What is currently happening in the UK property market? &#8211; London Wallet

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In this week’s UK Property Market Stats Show, I’m joined by Toby Phillips to review housing market activity for the week ending 15 March 2026.

The second part of the episode focuses on estate and letting agent performance in Cheshire’s “Golden Triangle,” a high-value area known for its concentration of professional footballers.

The programme also looks at how agents can use data tools to compare performance, address pricing competition and support their fee structure when pitching for new instructions.

The headlines for the 10th week of the 2026 UK Property Market (week ending Sun 15th March 2026)

🟩 Listings YTD

362k new properties have come onto the market YTD , 1.2% ahead of 2025, 8.7% above 2024, and 20% higher than the 2017–19 average.

🟩 Gross Sales YTD

246k UK homes sold STC YTD , 3% lower than 2025, 8.4% higher than 2024, and 14.1% above pre Covid norms.

🟩 Net Sales YTD

192k UK net home sales YTD (Net Sales being Gross sales less Fall Thrus). 4.5% lower than 2025, 8.6% ahead of 2024, 24.2% ahead of 2023 and 14.9% above the 2017–19 average.

🟥 Exchanges YTD

145k UK Exchanges YTD,

22.8% lower than YTD 2025, when it was 188k.

Down to a poor Q4 last year because of Rachel’s budget and a decent Q1 in 2025 because of the stamp duty

🟥 Overvaluing

46.1% of the homes that left UK Estate Agents books in February were withdrawn unsold. Main cause – blatant overvaluing supported by long sole agency agreements of 20+ weeks.

Detailed Breakdown …

✅ New Listings

• 39.7k new properties came onto market this week (down as expected & in line with wk 10 long term trends) from 40.2k last week.

• 2025 weekly average: 30.6k.

• 10-year week 10 average : 35.8k

✅ Price Reductions

• 22.9k reductions this week, down from 25.5k last week

• 11.4% of resi homes for sale were reduced in February. Feb 25 – 12%. Feb 24 – 11.5%

• 2025 average was 12.8%, versus the 6-year long-term average of 10.7%.

✅ Sales Agreed

• 26.3k homes sold stc this week 10, up from 25.6k last week.

• Week 10 average (for last 10 years) : 26k

• 2026 weekly average : 24.2k.

✅ Sell-Through Rate

• 15.4% of homes on agents’ books went SSTC in February ’26. (Feb ’25 – 16.1% / Feb ’24 – 16.7%)

• Pre-Covid average: 15.5%.

✅ Price Difference between Listings & Sales

• 19.9% difference (long term 10 year average is 16% to 17%). (£439k ave Listing Ave Asking price vs £361k Sale Agreed ave Asking price).

✅ Fall-Throughs

• 5,156 fall-throughs last week (pipeline of 434k home Sold STC).

• Weekly average for 2025: 6.1k.

• Fall-through rate (Fall thru expressed as a % of the Gross sales that week): 19.6%, down from 21.5% last week.

• Long-term average: 24.2% (post-Truss chaos saw levels exceed 40%).

• 4.9% of all the sales agreed in Estate Agent’s Sales pipelines fell thru in February 2026. 2025 average – 5.3% & 10 year average – 5.8%).

✅ Net Sales

• 21.2k Net Sales, up from 20k last week

• Ten-year Week 10 average: 20.6k.

• Weekly average for 2026: 19.2k.

• Weekly average for the whole of 2025: 18.8k.

✅ Probability of Selling (% that Exchange vs withdrawal)

• Feb ’26 Stats so far : 53.9% of homes that left agents’ books exchanged & completed in Feb. (Note this figure will change throughout the month as more Feb stats come in).

• 57.6% is the 7 year average (which includes the crazy years post lockdown 18 months).

✅ House Prices (£/sq.ft)

• February ’26 agreed sales averaged £343.36 per sq.ft. 2.3% higher than 12 months ago (£335.63) and 18.2% than 5 years ago (£290.43). The £/sqft at sale agreed matches the HM Land Registry Index with a 98% accuracy, 5 months in advance. That is why it is so important.