This week, Bryan Mansell, the founder of Gazelle and a specialist in reservation agreements, joins to explore the latest trends in the UK property market. They discuss a decrease in new listings and a rise in price reductions compared to previous months. Bryan elaborates on the impact of fall-throughs and how certain practices can mitigate them. The duo also delves into regional market dynamics, including the effects of London's pricing, offering insights on successful selling strategies as the season changes.
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insights INSIGHT
Market Follows A Predictable Seasonal Cycle
The UK property market follows a predictable seasonal cycle with regular highs and lows each year.
Agents should compare performance to regional trends, not panic at short-term dips.
volunteer_activism ADVICE
Keep Pushing Stock Over Christmas
Keep working your existing stock through December; buyers still act and listings need active management.
Protect and present listings aggressively instead of switching off for Christmas.
insights INSIGHT
Resting And Relisting Boosts Sale Chance
A property unsold after three months has just a 14.5% chance of selling if left live continuously.
Withdrawing for 12 weeks and relisting raises its sale chance to about 42% due to portal refresh.
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UK Property Market Weekly Update - Week 44, 2025
Myself and Bryan Mansell, boss man of Gazeal, look at the UK property market for the week ending Sunday 9th November 2025.
YouTube link
https://youtu.be/ijworHDmx-M
✅ New Listings
* 27.1k new properties came to market this week, down as expected from 27.5k last week.
* 2025 weekly average: 35.6k.
* 9 year week 44 average : 28k
* Year-to-date (YTD): 1.56m new listings, 1.4% higher than 2024 YTD (1.54m) and 8.9% above the 2017–19 average (1.43m)
✅ Price Reductions
* 18.5k reductions this week, slightly higher than last week’s at 18.3k.
* Decrease in the number of homes on the market as 12.8% of resi homes for sale were reduced in October. Compared to Sept 14.1%, August 11.1%, July 14.1% in July and 14% in June.
* 2025 average still remains at 13.2%, versus the five-year long-term average of 10.74%.
✅ Sales Agreed
* 22.5k homes sold subject to contract this week, down as expected from 23.5k last week.
* Week 44 average (for last 9 years) :22.7k
* 2025 weekly average : 26k.
* YTD: 1.137m gross sales, which is 3.9% ahead of 2024 (1.096m) and 12.5% above the 2017–19 average (1.012m).
✅ Price Diff between Listings & Sales
* Average Asking Price of listings last week £400k vs Average asking price of Sales Agreed (SSTC) - £362k - a 10.6% difference (long term 9 year average is 16% to 17%)…
* The average listing price has dropped from £452k in Sept to £415k in October.. ie fewer expensive homes being listed
✅ Sell-Through Rate
* 15% of homes on agents’ books went SSTC in September. Up from 14.1% in Sept, 14.5% in Aug, 15.4% in July, 15.3% in June, and 16.1% in May.
* Pre-Covid average: 15.5%.
✅ Fall-Throughs
* 5,975 fall-throughs last week (pipeline of 510k home Sold STC).
* Weekly average for 2025: 6,182.
* Fall-through rate: 26.5%, slightly up from 24.2% last week.
* Long-term average: 24.2% (post-Truss chaos saw levels exceed 40%).
✅ Net Sales
* 16.6k net sales this week, down (as expected) from 18.2k last week.
* Nine-year Week 44 average: 16.9k.
* Weekly average for 2025: 19.7k.
* YTD: 867k, which is 3.4% ahead of 2024 (839k) and 9.4% above 2017–19 (793k).
✅ Probability of Selling (% that Exchange vs withdrawal)
* Initial October Stats : 53.5% of homes that left agents’ books exchanged & completed in October. (Note this figure will change throughout the month as more October comes in)
* September: 53.1% / August :55.8% / July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%.
✅ Stock Levels
* 742k homes on the market at the start of November, 2.4%% higher than November 2024. (725k)
* Notable increases include 9% more homes for sale in London than 12 months ago (9.96% in Inner London & 9.03% in Outer London) & 5.48% in the South East and 5.02% in the South West. The North has seen a drop in homes for sale.
* 511k homes in sales pipeline on the 1st November, 2.2% higher than 12 months ago.
✅ House Prices (£/sq.ft)
* October 2025 agreed sales averaged £343.18 per sq.ft. 0.8% higher than 12 months ago and 13.8% than 5 years ago. The £/sqft at sale agreed matches the HM Land Registry Index with a 98% accuracy, 5 months in advance. That is why it is so important.
✅ UK Rental Market Overview
* Average Rent in October - £1,916 pcm - compared to £1,802 in Oct 2024 and £1,557 in Oct 2017.
* Available Rental Properties in October ’25 - 323k compared to 302k in October ’24.
* Notable increase of 23.8% more rental home sin Outer London than 12 months ago, yet a 4.8% decrease in Inner London - Not sure why
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