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.

The post Havering Summer Property Market Update: What Sellers Need to Know appeared first on Brookings Estates.

Uncertainty around what happens next.
It’s easy to assume that most of this sits in the background and doesn’t really affect your property sale. But in reality, it already is and it will continue to do so for some time to come. Not in a dramatic, overnight way, but in the way buyers think, act, and make decisions.

The Market Hasn’t Stopped – But It Has Changed

Buyers are still out there.
We’re still agreeing sales.
We’re still seeing strong demand in the right areas.

But the difference now is how buyers behave.

They are:

• More considered
• More cautious
• More focused on value
• Less likely to stretch or take risks

And there’s another important factor at play.

There is currently more property available to buy than we’ve seen for this time of year in over a decade.

Rightmove has reported in March that the number of homes for sale is at its highest level for this time of year in 11 years, giving buyers the widest choice since 2015.

That means buyers aren’t just being more selective, they can afford to be.

They have more options, more comparisons, and less urgency. And that’s exactly why positioning matters more than ever.

A Quick Word on Interest Rates

The Bank of England has recently chosen to hold interest rates and on the surface, that sounds steady. But the wider picture is less certain.

Rates were expected to ease today, and that has now been pushed back. At the same time, there are already suggestions that rates could move again and not in the direction we were hoping for, depending on how global events unfold.

What this creates is uncertainty, and that feeds directly into buyer behaviour.

Buyers don’t disappear in uncertain markets. They just become more selective.

This Is Where Sellers Get Caught Out

In markets like this, there are usually two types of sellers:

Those who act early and those who wait and react later.

The challenge is that by the time the market has clearly shifted, it’s often too late to take advantage of it.

The best results tend to come from sellers who read the market early, position their property correctly, and create momentum while buyers are still active.

It’s Not About Dropping the Price.

The goal isn’t to reduce your price for the sake of it.

It’s about making sure your property is positioned in a way that attracts attention, generates viewings, and creates competition.

In the current market, positioning correctly from the outset or adjusting early is what keeps you in control.

Why adjusting ahead of the crowd matters

While the first few weeks of marketing are important, if you are not achieving the viewing levels needed to generate offers, adjusting with the right strategy will help you get more exposure, and the more motivated buyers.

If momentum isn’t there right now, then staying ahead of the curve during will keep you out in front.

In this market, waiting is not the fix. Small adjustments made now often prevent bigger decisions later.

The post What’s Happening? Why it Matters to Your Sale? and What to Do About It appeared first on Brookings Estates.

Change is scary, and for children, it can be very unsettling. So how can you make your house move a more positive experience?

Our experienced team of estate agents at Brookings operate in Romford, Upminster, Barking and throughout East London and Essex. We know how difficult moving with children can be, so we’ve pulled together our top tips for making that big move a kid-friendly adventure.

Read on for 7 ways to make your family move less stressful.

1. Get Talking
No matter how old your child is, it’s never a good idea to keep the move a secret or to avoid talking about it. Moving house will affect them, especially if it involves a new area and/or a new school. It’s important to talk about the reasons why you’re moving such as a lack of space or bigger garden. Focus on the positives of the new house and get them used to the idea of change as early as you can.

2. Get Them Involved
Once you’ve found the right property and you’ve exchanged contracts, see if you can arrange a viewing and take your child or children with you. Let them explore their new home and discover it for themselves. If it needs renovations or decoration, talk about how it will look different and how you will make it feel homely and cosy. Once they have seen the new property, they will be able to imagine themselves there rather than just talking about the idea of a new house.

3. Let Them Choose Their Room
Whilst this may not always be possible, if you can give them a choice, it might help make the transition a bit easier. Giving them the choice of their room will help them feel in control. Alternatively, if their room has already been allocated, talk them through where they want to put their favourite toys or where they want their bed to be.

In addition, make the room feel their own by letting them choose how to decorate or what pictures they would like to put up. For example, choose a small selection of suitable wallpapers or paint colours, and then let them have the final say.

4. Take them Exploring
If you’re moving to a new area, then it’s worth planning a family day out. Whether it’s a trip to the local park, a nearby coffee shop or even a walk around the area, help your kids discover the new neighbourhood so the concept of moving feels less frightening. Helping your children become more familiar with the new location is a great way to calm those nerves

5. Special Moving Box
When you’re packing up and heaving boxes back and forth, it’s easy for things to get lost in the chaos. One way to avoid misplacing special toys or trinkets is by giving your child a special moving-in box. Encourage them to pack their favourite things in their box to help them feel less stressed about losing things, to make your life easier when you get to the new place and to give them a sense of ownership.

