Letting & Estate Agent Podcast

The UK property market is changing fast, and so should the way letting agents work with suppliers. In this episode, Siân Hemming Metcalfe, Operations Director at Inventory Base, discusses why moving beyond the traditional “service provider” model can boost professionalism, cut risk, and improve outcomes. Discover how stronger partnerships, clear SLAs, and better collaboration can raise industry standards and future proof your business. Listen now and join the conversation.

UK Property Market Weekly Update - Week 48, 2025 I look at the UK property market in the ‘UK Property Market Stats Show“ for the week ending Sunday 7th December 2025 with the brilliant Toby Martin from ‘We Are Unchained’ YouTube https://youtu.be/yiu-A9bWAD4 ✅ New Listings * 19.4k new properties came to market this week, down as expected from 22.7k last week. * 2025 weekly average: 34.4k. * 9 year week 48 average : 22.8k * Year-to-date (YTD): 1.652m new listings, 0.2% higher than 2024 YTD (1.649m) and 7.7% above the 2017–19 average (1.534m) ✅ Price Reductions * 12.8k reductions this week, lower than last week’s at 13.2k (Estate Agents seem to forget they can reduce houses prices after the first week in November!). 23.2k is the average weekly number of reductions for 2025. * 8.8% of resi homes for sale were reduced in November. Compared to Oct 12.8%, Sept 14.1%, August 11.1%, July 14.1% in July and 14% in June. * 2025 average still remains at 12.8%, versus the five-year long-term average of 10.74%. ✅ Sales Agreed * 18.5k homes sold subject to contract this week, down expectedly from 20.3k last week. * Week 48 average (for last 9 years) : 20.6k * 2025 weekly average : 25.4k. * YTD: 1.221m gross sales, which is 2.6% ahead of 2024 (1.190m) and 11.6% above the 2017–19 average (1.094m). * Some will note Gross Sales in Q4 were higher - this was the first time buyers were buying homes to beat the March 2025 stamp duty deadline ✅ Price Diff between Listings & Sales * Average Asking Price of listings last week £406k * Average asking price of Sales Agreed (SSTC) last week was £352k * A 15.3% difference (long term 9 year average is 16% to 17%). ✅ Sell-Through Rate * 13.5% of homes on agents’ books went SSTC in November. Down from 15% in October, 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 * 4,783 fall-throughs last week (pipeline of 482k home Sold STC). * Weekly average for 2025: 6,100. * Fall-through rate: 25.8%, slightly up from 24.9% last week. * Long-term average: 24.2% (post-Truss chaos saw levels exceed 40%). ✅ Net Sales * 13.7k net sales this week, down expectedly from 15.2k last week. * Nine-year Week 48 average: 15.4k. * Weekly average for 2025: 19.3k. * YTD: 929k, which is 2.2% ahead of 2024 (909k) and 8.6% above 2017–19 (855k). ✅ Probability of Selling (% that Exchange vs withdrawal) * November Stats : 54.3% of homes that left agents’ books exchanged & completed in November. (Note this figure will change throughout the month as more November stats come in). (65.3k exchanges & 55k withdrawals as at 8th Dec 2025) * October 53.3% / September: 53.1% / August :55.8% / July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%. ✅ Stock Levels * 678k homes on the market on the 1st of December, down from 742k on 1st of November. December ’25 is identical to December ’24. * 482k homes in sales pipeline on the 1st December, almost identical than 12 months ago. * ✅ House Prices (£/sq.ft) * November 2025 agreed sales averaged £342.27 per sq.ft. 0.7% higher than 12 months ago and 12.6% 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. November figures will follow in next weeks show. ✅ UK Rental Market Overview * Average Rent in November - £1,791 pcm - compared to £1,785 in Nov 2024 and £1,557 in Oct 2017. * Available Rental Properties in November ’25 - 321k compared to 300k in November ’24. * Notable increase of 22.8% more rental homes in Outer London than 12 months ago, yet a 3.7% decrease in Inner London - Not sure why ✅ Graphs https://we.tl/t-KxpRzfwuvw

Ever wondered what happens after selling your agency? Sharon Carter from the East Midlands and East Anglia shares her regret over selling too soon, how personal tragedy influenced her decision, and the impact on her career. She discusses the emotional side of business ownership, rebuilding confidence, and finding purpose, offering insight for agents considering their next step.

In this episode of Estate Agent Stories, we chat with Sam Cerrone, who’s spent 25 years in the UK property market. From corporate beginnings to thriving as a self employed agent, Sam shares her journey of resilience, growth, and self belief. She opens up about loss, rebuilding her career, and finding freedom on her own terms. A powerful story for anyone ready to back themselves and take the leap in estate agency.

What’s it like joining the family business when that business is one of South Yorkshire’s best known estate agencies? Shanice Gandhi shares her journey from managing multimillion pound construction sites to working alongside her father, Sanjay Gandhi. She talks about setting boundaries, building her own identity within an established brand, and offers honest advice for anyone entering a family run business. Tune in for her insights on finding your voice and thriving in property with family.

Join Patsy Day, a letting and estate agent from the east of England with the Belvoir Franchise Network, as she shares her journey from a council estate in Huntingdon to owning two thriving offices. In this honest and inspiring episode, Patsy reflects on growth, delegation, setbacks, and putting people first in the property industry. A must for anyone aiming to build a successful career or business in property.

Simon King, an estate agency non-executive director and thought leader, joins to discuss the chaos of 14 housing ministers in just ten years. He explores how this political instability impacts agents, buyers, and sellers. Simon reveals how housing serves as a key economic indicator and the increasing role of foreign investment. He also sheds light on surprising real-term house price movements and the resilience of wages amid these changes, providing insights crucial for understanding the future of the UK property market.

Siân Hemming Metcalfe, Operations Director at Inventory Base and an industry expert on compliance, shares insights on the upcoming Renters’ Rights Bill. She explains how this bill can be more than just red tape—it’s a marketing advantage. Emphasizing the importance of compliance, Siân discusses how it can enhance agency reputation, protect landlords, and justify higher fees. She also highlights the need for suppliers to align with agents to maintain professional standards, transforming how lettings are approached.

In this discussion, guest Steph Vass, co-founder and chief guru of TAUK, brings extensive experience in the property market. They analyze the current UK property landscape, revealing the drop in new listings and the surprising behavior of agents regarding price reductions in November. Steph sheds light on buyer psychology and the significance of storytelling in pricing discussions. Additionally, they explore the impact of high-value Inner London listings on average prices and emphasize the necessity for speed in transactions.

Jamie Lester, the London-based founder of House, dives into the transformative world of self-employed estate agency. He discusses how the pandemic has sparked a rise in self-employment among agents, emphasizing the importance of mindset over brand. Jamie shares impressive income potential comparisons, highlighting greater earnings in self-employment. He also reveals strategic prospecting techniques and the support his brokerage offers, positioning self-employment as a lucrative and empowering choice in the UK property market.