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UK Property Market Update – August 2025

UK Property

Posted in Sep 01 , 2025

Powered by Cribs Estates

Welcome to the August 2025 edition of our UK Property Market Newsletter. Whether you're buying, selling, investing, or just keeping an eye on the market, this month's insights are packed with useful information to help you make informed property decisions.

UK House Prices: Stability with Local Fluctuations

As the summer draws to a close, the UK housing market remains largely stable, with some interesting regional variations.

Nationally, house prices have cooled slightly compared to the early-year surge. This plateau is a welcome breather for buyers who previously faced fierce competition. The average house price in the UK has edged down marginally compared to July, but annual growth remains in the low single digits—showing resilience rather than decline.

In high-demand regions like London, prices are still holding firm. However, the pace of growth has eased, giving buyers slightly more room to negotiate, especially in areas where inventory has increased.

Spotlight: London & South West London

South West London continues to attract serious attention from buyers and investors. With its mix of leafy suburbs, excellent schools, strong transport links, and vibrant high streets, areas like Balham, Tooting, Clapham, and Wimbledon remain popular.

While central London is seeing a return of international interest, South West London is benefiting from domestic demand—particularly from families looking for more space or upsizing from flats to houses.

Key trends in South West London:

More listings hitting the market, giving buyers greater choice
Sellers are increasingly flexible on price, especially for properties that have been on the market since early summer
Well-presented homes with outdoor space are still commanding strong offers

If you're considering selling, now is a good time to enter the market while demand is still relatively strong and competition among sellers remains manageable.

Mortgage Market: Slight Relief, But Uncertainty Remains

August brought a modest but positive shift in mortgage rates. After several quarters of upward pressure, lenders have begun to trim their fixed-rate deals, particularly for five- and ten-year products

This is largely in response to improving inflation forecasts and growing expectations that the Bank of England may pause future base rate hikes.

For buyers, this translates into:

Slightly improved affordability
More attractive long-term deals
Renewed interest in entering the market, especially among first-time buyers

However, lenders remain cautious. While approval rates are up slightly, borrowers still need to demonstrate strong credit and income stability.

For sellers, the easing mortgage climate may help improve buyer confidence—potentially leading to quicker transactions and fewer sales falling through.

Government Policies & Incentives

There’s been ongoing discussion in Westminster around reforming property taxation, with proposals ranging from stamp duty overhauls to potential new levies on second homes and overseas investors. While no concrete legislation has passed, the market is sensitive to these debates.

Additionally, several schemes remain in place for first-time buyers and key workers, including:

Shared ownership options
First Homes scheme
Regional deposit support programs

These are particularly relevant in areas like South West London, where average prices are still well above the national average.

Investor Insights: Where Opportunity Lies

Rental demand across the UK remains robust, particularly in urban and commuter-friendly areas. South West London landlords continue to benefit from:

A steady influx of young professionals and families
High rental yields in multi-bedroom homes
Low vacancy rates despite broader economic concerns

August also showed signs of investor diversification, with some portfolios shifting from flats to family homes due to changing tenant preferences post-COVID.

If you're an investor, now may be the time to explore:

HMOs(Houses in Multiple Occupation)
Buy-to-let opportunities in outer boroughs
Refurb-to-let strategies, where property improvement creates instant equity and increased rental potential

Featured Property of the Month

Location: Tooting Bec, South West London
Property: 3-Bedroom Period Terraced House
Highlights:

Stylishly renovated interior
South-facing garden
Open-plan kitchen/living space
10 minutes from Northern Line station
Excellent local schools nearby

Asking Price: £795,000
This property blends classic Victorian charm with modern finishes—perfect for growing families or professionals seeking space without compromising on location.

Expert Tip of the Month

“Buyers often focus on square footage, but layout and flow matter more. A well-designed 800 sq ft home can feel larger than a poorly laid-out 1,000 sq ft one. Always view in person before ruling out.”

