Ben Madden, an experienced West London estate agent and founder of Finding Country, explores the latest trends in the UK property market. He discusses the 35.3k new listings this week and the implications of rising price reductions. Ben shares tactics for effective local prospecting and emphasizes the importance of adapting vendor management to avoid overvaluing properties. He also highlights the contrasting sales dynamics of London compared to the rest of the UK, urging agents to focus on data-driven strategies for sustained success.
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insights INSIGHT
Listings Are Healthy Not Oversupplied
New instruction volumes are marginally higher than 2024 and only ~10% above the nine-year average.
That level of stock does not indicate a systemic oversupply and offers opportunity for agents.
volunteer_activism ADVICE
Knock Daily On Active Streets
Knock on doors in active roads and offer free, up-to-date valuations to generate listings.
Repeat the activity daily and expect regular listing opportunities within weeks.
insights INSIGHT
Price Cuts Plummet After August
Price reductions drop dramatically after August and become rare through Q4.
That delay prevents timely repricing and likely worsens Q1 sales performance.
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UK Property Market Weekly Update - Week 38, 2025
Welcome to the 38th UK Property Market Stats Show of 2025, your weekly YouTube ‘TV programme’ on the UK housing market.
This week, I’m joined by Ben Madden, a leading Estate Agent in West London, as we unpack the key headlines from Week 38 (ending Sunday 28th September 2025).
▶️ Watch on YouTube:
https://youtu.be/2K5jp2gBZ_Y
🔍 Key Market Headlines – Week 38, 2025
✅ New Listings
* 35.3k new properties came to market this week, slightly down from 35.9k last week.
* 2025 weekly average: 36.2k.
* Nine year week 37 average :34.2k
* Year-to-date (YTD): 1.38m new listings, 2.6% higher than 2024 YTD (1.34m) and 10.5% above the 2017–19 average (1.25m)
✅ Price Reductions
* 25k reductions this week, slightly higher to last week at 26.2k.
* Only 11.1% of homes were reduced in August, compared with 14.1% in July and 14% in June. (Sept figures to follow next week)
* 2025 average so far: 13.1%, versus the five-year long-term average of 10.7%.
✅ Sales Agreed
* 25k homes sold subject to contract this week, slightly down from 25.3k last week.
* Week 38 average (for last 9 years) :24.8k
* 2025 weekly average : 26.1k.
* YTD: 994k gross sales, which is 5.6% ahead of 2024 (941k) and 13.4% above the 2017–19 average (876k).
✅ Sell-Through Rate
* 14.5% of homes on agents’ books went SSTC in August. (Sept figures to follow next week)
* Down from 15.4% in July, 15.3% in June, and 16.1% in May.
* Pre-Covid average: 15.5%.
✅ Fall-Throughs
* 6,149 fall-throughs last week (pipeline of 510k home Sold STC).
* Weekly average for 2025: 6,217.
* Fall-through rate: 24.6%, down from 25% last week.
* Long-term average: 24.2% (post-Truss chaos saw levels exceed 40%).
✅ Net Sales
* 18.9k net sales this week, slightly down from 19k last week.
* Nine-year Week 38 average: 18.7k.
* Weekly average for 2025: 19.9k.
* YTD: 757k, which is 4.8% ahead of 2024 (723k) and 10% above 2017–19 (688k).
✅ Probability of Selling (% that Exchange vs withdrawal)
* Preliminary August: 55.1% of homes that left agents’ books exchanged & completed.
* July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%.
✅ Stock Levels
* 736k homes on the market at the start of September, 6.7% higher than Sept 2024.
* 510k homes in sales pipelines, 3.4% higher than August 2024.
✅ House Prices (£/sq.ft)
* August 2025 agreed sales averaged £338.78 per sq.ft.
* 1.41% higher than August 2024, and 14.25% higher than August 2020.
✅ Rental Market
* September 2025 average rent: £1,854 pcm (vs £1,792 pcm in Sept 2024) - a rise of 3.46%
* YTD 2025 average: £1,780 pcm.
* 126k rental properties came on the market in Sept 2025, compared to 101k in Sept ’24, 110k in Sept ’23 & 127k in Aug ’19
✅ Local Focus on the Show:
Woking
Letting & Estate Agent Podcast