6. Make it a Celebration
Moving in day will be a big deal for the whole family, so make sure you celebrate it. You could order everyone’s favourite takeaway or get a celebratory cake or even give your child a moving-in gift. By marking the day as a special one, not only will your child feel excited and more relaxed, but they’ll feel like the new home is a new beginning for you all. Buying a new home is cause for a celebration, so make sure you all enjoy it!

7. Stick to their Routine
You might be knee-deep in boxes and tired of unpacking, but as a parent you will know that sticking to routine is only going to help calm those first night jitters. Focus on getting your child’s/children’s rooms sorted first. And when it comes to bedtime, keep things as similar to their normal routine as possible. The more relaxed they are, the more likely they are to sleep in their new environment, giving you the chance to relax and unwind too.

About Brookings

We’ve been helping families move and sell their homes all over East London and Essex since 2008. And we’re ready to help you take that next step on the property ladder too.

If you’re looking for a new property, or you’re planning to sell, give us a call on 0208 591 9088 so we can help.

The post Moving with Kids? Top Tips to Make Things Easier appeared first on Brookings Estates.

At Brookings, we know that being a landlord involves a lot more than handing tenants a set of keys and waiting for the rent to roll in. Letting out a property can feel like a full-time job, so we’ve put together a quick guide of some of the essential tasks you need to get done as a responsible, compliant landlord.

Read on to find out more about what you must legally provide and what you should provide

Before a Tenancy Starts

The first step to renting out your property is to make sure it is in good repair and to carry out any maintenance works. Check for any potential risks to health and safety and rectify any such issues that could cause accidents such as broken windows, loose floorboards, unsecure doors and so on.

If your tenants have children, be sure to check the safety of any installed blinds, especially if they have chords (not recommended). Wherever you can prevent an accident, be sure to do so.

Before a property is deemed safe to rent out, smoke alarms must be fitted on every floor. Carbon monoxide alarms must also be provided in rooms where there are any gas appliances. Make sure these work at the start of the tenancy and set yourself a reminder to check them periodically. These installations are required by law.

If the property is rented out with furnishings, be sure to only supply fire-safe items. You could also provide fire safety equipment such as an extinguisher and make sure tenants are aware of safety procedures in the event of a fire.

Checks and Certificates

Annual: You must provide tenants with an up-to-date gas safety certificate at the start of a tenancy and every year thereafter. This check is performed by a registered gas safety engineer who will assess all gas appliances in the home to ensure they are in good working order.

Annual: If you offer tenants a furnished or part furnished property and provide appliances such as a kettle, toaster, television and so on, these must all be PAT (portable appliance test) tested annually to make sure they are in safe working order.

Every 5 Years: All electrics within a property must be safely and properly installed and every five years, you must provide an Electrical Installation Condition Report (EICR) to prove this. A copy of the EICR must be given to tenants at the start of every new tenancy.

Every 10 years: As a landlord, you need an Energy Performance Certificate (EPC) for your rental property. This is valid for ten years and must be provided to tenants at the start of every new tenancy. An EPC sets out how energy efficient a property is, which is an indicator of how low (or high) energy costs will be. All rental properties must have a minimum of an E rating by law.

Protect Yourself

Landlord insurance exists to protect your interests and your property. It’s set up to cover any damage or unforeseen issues to your investment and can cover you for any missed rent payments. In fact, landlord insurance can be set up to give you as much (or as little) protection as you like.

Like any insurance, there will be a monthly payment, however many landlords choose to overlook this and get lumbered with huge costs in the event of any issues arising.

How Can Brookings Help

We look after landlords throughout East London and Essex and in the following areas: Romford, Hornchurch, Upminster, Barking, Dagenham and Havering. We are an experienced team of letting agents and work alongside exceptional property managers who deal with anything from rent collection to repairs for our landlords.

We would love to help you let out your property and would be more than happy to discuss our management services to ease the burden and stress of renting out a property.

Give us a call on 0208 591 9088 so we can discuss your rental needs today.

The post How To Prepare Your Property for Tenants appeared first on Brookings Estates.

