Expert insight from Foxtons Sales, drawing on 45 years at the heart of the London property market.
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Each month, Foxtons leading sales experts share clear, practical insight into the London sales market. This is your single, up-to-date destination for expert opinion, refreshed monthly so you always know where the market stands.
With decades of experience across London's property market, Foxtons Sales has the depth of knowledge to answer the questions buyers and sellers are asking right now. Whether you are deciding if it is the right time to buy or sell, or trying to understand how wider news is shaping the London market, this is where to start:
May 2026
May 2026: Better than the headlines suggest
If you've been waiting for the right moment to buy or sell, you'd be forgiven for thinking the headlines are telling you to hold off. Every month, the national coverage seems to brace us for bad news, and every month, what we actually see London’s neighbourhoods tells a different story. The market is more confident than the doom-and-gloom suggests. Let us explain.
Mortgage rates are steady, and that's good news
The affordability picture isn't dramatically improving this month, but it has settled, and that matters more than it sounds. According to Rightmove’s mortgage tracker, average two-year fixed rate is sitting around 5.15%, with the Base Rate held at 3.75% since December's cut. After a couple of years of sudden moves in either direction, a flat market is genuinely useful. It lets buyers plan. On top of that, last year's review of Loan-to-Income limits means a lot of movers can now borrow more than they could twelve months ago, and steady growth in average earnings is doing some of the work that lower rates aren't.
Activity is holding up
The proof is in what's actually happening. Sales are still being agreed, viewings are still happening, and price sensitivity is showing up in how homes get listed rather than putting people off looking. At Foxtons, we've seen fewer new applicants registering to buy, but only a handful fewer offers agreed across our network than at this point last year. This indicates that the buyers out there are more experienced and serious, and they're seeing real value in today's market. What's changed is that they have more competition between sellers to choose from, so they're being more disciplined about what they'll pay. That's a healthier market than one where buyers have walked away.
A strong moment for upsizers in London
If you're looking to upsize, this is one of the better windows we've seen in a long time. The run of new listings means more homes to choose from than you'd have had at almost any point in the last decade, and you're choosing from a pool where sellers know they have to price realistically. The gap you need to bridge between what you sell your current home for and what you pay for your next one is, in a lot of cases, smaller than it has been for a while.
What it means if you're selling in London
It's easy to look at the current market and assume you'll have to accept less than your home is worth. That's not the conclusion we'd jump to. London prices are sitting about 2.4% below where they were a year ago and buyer choice is the highest it's been for this time of year since 2015 (Source: Rightmove HPI), but the real story is what those numbers mean for your specific home, on your specific street.
The right price isn't the lowest one. It's the one the local market will actually pay, and finding it is what 45 years of selling London property has taught us to do. Our teams know how a flat above a shop in Kentish Town gets valued differently to one a few streets away, why a garden flat in Battersea moves faster in May than November, and what's genuinely shifting in your postcode this month.
That's the work behind getting a sale agreed at a number you're happy with, especially in a market where around a third of listings end up reducing. Talk to us before you list. Let’s have an honest conversation about what your home is really worth and plan a strategy to market that is going to get the right deal done for you that factors in all your property plans.
April 2026
April 2026: What the numbers say about moving in London right now
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The market is holding firm. Yes, global events are casting a shadow, and mortgage rates have nudged up in response. We may not fully see the effects of that until next month or the month after. But according to Rightmove's House Price Index, sales agreed are only 3% behind this time last year, and we can tell you, purchase volumes through March were strong. Alexander Hall, our mortgage partner, are also seeing lenders expand their product ranges with more higher loan-to-value options coming to market.
Affordability has quietly improved. Asking prices in London are largely flat month-on-month and down around 2.7% year-on-year, though every borough has its own story, with annual change ranging from -6% to +3%.* The higher rate environment is being counterbalanced by last year’s review of mortgage lending limits, meaning most movers can now borrow more than they could a year ago. Alexander Hall are seeing that reflected in what buyers can actually achieve. The chart below shows just how much long-run value underpins that equation.
