, looking at new properties on the market (listings), sales agreed and houses sold (i.e. exchanged and completed).

The Number of Homes Coming on the Market in the UK

In 2023, 1,407,751 homes were listed for sale across the UK. That number rose to 1,521,906 in 2024 and 1,567,258 in 2025.

The average asking price of homes coming to market in 2023 was £422,722, with an average of £361 per square foot. In 2024, this increased to £430,868 and £372 per square foot. By 2025, the average asking price remained steady at £429,684, while the average price per square foot increased again to £383.

This rise in £/sq.ft wasn’t driven by broad price growth, but by a shift in the type of homes being listed. More smaller, lower-priced homes (which usually achieve a higher £/sq.ft) and more high-end properties (which also tend to sit higher on that metric) came to market. With fewer mid-priced homes in the mix, this change lifted the overall £/sq.ft price, despite headline asking prices barely moving.

The Number of Homes Sold in the UK

In 2023, 824,665 homes across the UK went under offer (sold subject to contract) at an average price of £356,026, equating to £331 per square foot. By the end of that year, 689,542 of those deals reached exchange and completion, achieving an average final sale price of £357,134, or £330 per square foot.

Fast forward to 2024, and both activity and values edged up. A total of 958,239 homes sold subject to contract at an average of £360,755 (£338 per square foot), while 734,148 reached exchange and completion at £355,168 and £332 per square foot.

Then came 2025, when the market found another gear. 997,472 homes were agreed upon for sale at an average of £362,703 (£334 per square foot), and 782,776 reached exchange and completion at £361,086 and £338 per square foot.

What’s striking is that while average prices have barely shifted year to year, the £/sq.ft figures reveal the real story. It’s not that homes are getting more expensive, but that the mix of what’s selling is changing. More smaller properties and more high-end homes both push up the £/sq.ft figure, even as overall prices remain broadly level. It’s a reminder that the shape of the market can change the numbers just as much as the prices themselves.

The number of transactions has risen sharply, yet the average price paid for a UK home remains the same, and the £/sq.ft figure has remained broadly stable. In other words, house prices haven’t really climbed, but the volume of sales has surged. And that matters, because the most accurate indicator of the health of the UK property market isn’t house prices at all, it’s how many homes are selling.

Such a marked shift in both activity and market composition warrants a closer examination to understand what is driving it and what it might mean for local markets, such as TS17.

What’s Behind the UK Property Market’s Continued Stability?

Several key forces have fuelled the property market’s renewed momentum:

1. Falling Mortgage Rates: As borrowing costs have eased, buyers who held off during the rate peaks of 2023 have started to return, restoring confidence and unlocking pent-up demand.
2. Wage Growth: Steady, above inflation increases in earnings have strengthened affordability for many households, giving buyers greater confidence to take their next step.
3. Low (but slightly rising) Unemployment: Although unemployment increased slightly in 2025, it remains close to historic lows. The job market remains strong enough to provide people with the security needed to commit to major purchases, such as a home.
4. Evolving Lifestyles: Post-pandemic shifts in how and where people want to live continue to shape demand. Many buyers are still prioritising space, flexibility, and quality of life over simple location.
5. Not Enough Homes Being Built: A growing and ageing population has collided with decades of under-delivery. The UK needs around 300,000 new homes every year to keep up with demand; yet, over the past 30 years, it has averaged only around 210,000 per year. That shortfall of roughly 2.7 million homes has created intense pressure on both prices and availability, leaving supply far behind where it needs to be.

Combined, these trends have helped sustain activity and sentiment in the housing market, even as wider economic conditions remain mixed.

TS17’s Property Market: A Comparative Analysis of 2023 vs 2024 vs 2025

In 2023, a total of 905 homes were listed for sale in TS17, with an average asking price of £191,745. That same year, 526 properties were successfully exchanged and completed, achieving an average sale price of £187,444.

In 2024, listings edged slightly higher as 916 homes came onto the market, with the average asking price of £202,611. The number of exchange/completions also increased, at 552 homes, with little change in the average price achieved at £186,025, indicating that well-priced homes continued to attract solid buyer demand.

By 2025, TS17’s market found another gear. 932 homes were listed for sale at an average asking price of £201,302. 569 homes went on to exchange and complete, up 3.1% on the previous year, at an average sale price of £190,937.

What stands out is the steady rise in the number of homes being brought to market and the growth in completed transactions, even as achieved prices have held relatively stable. Sellers have become increasingly confident about listing their homes for sale, while buyers remain active, creating a healthier and more balanced property market in TS17.

In short, TS17’s property market has seen consistent progress since 2023. More homes are being listed, more sales are getting over the line, and the gap between asking and achieved prices remains realistic. It’s a sign of a market that’s maturing rather than overheating… steady, grounded, and underpinned by genuine demand rather than speculation.

What About the 2026 Property Market?

TS17’s property market does not operate in isolation. It is shaped by a mix of local influences that often mirror national trends yet play out differently here. Employment levels, new infrastructure projects, and demographic shifts all affect local demand and supply for homes. Regional policies also play a part, influencing everything from development opportunities to rental dynamics. For homeowners and landlords alike, understanding these local nuances is crucial for making informed, well timed decisions.

As we move into 2026, the UK property market continues to show stability, but (and it’s a big but) TS17 won’t follow the national picture exactly. Local variations will always matter more than national averages, and that is where real opportunity lies. Local market knowledge remains a significant advantage for TS17 homeowners looking to sell or landlords managing their portfolios. Knowing where your property sits within the TS17 market can help you spot opportunities and avoid pitfalls.

In the last two years, only half (53%) of the homes in the UK that came on the market actually sold, whilst in TS17, it has been 63.72%.

That alone underlines the single most important rule in the TS17 property market: price your home realistically from day one. Every house has a price window where it attracts maximum interest. Start too high, and you miss those crucial first few weeks when the most motivated buyers are active.

Additionally, among UK homes that do sell, 53% sell within 35 days and 71% within 63 days. Selling quicker also increases your chance of getting to exchange and completion (i.e. you moving home). Denton House Research, after analysing over 2 million UK home sales, found that properties that see a buyer within 25 days of the home coming on the market have a 94% chance of reaching completion. Yet if the sale is agreed after 100 days of the home coming on the market, the chance of it completing falls to 56%.

Further evidence from Hamptons supports this. Analysing millions of home sales since 2001, they found that (excluding the Covid years) British homes typically sell within 0.9% to 1.3% of their final asking price. That’s the price before going under offer, not the original asking price if it was later reduced. This highlights the importance of setting the right price from the outset.

As an experienced local estate agent in TS17, I understand the patterns behind these numbers. My goal is to help you set a realistic asking price that maximises your sale potential while achieving a strong market value. I study TS17’s housing data daily, tracking what sells, what doesn’t, and why, so your home is priced to sell, not to sit. If you are planning to move in 2026 and want a professional, data led approach that works with the realities of today’s TS17 market, get in touch. Together, we will position your property to attract the right buyers quickly and secure a smooth, successful sale.