It’s a great question and the answer isn’t as simple as ‘good’ or ‘bad’. It depends on your area, your price range, and more importantly, how you position your home.

But here’s what we’re seeing right now and how it can affect your plans to sell.

Local Market Trends (as of Spring/Summer 2025)

Based on current data, the market has remained balanced and positive:

• Average property prices in Havering & East London are holding steady, with small adjustments in overpriced sectors
• Homes continue to perform well, especially among first-time buyers and second-time buyers
• Properties that are well-presented, realistically priced, and listed with an effective marketing strategy are still receiving competitive offers

But there’s a caveat. Buyers are more price-sensitive than ever. They’re looking for correctly priced homes, in line with the current market, and they’re doing their homework.

What This Means for You

If your home falls into a popular price range and you’re ready to present it well, now is still a strong time to sell.

But if you’re hoping to ‘test the market’ with an inflated price or leave things to chance? You may get left behind.

Presentation, marketing and your agent’s follow-up game are more crucial than ever.

Seller Insight: What We Tell Our Clients

• Speed beats stubbornness: The best prices come when interest is high within the first 6 to 8 weeks of your property listing going onto the market.
• A good buyer is worth more than a big promise: We focus on motivated, proceedable buyers and not tyre kickers.
• Data doesn’t lie: We track every click, every enquiry, every drop-off and use that to guide your sale.

How to Make the Market Work for You

The homes that sell in today’s market are:

• Well-priced (not cheap — just positioned right)
• Presented with care
• Marketed with purpose

We’ll show you how to get this right, from valuation to sale, right the way through to completion.

The market isn’t “hot” or “cold.” It’s a balanced market.

With the right guidance, you will get a great result, it’s about selling smarter.

Send an email to salesteam@brookings.co.uk or give us a call at 020 8591 9088 to book a free in-person valuation.

The post What Happening in the Local Property Market appeared first on Brookings Estates.

It’s one of the first and most important questions every homeowner asks when they start thinking about moving. The truth? It depends on quite a few things.

There’s no one-size-fits-all answer, but based on market data and our experience in Havering and East London and the surrounding areas, we can break it down into smart, actionable insights.

Average time on market, and what affects it

Nationally, the average time to sell a home in 2025 is around 50–60 days from listing to offer accepted. But that’s just a wide brushstroke. Some homes sell in a week. Others take months.

So what causes the difference?

• Pricing — Homes priced realistically attract early interest. Overpriced homes often stall until a reduction.
• Presentation — High-quality photos and staging speed things up dramatically.
• Agent Proactivity — Some agents sit back. We don’t. We follow up, we chase leads, we drive offers.

Your market, your story

In Havering and East London, we’re still seeing strong demand, especially from buyers who are ready to move fast.

If your home fits into the first time buyers or second time movers priced range and is well positioned and presented, we typically expect:

• First Enquiries within 48–72 hours of going live
• First viewings within 5–7 days
• First offer within 2–3 weeks if priced correctly

This isn’t theory. It’s based on real-time data.

What slows things down?

It’s not always obvious but subtle factors can stall your sale:

• Poor follow-up by agents
• Untidy or cluttered rooms in photos
• Not preparing key documents early (EPCs, property information info, etc.)
• Overexposure with multiple agents reducing listing freshness

We work with our clients through every step to avoid these pitfalls.

How we help you sell sooner

It starts with smart preparation:

• Valuation backed by data not guesswork
• Media that reflects your home at its best
• A marketing strategy tailored to your goals and potential buyer type

We also communicate every step of the way, so you know exactly where your sale stands and what comes next.

The better your preparation and positioning, the quicker your sale.

Some of our happiest clients are the ones who went from “I thought this would take months” to “We’re under offer in 15 days.”

Timeframes vary, but when you combine pricing, presentation, and a proactive team things move faster than you think.

Send an email to salesteam@brookings.co.uk or give us a call at 020 8591 9088 to book a free in-person valuation.

The post How Long Will It Take to Sell My Home? appeared first on Brookings Estates.

That’s not luck. It’s smart presentation, targeted marketing, and understanding what today’s buyers respond to.

In a market as competitive as ours, your home needs to do more than just be available, it needs to stand out. Yet, so many sellers still miss this step and wonder why viewings are low.

Let’s unpack what really makes a home get noticed.

First impressions aren’t just visual, they’re digital too

Your online listing is your shop window. It’s the first (and sometimes only) chance you get to grab a buyer’s attention. Bad lighting, cluttered rooms, or poor-quality images send viewers scrolling.