London has a gravitational pull. When uncertainty creeps into markets, buyers know well-located homes with strong transport links, good layouts and proven rental appeal hold their value better. That’s very often London. Both Foxtons and Alexander Hall are recording stronger interest than the wider UK picture might suggest. London property is a remarkable asset at any time. In moments like this, all eyes come back to it.
If you are both buying and selling, like most movers in the market, the maths works in your favour: in a softening market, the discount on the home you're buying is typically larger in absolute terms than the one you'll give on the home you're selling. It's definitely worth a conversation with an expert.
* Source: Rightmove House Price Index, April 2026 for annual change by London borough, sales agreed comparison vs same period 2025.
Why this matters when you're moving: If you bought in 2015 at ~£455k and sell today at a small discount, you're still selling at a far higher base than when you bought. The property you're purchasing has also dipped from its peak, meaning the discount you gain on the way in is often larger in absolute terms than the one you give on the way out.
Source: ONS UK House Price Index, published 22 April 2026 · Annual figures are 12-month means
March 2026
March 2026: A busy market for motivated movers
Here in London, strong supply and proactive buyers are picking up the pace…this is a moment where decisive moves make real progress.
Confidence holds. Buyers move.
February delivered real momentum, which is ramping up in March. London is inundated with new listings.
All eyes are on SWAP rates (the behind-the-scenes rates that influence what lenders can offer) because of the major geopolitical events unfolding across the world. You might expect homemovers to hesitate in moments like this, but the conversations we are having in valuations, on viewings and in our local offices say otherwise. Astute buyers and sellers are pivoting fast. They know they have a clear choice to make right now.
The March market: act, or wait?
However global events complicate the expected base rate cut (essentially, whatever 19 March brings) there is real motivation in this market. If you're buying, you have two smart plays:
A word from our partner adviser, Alexander Hall:
Despite current market sensitivity, rates are still looking positive, and the outlook is still stronger than two years ago. In a volatile market, there is often hidden opportunity, and with the right expert guidance, you can make the most of it.
1. Sort your finances. If you are buying your first home, moving or transferring your existing mortgage, it's time to speak to an adviser. Most lenders will hold an Agreement in Principle offer for around six months, which means that, with the help of a good broker, you are able to move quickly when pricing shifts.
Swap rates have already begun to change, so the sooner you start, the better. Waiting for the perfect moment becomes a gamble once borrowing costs begin moving, so being financially ready gives you the power to act fast.
2. While supply is in your favour... Parts of the market move at very different speeds. Lenders react quickly to changing conditions, which means the cost of borrowing can shift within days. Prices, on the other hand, can take far longer to reflect wider events, so waiting for the headlines to settle rarely gives buyers an advantage.
Right now, London has exceptionally strong supply levels, and March is consistently the busiest month of the year. That gives you more choice and more room to make the right decision. Since most people move when life requires it, acting while supply is healthy, lenders have attractive options and the market is moving at a steady pace keeps you in control rather than leaving you to make decisions under pressure later on.
How a seller gets ahead in this market
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This is the audience you want. March's buyers are motivated and ready to buy. However, at the same time, there is a remarkable amount of supply on the market, which means you're not the only one looking for these excellent buyers to make a deal.
In a market with real demand and plenty of choice, speed and strategy will set you apart.
You will need absolutely spot-on pricing and standout presentation to get noticed, and everything organised meticulously to get the deal done.
So, line up your experts. A solicitor instructed early gets the legal work moving. A mortgage adviser gives you clarity on your finances and helps you move quickly in a mortgage market that changes daily. An agent driving every stage from listing to exchange guides your strategy and keeps your sale on track.
With everything in place from day one, you cut through delays and turn early interest into results.
Decisions beat delays
This is a market driven by people who genuinely need to move and are acting on that need. Well-prepared buyers are securing great homes and well-prepared sellers are meeting a motivated audience. Whatever your goal, acting decisively puts you in the best position to succeed.