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Property for Sale in Wallington Surrey UK (2025 Guide)

Wallington is located in the London Borough of Sutton, on the Surrey side of South London, roughly ten miles from Charing Cross. It was once a part of Surrey, later merged into Sutton, which is why you’ll hear both “Wallington, Surrey” and “Wallington, London” used locally. Families are drawn by education and green space. Sutton is widely known for its strong schools, with three of the borough’s five grammar schools located in Wallington, which is a significant draw for parents. Nearby Beddington Park, which is built on 58 hectares. It offers riverside walks, a lake, gardens, and enough space for weekend picnics. If you are thinking about buying or selling a property in Wallington, we have a simple guide to explain the tricks and techniques to ensure you find the best home, commute, and lifestyle. Getting around: commuter notes Wallington railway station connects neatly to the town. Typical journey times include around 26–27 minutes to London Bridge on the fastest services and about 33 minutes at best to London Victoria, handy if you split time between the City and the West End. That door-to-desk reliability has made Wallington popular with first-time buyers and upsizers who need more space whilst keeping a manageable commute. What kinds of homes are for sale? You’ll find a mix of Victorian/Edwardian villas, 1930s semis, maisonettes, and purpose-built flats around the high street and station. It’s a classic outer-London profile: character streets on the edges, newer apartments closer to the centre. Local guides regularly highlight Wallington’s period stock, great if you like bay windows and high ceilings. If you prefer greener vistas, pockets around Beddington Park and along the River Wandle give a leafier feel without straying far from shops and transport. Schools, parks, and everyday convenience Schools such as Wilson’s School, repeatedly noted in national rankings, have a strong pull for secondary-age families considering the move. Beddington Park is the local hero, with woodland, meadows, a playground, and a café, making it an easy weekend choice. Woodcote Road and the town centre offer everyday items via supermarkets, cafés, and independent shops so that you can do most things on foot. Buyer tips for 2025 Fastest train times look great on paper; try your own route at your usual hour to confirm the feel. Period homes offer charm but may need more ongoing maintenance than newer builds. If you’re hybrid-working, a spare room for an office often pays back in quality of life. A quick stroll to Beddington Park can transform a rushed weekday. School entry is selective and competitive; plan travel, tutoring, and open days with time to spare. Selling in Wallington: How Cribs Estate Helps? Cribs Estates is a full-service agency with sales, lettings, property management, HMO advice, and valuations. We’ve worked in London property for over a decade, and our team supports clients end-to-end, from first appraisal to completion. When you instruct us to sell your Wallington home, we focus on three things: We provide a market appraisal aligned to current conditions and suggest simple improvements that lift buyer appeal. Expect high-quality photography and exposure on major property portals, plus scheduled block viewings to maximise momentum. We can arrange EPCs and required safety certificates, and keep you updated as enquiries become offers and offers progress to exchange. A note for landlords selling in 2025 If you’re a landlord considering a sale, timing and tenant management are everything. We’ll help you weigh up two routes: Sell with the tenant (appeals to investors who value immediate rent). Sell with vacant possession (appeals to owner-occupiers who want to move straight in). Whichever route you choose, we’ll coordinate viewings considerately, keep communication clear with your tenant, and manage marketing to the right buyer pool. If you’re on the fence, we also offer landlord-focused services, from appraisal and photography to complete management and even a Guaranteed Rent scheme, so you can let with confidence whilst the market evolves. Micro-areas to explore Ideal for commuters seeking a short walk to trains and local amenities. Newer apartments often sit here. More period houses and family streets, whilst still close to shops. Leafy living with weekend walks on your doorstep and easy access to Wallington or Hackbridge stations. For buyers: how we make it easier Tell us your ideal commute and school needs; we’ll shortlist homes that actually fit. After-work and weekend slots, plus video tours, were helpful. We’ll benchmark similar sales so your offer is firm but fair, reducing the chance of delays later on. For sellers and landlords: a clear process Valuation with practical tweaks (paint colours, minor fixes) that improve first impressions without overspending. Portal-led marketing to reach the widest buyer base quickly. We keep solicitors, brokers, and surveyors aligned so you’re not chasing updates. Final word Wallington combines strong schools, fast links to central London, and extensive green spaces, all whilst offering better value than many inner-London postcodes. Whether you’re upsizing, buying your first flat, or selling a rental property, Cribs Estate keeps the process straightforward and transparent from day one.

