Our valuation data shows regions surging ahead

The latest data from The ValPal Network suggests a clear shift in homeowner behaviour across the UK, with several regional markets showing stronger online valuation activity in November, while London and the wider South East recorded steep year-on-year falls.

The monthly analysis, drawn from tens of thousands of valuation leads, indicates that seller intent is not fading so much as shifting. The North East emerged as the strongest region for prospective sellers, recording 45% growth compared with November last year. Northern Ireland and the Central Southern region also posted notable increases, reinforcing the sense that confidence is building beyond the traditional high-value centres.

By contrast, several of the most expensive markets moved sharply in the opposite direction. Central London fell by 36% year-on-year, with Outer London down 38%. The South East recorded a 67% decline, while the Home Counties fell by almost half.

Part of that divergence reflects unusually high activity in late 2024, when many homeowners accelerated their plans to complete before the April 2025 stamp duty threshold changes, including the reduction of first-time buyer relief from £425,000 to £300,000. That short-term surge has since unwound, revealing a more cautious seller outlook in higher-value areas. In some cases, uncertainty has been compounded by negative speculation in the run-up to Rachel Reeves’ tax-raising Budget.

Much needed shot-in-the-arm

This resetting of intent appears to be influenced by a combination of affordability pressures, shifting lifestyle priorities and the continued search for more space. The Government’s announcement of the new high-value (properties over £2million) mansion tax and due to take effect in April 2028, may also be shaping sentiment. Major tax changes often influence behaviour years ahead, and downsizers with significant equity may decide to bring forward plans to sell before any new threshold applies.

ValPal’s hour-by-hour usage data suggests a further change in consumer habits. The strongest activity now takes place between 10am and 2pm, with sustained engagement into the evening, pointing to a more “daytime research” pattern that carries on after work.

Bedroom trends also provide a useful insight into what movers are considering. Three-bedroom valuation requests rose by 52% year-on-year, with two-bedroom homes up 39% and four-bedroom homes up 15%. The pattern suggests continued demand around family-sized homes, consistent with lifestyle-led moves and practical decision-making.

Craig Vile, director of The ValPal Network, said: “Agents cannot afford to wait for momentum to come to them. The regions showing growth are doing so because sellers there feel confident enough to take the first step, and agents in those areas are capitalising by staying highly visible.

“The flip side is that London and the commuter belt are showing real hesitation, and that’s exactly where proactive engagement matters most. If downsizers or higher-value owners are even thinking about moving ahead of the new levy, they need clear guidance and trusted support.

“The agents who step in early – armed with local insight, accurate valuations and the right technology - will win instructions long before the wider market wakes up to what’s happening.

“Taken together, the figures point to a market in transition. Regions such as the North East, Northern Ireland and the Central Southern corridor appear to be gaining confidence, while high-value areas of London and the South East are seeing softer sentiment.

“Clearly, affordability continues to be a significant factor and the expected further cut in interest rates later this month would give the market a much-needed shot in the arm as we move into 2026.”

Want to know more about navigating a market in transition? Please get in touch at team@valpal.co.uk