A Season of Change: Defining the Way Forward
Discover the lessons that will equip you to make smarter decisions this autumn.
1. Summer Property Market Review — What’s Been Happening, and What It Means for You
As September closes the chapter on summer, property commentators reflect on a season of noticeable change in the UK market.
Traditionally the summer months bring a lull in sales volumes, but in 2025 the effect has been more pronounced. Buyer volumes and viewings have remained healthy, yet new listings are outpacing sales. The result is a growing stock of available homes, adding to an already inflated pool — a dynamic now reflected the statistics published by industry analysts.
Data from Rightmove, the UK’s leading property portal, reinforces this emerging picture: average asking prices are now 0.1% lower than last year.
That might sound modest — you may even wonder what the fuss is about — but it’s important to recognise that this only shows part of the picture and often lags behind what’s really happening on the ground.
Rightmove reports on asking prices — the launch figures set when marketing a home. These are often aspirational, sometimes speculative, with a “let’s give it a go” optimism. What really matters, but is harder to track, is the agreed price at sale. Along the journey many homes undergo price adjustments to stay competitive, followed by negotiation between buyers and sellers. The agreed price is frequently adrift of the original asking price.
At the coalface, this translates into a market that is hugely price sensitive. Properties pitched too high can stall, while those set strategically spark viewings, offers, and ultimately completions. So while Rightmove’s national year-on-year dip looks gentle, reality on the ground is often sharper.
The point of looking back is not to dwell, but to learn. By reflecting on what has happened this summer, we’re better equipped to make smarter decisions and move forward with confidence into the autumn. Sales rates remain solid, viewing activity has been excellent, and the customers who have progressed are those who adapted quickly.
The golden rules, as the following article explores, are to stay ahead of the market and focus less on price and more on your objective. In most cases, that’s to move forward with your life’s story — and the surest way to do that is with the expert guidance of a trusted estate agent by your side.
2. Segment Insights with Simon Woodcock: Seller, Buyer & Investor Advice
To cut through the noise, we asked Simon Woodcock, a Managing Partner within The Robinson Jackson Group, to share his advice across the market.
Sellers: The Different Journeys
Q: What’s the most important thing sellers should keep in mind right now?
A: Stay ahead of the market. That only happens through regular analysis by us as your agent and a constant dialogue. Customers lean heavily on our experience, and for good reason.
Too often we meet frustrated sellers who’ve been stuck for weeks because their agent avoided the pricing discussion. It becomes the elephant in the room. We prefer to meet the subject head-on. Otherwise, you’re being given false hope. The conversation is straightforward and grown-up: “If you want to progress with your plans, we must do X, and that will result in Y.” In many cases, X is the price and Y is an increase in viewings that lead to an offer that sticks.
Learning from what we’ve seen this summer, the sellers who succeed are those who stay open to advice, adjust early, and move with the market instead of waiting for the market to move for them.
Q: How does this apply to movers trading up the property ladder?
A: Movers seeking more space and trading up are often pleasantly surprised when they see the numbers worked through. Let’s take an example. Say your current home is worth £400,000 and the one you want to buy is £600,000. If the market slides 10%, your home might now sell for £360,000 — a £40,000 drop. But the property you’re buying also reduces by 10%, so it’s £540,000 instead of £600,000 — a £60,000 saving.
So while you “lose” £40,000 on your sale, you “gain” £60,000 on your purchase, leaving you £20,000 ahead overall. Add in the reduced stamp duty (linked to the lower purchase price) and a smaller mortgage balance, and the outcome becomes even more favourable.
It’s counter-intuitive, but in many cases movers trading up come out financially better in a softening market — provided they act decisively and avoid stalling. The lesson is clear: don’t let short-term price worries cloud the bigger financial picture.
Q: And sideways movers?
A: Sideways movers, for reasons such as relocation, don’t always see the same direct financial benefit, but there are still advantages. The key is negotiation power. When you entrust our sales team to achieve the best sale price for your current home, it stands to reason that we’ll apply the same negotiation skill on your onward purchase.
We’re not just here to market your property — we’re also here to influence the differential in your favour. In practical terms, that could mean securing your sale at £375,000 while helping negotiate the onward purchase down from £400,000 to £385,000. That £10,000 saving effectively bridges your move.
Not all estate agents will negotiate on your behalf, but it’s part of our DNA. It’s one of the most powerful advantages of working with our experienced team. We know the language, we know the tactics, and we know how to secure results. All you need to do is ask us to step in. We don’t just sell homes — we are an integral part of our customers’ moving stories.