Now flip that with a professional, well-framed photo set, enhanced by clean descriptions and punchy headlines. That’s how you stop the scroll and get the eyes on your property.

Buyers aren’t just clicking randomly, they’re filtering homes based on emotional appeal and practical features. So, let’s make sure your home speaks to both.

It’s not just the pictures, it’s the positioning too

Presentation matters, but so does context. A strong listing doesn’t just show what a house looks like, it also tells a story.

We help sellers reposition their homes with features buyers care about:

• “West-facing garden” for afternoon sun seekers
• “Top-performing schools nearby” for growing families
• “Parking for 2 cars” in commuter hotspots

We avoid filler phrases and focus on buyer benefits. For example, we’d never say “must be seen” but instead, we show why it’s worth viewing.

Boosting visibility with smart marketing

Portals like Rightmove and Zoopla are just the start. We use:

• Paid social ads targeting ready buyers
• Weekly email alerts to matched applicants
• Premium listings on Rightmove
• Hyper-local leaflets for those nearby
• Website traffic data to monitor performance in real time

This full-circle marketing approach ensures your home is seen by the right people and not just listed and left to sit.

The Result?

More visibility means more viewings. And more viewings means more offers.

We’ve seen time and again that listings with premium photography and smart positioning can outperform higher-priced competitors who cut corners.

So if you’re not getting viewings, the question isn’t always about the price. It could be how you’re presenting, marketing, and promoting.

A good home can go unnoticed if it’s not marketed right and at Brookings we will make sure your listing doesn’t fall into that trap.

With the right team behind you, your home will stand out and for all the right reasons.

Send an email to salesteam@brookings.co.uk or give us a call at 020 8591 9088 to book a free in-person valuation.

The post Why Some Homes Get All the Viewings, and Others Don’t appeared first on Brookings Estates.

Set it too high, and you risk sitting on the market with no viewings. Set it too low, and you might undersell your most valuable asset. But when you hit the sweet spot? That’s when things really start to move.

At Brookings, we’ve helped hundreds of sellers get this balance right, and the results speak for themselves. A smart pricing strategy doesn’t just attract more buyers, it builds momentum, creates competition, and often leads to stronger final offers!

What Happens When You Overprice?

The first few weeks your home is on the market are often the most important. That’s when serious buyers are actively looking and fresh listings get the most attention online. If your asking price is out of sync with the market, people scroll past.

No viewings. No feedback. Just silence.

Even worse, after a few weeks, the listing can start to look stale. Buyers begin to wonder what’s wrong with the property. Eventually, you may feel pressured to reduce the price and by then, your strongest window of opportunity has passed.

It’s a common mistake we see sellers make, usually after receiving poor advice and being told,  aim high and lets just to see what happens.  But more often than not, this backfires.

So, What is the Right Price?

It’s not guesswork. We use live data, including buyer behaviour, recent sales, and performance on websites such as Rightmove and Zoopla, to calculate a price point that makes sense. Then we tailor the strategy to your situation:

• • Why it matters to price on the correct thresholds price just below or above key searches will reduce the chances of your property being found (e.g. £450,000 vs £449,000)?
  • Should we use “Offers in Excess of” or “Guide Price” to stimulate competition?
  • What are buyers actively paying for similar homes nearby?

We also factor in your timeframe, presentation, and how much interest we can generate through our marketing. Pricing is never about going cheap, it’s about being strategic.

What You’ll See When You Get It Right

• More viewings as more buyers see your home as a genuine contender
• Stronger offers with multiple interested parties put you in a stronger negotiating position.
• A quicker and less stressful sale

And most importantly, you retain control. With the right level of interest, you’re in a far better position to negotiate — and potentially achieve a price that exceeds expectations.

You don’t get a second first impression. Pricing your home smartly from day one gives you the best possible chance of selling quickly, confidently, and at the right figure.

It’s not about lowering your expectations, it’s about raising your chances of success.

Send an email to salesteam@brookings.co.uk or give us a call at 020 8591 9088 to book a free in-person valuation.

The post The Power of Pricing And Why It Affects Everything appeared first on Brookings Estates.

But the truth is, if your agent is doing their job properly, there should be a lot more going on behind the scenes.

So if you’re wondering what you’re actually paying for, here’s a closer look at what a truly proactive, professional estate agent should be doing to earn your trust and their fee.

