February 2026 Property Market Update
The premium property market has continued to move steadily through the early months of 2026, despite a backdrop of global and domestic uncertainty. While headlines may suggest hesitation, the underlying picture is more balanced, particularly for those thinking of buying or selling this year.
A market shaped by uncertainty, but still moving
Global events, including ongoing conflict in the Middle East, continue to influence sentiment. Periods of instability can encourage some international buyers to invest in UK property as a safe haven, while at the same time causing others to delay decisions. This creates a delicate balance between opportunity and caution.
Closer to home, wider economic and political uncertainty is also playing a role. Buyers are taking a more considered approach, but importantly, the market has not stalled. Activity is continuing, just at a more measured pace.
More homes on the market than we have seen in years
One of the most notable trends is the level of supply. February saw stock levels reach their highest point in recent years, with significantly more homes available compared to both last year and longer term averages.
New listings continue to rise, reflecting a steady flow of sellers coming to market. This means buyers now have more choice than they have had for some time. However, it also means sellers are facing greater competition when trying to stand out.
Demand remains steady, but more selective
Sales activity increased compared to January, which is typical for this time of year, but remains slightly behind the same period in 2025. When viewed over a longer time frame, however, demand is still sitting above average levels.
In simple terms, buyers are still active, but they are being more selective. With more properties to choose from and higher borrowing costs than in previous years, decisions are being made more carefully.
Pricing continues to be the key factor
Perhaps the clearest theme from the February data is the importance of pricing correctly. Price reductions remain significantly higher than average, and in many cases, properties are being adjusted to better align with buyer expectations.
There is a clear pattern emerging. Homes that are priced realistically from the outset are more likely to attract serious buyers and progress smoothly. Those that are not often take longer to sell and may ultimately require adjustments later on.
This is also reflected in withdrawal levels, which remain elevated. In many cases, sellers are choosing to step back from the market rather than continue with a prolonged process.
Encouraging signs for completed sales
While some areas of the market are experiencing friction, there are positive signs. Fall throughs have reduced, suggesting that once a sale is agreed at the right price, it is more likely to complete successfully.
This points to a more committed buyer pool and highlights the value of getting the fundamentals right from the start.
What this means for buyers and sellers
For sellers, the message is clear. Preparation, presentation and, most importantly, realistic pricing are essential in a market with increased competition.
For buyers, there is more choice and time to consider options carefully. However, well priced homes are still attracting attention, so being ready to act remains important.
Final thoughts
The premium market in early 2026 is not in decline, but in transition. With more homes available and buyers taking a considered approach, the balance between supply and demand has shifted.
In this environment, success comes from understanding the market and responding to it. For those prepared to do so, there is still plenty of opportunity on both sides of the transaction.
Credit: Simon Gates - Opening The Gates
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