* Source: TwentyCI data, average time to exchange on a property under £1m in 2025
** T&Cs apply
February 2026
February 2026: Strong early momentum in the London property market
January set a fast pace. February is already moving even faster.
LONDON PROPERTY BUYERS IN JANUARY
Buyer demand rose across London, which is what you would expect at this time of year, although favourable sentiment across lenders and a greater push to list from sellers have given buyers everything they need for a particularly strong start.
LONDON MORTGAGE LENDERS IN JANUARY
Lenders' outlook had already been improving well before the base rate announcement. When the rate held by such a narrow margin accompanied by widespread optimism about predictions of future cuts, confidence strengthened further. Improving lender sentiment in February means more competitive mortgage products have returned, which eases affordability pressures for some buyers. (MoneyWeek)
Nationwide confirms, "affordability constraints have eased over the past year, thanks to earnings growth outpacing house price growth and also a steady decline in mortgage rates."
LONDON PROPERTY SELLERS IN JANUARY
Seller confidence is rising as well. London house prices rose by 2.8 per cent, and we are now entering the period Rightmove identifies as the best time of year to list for sale.
~7 of 10
homes listed in February
complete a sale
days to find a buyer for homes listed in February
Nearly seven in ten homes that come to market in January, February and March go on to secure a buyer (68.9% in February, 68.8% in January and March). That pattern is significant, and Rightmove have tracked this trend consistently right back to 2012. Sellers at this time of year have good reason to feel confident and list more properties, which means:
"March came out as the busiest month overall for home-moving activity. It's the month with the largest number of properties newly listed on the market for sale, when most buyers come to market on average across the year, and when most overall sales are agreed" (Rightmove).
Because buyers are about to have many more options to compare, an ultra-refined and precise pricing strategy becomes essential. The homes that perform best launch with a strong strategy shaped by real market data and expert insight. Let us help you shape your strategy through a Foxtons valuation.
Buyers are motivated and mortgage options are improving
Across London we are seeing buyers arrive with stronger intent. First-time buyers are benefitting from more approachable lending options and returning movers are stepping back into the market with greater certainty. The December RICS Residential Market Survey showed seller expectations turning positive as the dust finally settles after the Autumn Budget.
There is movement nationally too. The Guardian reports that the average UK home price has now passed £300,000 for the first time, which reinforces the sense that the market is finding its rhythm again.
Why February is the best time to sell or buy in London
For buyers, this is the moment to get finances lined up and act decisively. For sellers, it is a chance to launch into a motivated market before spring brings more competition. February sits at the point where confidence, demand and timing align. With the right pricing and the right offer strategy, this can be the month that turns your intention into a successful move.
January 2026
January 2026: Pent-Up Demand Fuels a Strong Start
Now, your sale takes you further.
Instruct Foxtons as your sole agent, and when we sell your property, collect 20,000 Avios.*
Start your journey here.
Pent-up demand is driving activity. The Autumn Budget caused buyers to pause their decisions at the end of 2025. This created strong demand heading into January, which is already a seasonally busy month.
More buyers can enter the market. We've likely seen the peak of inflation, so the Bank of England made their second cut to the base rate in 2025 in December. Lenders responded with more mortgage options, including higher LTV products that require lower deposits (crucial for first-time buyers). Meanwhile, London wage growth is outpacing house price growth.
Sellers: accurate pricing is critical. The number of property listings is increasing as more sellers find their moment. With more choice available, buyers can easily compare value across their search area. Getting an updated valuation with pricing that matches current demand is essential to start your sale successfully.
*Terms and Conditions apply.
Source: This article is compiled and updated monthly using insight from Foxtons Sales leadership and Senior Sales Managers across London. It draws on real‑time buyer and seller activity, internal data and on‑the‑ground market intelligence from Foxtons offices throughout the capital.
Market commentary and analysis are overseen by Foxtons Managing Director - Sales, James Stevenson, and informed by our many years of leadership in the London property market.
If you have any questions on this article, please email us to ask a Foxtons expert.