UK Property Market Update – August 2025

Powered by Cribs Estates Welcome to the August 2025 edition of our UK Property Market Newsletter. Whether you're buying, selling, investing, or just keeping an eye on the market, this month's insights are packed with useful information to help you make informed property decisions. UK House Prices: Stability with Local Fluctuations As the summer draws to a close, the UK housing market remains largely stable, with some interesting regional variations. Nationally, house prices have cooled slightly compared to the early-year surge. This plateau is a welcome breather for buyers who previously faced fierce competition. The average house price in the UK has edged down marginally compared to July, but annual growth remains in the low single digits—showing resilience rather than decline. In high-demand regions like London, prices are still holding firm. However, the pace of growth has eased, giving buyers slightly more room to negotiate, especially in areas where inventory has increased. Read More: https://www.cribsestates.co.uk/latest-news/whats-happening-in-the-uk-property-market-this-week Spotlight: London & South West London South West London continues to attract serious attention from buyers and investors. With its mix of leafy suburbs, excellent schools, strong transport links, and vibrant high streets, areas like Balham, Tooting, Clapham, and Wimbledon remain popular. While central London is seeing a return of international interest, South West London is benefiting from domestic demand—particularly from families looking for more space or upsizing from flats to houses. Key trends in South West London: More listings hitting the market, giving buyers greater choice Sellers are increasingly flexible on price, especially for properties that have been on the market since early summer Well-presented homes with outdoor space are still commanding strong offers If you're considering selling, now is a good time to enter the market while demand is still relatively strong and competition among sellers remains manageable. Mortgage Market: Slight Relief, But Uncertainty Remains August brought a modest but positive shift in mortgage rates. After several quarters of upward pressure, lenders have begun to trim their fixed-rate deals, particularly for five- and ten-year products This is largely in response to improving inflation forecasts and growing expectations that the Bank of England may pause future base rate hikes. For buyers, this translates into: Slightly improved affordability More attractive long-term deals Renewed interest in entering the market, especially among first-time buyers However, lenders remain cautious. While approval rates are up slightly, borrowers still need to demonstrate strong credit and income stability. For sellers, the easing mortgage climate may help improve buyer confidence—potentially leading to quicker transactions and fewer sales falling through. Government Policies & Incentives There’s been ongoing discussion in Westminster around reforming property taxation, with proposals ranging from stamp duty overhauls to potential new levies on second homes and overseas investors. While no concrete legislation has passed, the market is sensitive to these debates. Additionally, several schemes remain in place for first-time buyers and key workers, including: Shared ownership options First Homes scheme Regional deposit support programs These are particularly relevant in areas like South West London, where average prices are still well above the national average. Read More: https://www.cribsestates.co.uk/latest-news/uk-property-market-august-2025 Investor Insights: Where Opportunity Lies Rental demand across the UK remains robust, particularly in urban and commuter-friendly areas. South West London landlords continue to benefit from: A steady influx of young professionals and families High rental yields in multi-bedroom homes Low vacancy rates despite broader economic concerns August also showed signs of investor diversification, with some portfolios shifting from flats to family homes due to changing tenant preferences post-COVID. If you're an investor, now may be the time to explore: HMOs(Houses in Multiple Occupation) Buy-to-let opportunities in outer boroughs Refurb-to-let strategies, where property improvement creates instant equity and increased rental potential Featured Property of the Month Location: Tooting Bec, South West London Property: 3-Bedroom Period Terraced House Highlights: Stylishly renovated interior South-facing garden Open-plan kitchen/living space 10 minutes from Northern Line station Excellent local schools nearby Asking Price: £795,000 This property blends classic Victorian charm with modern finishes—perfect for growing families or professionals seeking space without compromising on location. Expert Tip of the Month “Buyers often focus on square footage, but layout and flow matter more. A well-designed 800 sq ft home can feel larger than a poorly laid-out 1,000 sq ft one. Always view in person before ruling out.”

