The UK property market has moved into 2026 with a steady and more settled feel. February is often the point where early year activity begins to gather pace, and this year is no different. Viewings and enquiries are increasing following the quieter winter period, while more homes are coming onto the market as sellers prepare for the traditional spring surge.
Stable borrowing costs, improved stock levels and ongoing affordability considerations continue to shape behaviour across the market. The result is a more balanced environment than in recent years, where preparation and realistic expectations are proving more important than timing alone.
February typically brings a noticeable rise in buyer activity, and 2026 is showing the usual seasonal uplift. Many households who paused their searches over the festive period are returning to the market, and this is translating into increased viewings and enquiries.
Recent figures from the Office for National Statistics (ONS) indicate that average UK house prices rose modestly towards the end of 2025, with annual growth sitting at around 2-3% and the UK average price hovering close to £270,000-£272,000. This steady pace of growth reflects a market that is stabilising rather than accelerating.
Mortgage rates remain higher than the ultra-low levels seen several years ago but have settled compared with recent peaks. This stability is helping more buyers plan ahead with greater confidence, even though affordability continues to be a key consideration. Many are taking time to review budgets carefully and ensure their finances are secure before making offers.
Stock levels are also higher than at the same point last year, giving buyers more choice and time to compare options. While well-presented and realistically priced homes continue to attract strong interest, there is generally less urgency than in the fast-moving markets seen previously.
Use this time to get fully prepared. Securing a mortgage agreement in principle and having a solicitor lined up will put you in a strong position once you find the right property.
February is traditionally the start of the main listing season, and this year is following that pattern. Many sellers who waited until after Christmas are now launching their homes onto the market, leading to a noticeable increase in available stock.
This rise in choice means competition between sellers has increased slightly compared with late 2025. However, demand remains steady, and well-presented homes priced in line with current market conditions are continuing to attract viewings and offers.
Pricing remains one of the most important factors in achieving a successful sale. Buyers are carefully comparing properties and are more likely to negotiate than in previous years. Sellers who set realistic expectations from the outset are generally seeing stronger interest and smoother transactions.
The time taken to move from offer to completion remains a consideration. Transactions can still take several months to progress, particularly where chains are involved. Being organised early with legal documentation and surveys can help reduce delays later in the process.
First impressions matter. Ensuring your property is well presented, accurately priced and legally prepared before marketing can help attract committed buyers and reduce time on the market.
The overall picture for February 2026 is one of stability and gradual growth. The market is not experiencing the intense competition of previous years, but it remains active and resilient.
As spring approaches, activity is expected to increase further across sales. Key factors to watch include:
Continued stability in mortgage rates
The level of new properties coming onto the market
A more balanced market is emerging, where buyers and sellers all have opportunities provided they approach the process well prepared and informed.
February marks a steady and encouraging start to the property year. Buyers have more choice and sellers are benefiting from renewed interest. Rather than favouring one side over another, the current market rewards preparation, realistic expectations and flexibility.
Whether planning a move in the coming months or later in the year, taking early advice and getting organised now can make all the difference.
Shinerocks is here to support your next move in Purley, Croydon & Greater London. Call 020 8660 2010 or email enquiries@shinerocks.co.uk to speak with our team.
Note: The information in this article is based on data as of December 2025 / January 2026 and may change. Always seek professional advice for specific circumstances.
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