Entering 2026, several mainstream indicators suggest the UK sales market is moving into a phase where buyers can compare more options and negotiate more deliberately. This is not a “one-way market”, but the balance of power looks more even than it has been in recent years, particularly where stock levels are higher and sellers are pricing more realistically.
What’s changed, in practical terms?
1)Choice has improved
Zoopla reports that 2026 has started with the most homes for sale in over eight years, and that the average estate agent begins the year with around 32 homes for sale.
This matters because increased choice typically reduces the pressure to “take what’s available”.
2) Demand is returning, but buyers remain selective
Zoopla’s January 2026 index notes a rebound in demand after a quieter end to 2025, alongside stabilising mortgage rates.
This combination often creates a market where well-positioned homes transact, but buyers still expect value.
3) Asking prices and achieved prices can tell different stories
Rightmove’s January 2026 House Price Index highlights a 2.8% month-on-month rise in the average asking price of newly listed homes to £368,031.
At the same time, Nationwide’s measure of achieved prices showed a 0.3% monthly rise in January and ~1% annual growth, with an average price around £270,873.
The takeaway: early-year listing momentum can be strong, while transactions still reflect negotiation, affordability and stock.
4) Financing conditions may be gradually more supportive (for some profiles)
Savills notes improving mortgage affordability, referencing the Bank Rate at 3.75% after a 25bps cut in December 2025 and reporting that some lenders were offering rates closer to ~3.5% for lower-LTV products.
This won’t apply to every borrower, but it’s a useful signal of where competitive pricing can emerge.
What this can mean for buyers (and for Turkish investors in particular)
If you’re a cross-border buyer, the advantage of a more buyer-led window is usually not “cheap property”. It’s process control:
- More time to compare location, building quality, service charges, tenant demand, and exit options
- More scope to structure offers (price, timing, furnishings, minor works, or conditions where appropriate)
- More ability to prioritise quality: in many cycles, the best-located, well-specified homes remain resilient, while weaker stock needs sharper pricing
Knight Frank frames 2026 as a market where well-located, complete homes tend to show more resilient demand, while other segments can face more pressure.
That’s a helpful lens for investors: product selection is often as important as timing.
A simple “buyer-led” playbook for 2026 (non-technical, practical)
- Decide your objective: investment, personal use, or hybrid (e.g., family and future letting).
- Get finance readiness early: clarify deposit level, expected LTV, and a realistic affordability range.
- Focus on “lettable” fundamentals: transport, employment hubs, universities, building quality, running costs.
- Negotiate with evidence: comparable listings, length on market, and condition/fit-out requirements.
- Plan your exit: hold period, resale audience, and refinancing options if relevant.
Closing note
Market conditions can shift, and headline indices do not capture individual property performance. However, with greater stock availability and improving visibility on financing, 2026 may offer a more constructive environment for buyers who approach decisions with clear objectives and scenario planning.
This article is for general information only and does not constitute investment, financial, tax, or legal advice. Market data can change, and individual outcomes depend on personal circumstances, lender criteria and property specifics.
