- The property market has not stopped.
- Homes are still selling.
- Buyers are still viewing.
- Offers are still being agreed.
But the market has changed, and for sellers, that matters.
As we move through 2026, the biggest difference is not a lack of buyers.
- It is the amount of choice buyers now have.
- More homes are available
- Buyers are taking more time before making decisions.
This means your pricing, presentation and launch strategy need to be right from the start.
Buyers Are Active, But More Selective
Today’s buyers are taking more time than they were a year ago. They are comparing more properties, looking closely at value, and thinking carefully about monthly mortgage payments before committing.
They are not necessarily looking for the cheapest property. They are looking for property that feels correctly priced, well-presented and worth taking seriously.
That is an important difference.
A good property can still be overlooked if the price feels too ambitious, the photography is weak, the launch lacks energy, or the marketing does not give buyers a clear reason to act.
Rightmove’s May 2026 House Price Index report highlights
- Sales agreed are 4% lower than the same period last year
- But still 2% higher than in 2024.
- Buyers have more options, they behave differently.
- Buyers are taking longer to find from registering to view and making an offer.
They assume that because their home is a good property, buyers will eventually see the value. Sometimes they will. But in a competitive market, waiting is not always a strategy.
What We’re Seeing Locally Across Havering
The local picture across Havering shows a market that is still active, but one where sellers need to be realistic and well prepared.
Recent local data shows the average property price in Havering over the last 12 months was around £426,384, with values showing a modest annual increase of 1.4%.
The total value of property sold across Havering over the last three months was around £303 million, showing that buyers are still making decisions and sales are still being agreed.
However, this does not mean every property will sell easily.
Buyers are comparing carefully, especially where similar homes are available nearby. Houses continue to achieve higher average prices than flats locally, while flats made up around 21% of sales over the last 12 months.
For sellers in Romford, Hornchurch, Upminster, Rainham, Gidea Park, Harold Wood, Dagenham and Chadwell Heath, the message is clear: the market is still moving, but the strongest results are likely to come from homes that are priced correctly, presented well and launched with a clear marketing plan.
The Right Price Is Not Always the Highest Price
The highest asking price is not always the strongest strategy. In some cases, it can reduce interest, delay viewings and lead to a price reduction later.
The right launch price should create attention, viewings and confidence from serious buyers.
That does not mean underpricing your home. It means understanding the relationship between price and activity.
If a property launches too high, buyers may simply move on to better-positioned alternatives. If it launches correctly, it has a better chance of creating early interest, stronger viewing numbers and better negotiation conditions.
The first few weeks of marketing are important because that is when your property feels new, fresh and most visible. If the launch does not create enough interest early on, the campaign can quickly lose momentum.
Price influences interest. Interest influences results.
If You’re Thinking of Selling
If you are thinking of selling this summer, preparation matters.
Before going to market, you should be clear on how your asking price compares with similar homes, what has actually sold nearby, how your property will be presented online, and how your agent will create early buyer interest.
A successful sale is not just about putting a property online. It is about launching it properly, monitoring the response and being prepared to act if the market gives you a clear signal.
If You’re Already on the Market
If your property is already listed and interest has slowed, it may be time to review the strategy. That does not automatically mean reducing the price. It may mean improving the photography, changing the headline, refreshing the listing, reviewing the viewing feedback, adjusting the price position, or relaunching the property with a clearer plan.
The key question is this:
If a new buyer saw your property today, would it feel fresh, competitive and worth viewing?
If the answer is no, something needs to change.
Sources: Rightmove House Price Index, Halifax House Price Index, Dataloft, Land Registry and MHCLG.