1. Strategy First, Not “List and Hope”

The best agents don’t just take a few photos and launch your home the next day. At Brookings, we build a plan before your home even goes live, including who we’ll target, how we’ll market it, and how to price it for maximum interest.

A proper strategy means a stronger interest from day one.

2. Real Buyer Matching And Not Just Waiting

Too often, we see agents waiting for the right buyer to come along. But in reality, your agent should be actively matching your home with buyers on their database, making calls, sending tailored emails, and setting up early viewings.

You deserve momentum, not just a listing.

3. Feedback That Actually Helps

Every viewing is an opportunity to not just sell your home, but also to learn. A great agent will gather detailed feedback from each viewing and use it to adapt the strategy if needed. Is it the price? The photos? Something small that’s fixable?

At Brookings, we contact all of our clients every week. Communication is paramount to us in helping them achieve their property goals.

You’ll know what’s working and what needs attention.

4. A Confident, Calm Negotiator

When offers start coming in, this is where your agent really earns their stripes. You want someone who knows how to protect your bottom line, ask the right questions, leverage your position in your favour and keep your sale moving forward even if the bumps come.

At Brookings, we never just “pass on” offers. We carry out comprehensive checks on anyone making an offer on your home by asking for proof or deposits and a certificate to show they can get a mortgage too. We negotiate and advise to help get you the strongest possible price.

5. Progression Matters

Once a sale is agreed, the job isn’t done there. Initially, we will carry out the legally required anti-money laundering checks on your buyers and then you will have your own team to ensure the sale never loses momentum and reaches a successful exchange of contract. Our dedicated sales progressor Nicole will work with you and your Brookings agent to move the sale right the way through to completion.

A great agent stays in touch with solicitors, buyers, and you, chasing paperwork, updating timelines, and keeping everyone focused. This can be the most stressful part of the process unless it’s handled properly.

A good agent shows up. A great agent steps up with a strategy, a plan and the energy to get the job done.

If you’re wondering what’s possible with the right support behind you, why not book a no-pressure in-person valuation with Brookings? You’ll get a clear picture of where you stand, what your home might be worth and what we’d do to help you move forward.

Send an email to salesteam@brookings.co.uk or give us a call at 020 8591 9088 to book a free in-person valuation.

The post What a Great Estate Agent Should Be Doing for You appeared first on Brookings Estates.

But once the board goes up and the viewings start, that’s when the truth starts to show.

We’ve helped hundreds of sellers across Essex and East London, and we often hear from people frustrated by a previous experience. Over time, we’ve come to realise that most agents fall into one of three categories:

1. The “List it and Leave it” Agent

These agents are focused purely on getting your instruction. They’ll promise the earth, give you a high valuation, and once the paperwork’s signed, it’s radio silence. No updates, little advice, and minimal effort to adjust the strategy when things slow down. Their priority? Just keeping your listing so they look busy.

Red flag: They’re vague about their plan and don’t seem to know your buyer audience well.

2. The “Yes” Agent

This type will agree with everything you say. Want £50K over market value? No problem. Not ready for photos for three weeks? Sure. They’re lovely, but they avoid hard conversations that can cost you time and money. A good agent needs to give honest, helpful advice and not just nod along.

Red flag: They rarely challenge you on price or presentation.

3. The Trusted Advisor

This is who you want. A great agent listens, guides, challenges, and supports you every step of the way. They’ll advise you honestly on pricing, preparing your home, marketing and how to stand out online. They will create a tailored marketing plan to suit your timeline and requirements. More importantly, they’ll follow up with every buyer, chase feedback, and keep you updated as they know the real value is in the follow-through.

Green flag: They offer insight before instruction and keep communication high throughout.

So how do you know which one you’ve got?

Ask about their marketing plan, what do they do if you’re not under offer within the first 4 weeks, how they handle feedback and test their service. Book an in person valuation and see how they behave before they’ve got your instruction to sell.

If you’re looking for a no-pressure conversation about your next move, we’d love to help and even if you’re not quite ready to go live, we work around your timeline and goals.

No jargon. No pushy sales. Just honest advice from people who care.

Send an email to salesteam@brookings.co.uk or give us a call at 020 8591 9088 to book a free in-person valuation.

The post The 3 types of estate agents and how to spot which one you’re dealing with appeared first on Brookings Estates.