Q: What about downsizers?
A: Downsizers, with too much space and overheads, face both financial and emotional decisions. Many are choosing to move closer to family, into towns with better shops and amenities, or into homes that are easier to maintain. For them, the lifestyle benefits are as valuable as the financial one.
Of course, some hesitate, worrying that they’re selling “below peak”. But the truth is that in most cases, downsizers are moving with substantial equity. You’ve built value over decades, so you are still “up on the deal.”
The real question becomes: “Is my current home serving me well for the next chapter?” If not, then speed is your ally. Acting now ensures you can enjoy being near grandchildren, save time on long car journeys, or finally move to that dream coastal location. Those are gains no graph of house prices can measure.
The reflection from this summer is that waiting rarely helps downsizers achieve those lifestyle goals. The families who are now enjoying more time together are the ones who decided to act, not to wait.
Q: What about those exiting the market — probate sales or similar?
A: These are often the most complex. Probate sales are emotionally charged, but they’re also financially sensitive. Empty homes start to rack up costs the longer they languish on the market — council tax, utilities, service charges, insurance premiums. Then there’s maintenance. An overgrown garden or a musty, not-lived-in smell can put buyers off and further erode the property’s value.
Most property websites publish the marketing history, so buyers can see how long it has sat unsold. That’s why probate sales require a clear strategy from the outset: align all decision-makers, agree on the goal, and take a realistic pricing approach.
Where sellers see difficulty, we see structure. We guide families through the process, manage expectations, and ensure the property is presented in its best light. That way, you move forward while protecting the value that matters.
Q: And finally, what alternative options are there if dropping your price becomes financially impossible?
A: If selling doesn’t stack up and the figures no longer work, it doesn’t mean your plans must be shelved. If your heart is set on relocating or you simply must move for whatever reason, you can let the property instead. We are seeing more people take this approach. Renting out allows you to cover costs, generate income, and wait for the market to turn — all while pursuing your life plans, whether that’s relocating, moving abroad, or downsizing elsewhere. Let us work with you on the calculations and explore what’s viable.
The learning here is that moving forward isn’t always about selling. Renting can be a practical tool that keeps your long-term options open.
Not Forgetting Buyers and Investors: Seizing the Advantage
Q: Turning to first-time buyers, what’s the climate like for them?
A: For first-time buyers, the conditions are more favourable than they were a year ago. There’s more choice, mortgages are more accessible, and affordability is back — particularly if you’re buying as a couple. The smart buyers are getting mortgage agreements in principle, lining up their finances, and acting decisively when the right property appears. Often, in a price-sensitive market, buyers are finishing their journey with a bigger property than they first envisaged for their budget.
Q: And for investors?
A: Landlords face sharper calculations if you’ve decided to dispose of an investment. An empty property isn’t neutral — it’s a money pit. Mortgage repayments, council tax, service charges, and lost rent can eat into returns. In those cases, pricing for a quick sale can make better financial sense than holding out. Our best advice is to write down in black and white the costs after one, two, three, and more months. Bear in mind it’s not just the time to find a buyer, it is also the period to contract. If the property is a leasehold, this could be longer than you expect. So speak to us about how long, on average, it is taking landlords to dispose of investments. Then you’ll be best placed to weigh up the calculations.
In some cases, the figures may not work, so it may be more beneficial to continue a let or tenancy and consider selling when conditions are more favourable for your situation.
3. What This Means for You — Next Steps
If you’re considering your next move, here’s where to start:
- Book a free valuation: Understand your property’s true position in today’s market — not just the headline figures.
- Review your goals: Focus on why you’re moving. Clarity brings better decision-making.
- Discuss strategy with us: From pricing to marketing, to negotiating your onward purchase, our advice is proactive, not reactive.
- Explore mortgage options: With rates more favourable than last year, opportunities exist to act confidently.
- Consider renting as an option: Sometimes the smartest move is to keep your existing property and let it. We’ll run the numbers with you.
Final Word
Looking back over the summer, the lesson is clear: those who acted on advice and adjusted with the market are the ones who moved forward. For sellers, it’s about pricing strategically and staying ahead. For buyers it’s about recognising the opportunities more choice and better affordability can bring. And for investors, it’s about weighing the real costs of delay against the benefits of decisive action.
By learning from recent months, we can all be better equipped to make smart decisions through the autumn.
The Robinson Jackson Group is here to guide you with clear analysis, honest conversations, and practical solutions. Whether selling, buying, investing, or letting, our role is to make sure your next move happens on your terms.
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