What is Currently Happening in the UK Property Market?

Listings Stay Strong Over 32,200 new property listings were recorded in England (week ending 17 August 2025), slightly down from the previous week but still 3.5% higher than 2024 and 7% above pre-COVID averages. Price Reductions Ease Slightly Around 20,600 price reductions took place, down from 21,800 the week before. However, 14.1% of listings were reduced—higher than last year’s 12.1% average, indicating continued seller flexibility. July Becomes Busiest Month in 5 Years According to market data, July 2025 was the busiest July for estate agents in five years, thanks to more listings and competitive pricing. Average Asking Prices Dip The national average asking price fell 1.3% to £368,740, which encouraged an 8% rise in agreed sales compared to July 2024. Interest Rates Support Market Confidence The Bank of England reduced the base rate to 4% in early August, improving mortgage affordability and boosting buyer interest. 2025 Outlook Remains Positive Rightmove predicts 2% house price growth for the year as market activity continues and buyer demand balances with increased supply. Cribs Estates Ltd recommends buyers and sellers act strategically as the market shifts. With stable supply, flexible pricing, and improved affordability, now is a strong time to move in the UK property market.

Cribs Estates Weekly UK Property Market Update

The UK housing market this week shows signs of both cooling momentum and steady underlying strength, offering a nuanced outlook for buyers, sellers, and renters alike. Rising Stock, Slightly Softened Demand This week saw 32.7k new property listings, a modest dip from last week’s 33.7k but still performing well against annual averages. Year‑to‑date, listings are tracking 3.7% above 2024 levels and 7% ahead of pre‑Covid averages (2017–2019), highlighting robust supply availability. Price Reductions Still Elevated About 21.8k listings saw price reductions—equating to 14.1% of market stock, or roughly one in seven properties per month. While this reflects ongoing price sensitivity, it's consistent with recent months and above both 2024’s 12.1% and the long‑term five‑year average of 10.6%. Agreed Sales & Pipeline Health Sales agreed (“sold STC”) reached 25k, down from 26.9k last week—but still robust relative to historical norms. Cumulatively, agreed sales this year are 7.1% higher than in 2024 and 14.3% ahead of the 2017–2019 average, suggesting sustained demand in the face of market caution. Sale‑Through & Fall‑Through Rates July’s sale-through rate rate—properties marked “sold subject to contract”—stood at 15.4%, slightly above June’s 15.3% but trailing the eight‑year average of 17.9%. There were 6,027 sale fall-throughs last week, with the fall-through rate at 24.4%—very close to the long-term norm of 24.2%, and far better than post‑Truss levels over 40%. Net Sales & Completion Odds Net sales—meaning concluded sales after removing fall-throughs—totaled 19k, slightly down from last week’s 20.6k but above the 2025 weekly average of 20.2k. Year‑to‑date net sales now sit at 608k, outpacing both 2024 (574k) and the 2017–2019 average (551k). Moreover, 51.2% of listings that went on the market in July finalized with a sale—marginally lower than previous months but still signaling that more than half of listed properties are successfully sold. Market Depth & Rental Pulse As of 1 August, active stock stood at 763k homes—6.7% more than the same date last year—and the sales pipeline was robust at 512k homes, up 4% year‑on‑year. Meanwhile, average rent reached £1,876 pcm in July, slightly above last year’s £1,863—even as the YTD average remains at £1,767. What This Means for You For buyers, plentiful listings offer more choice and negotiating leverage—though many are adjusting prices. Sellers should know that one in seven properties is being reduced, so realistic pricing remains vital. Landlords can remain cautiously optimistic: demand stays steady and rent levels are creeping up. At Cribs Estates, we continue to monitor each segment closely. Whether you're buying, selling, or renting, we're here to provide insights, strategy, and exceptional service.

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