The Housing Market in 2025: A Game of Two Halves… and a Tale of Two Londons

 

If you told me in January that by summer I’d be fighting to get viewings on well-presented, well-priced flats… I’d have laughed you out of the room.

But here we are.

The first half of this year and the second have been two entirely different worlds — and if you’re a seller right now, you need to hear this.

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Q1: The Golden Quarter

Coming back from the Christmas break, the market was electric.
I launched six properties on Boxing Day. By mid-January, five had sales memorandums in place. Solicitors were instructed, deals were moving, and most completed before the stamp duty deadline.

Homes didn’t just sell. They flew.
Buyers were motivated, serious, and ready to transact. Even ex-rental flats from landlords looking to exit the buy-to-let game moved quickly — a quick clean, good presentation, and they were gone.

It felt like the market had momentum. And then…

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Q2: The Brakes Slam On

By February, you could feel it. The energy had shifted.
Stamp duty changes were looming, and first-time buyers — the heartbeat of the housing chain — stepped away.

I kept listing properties, pricing them to sell, presenting them beautifully… and nothing happened.
Not tired, unmodernised flats — I’m talking about high-quality, move-in-ready homes. Still, the buyers didn’t come.

March? Quiet.
April? Worse.
By June, Rightmove reported a 41% drop in first-time buyer demand.

When first-time buyers disappear, the entire chain suffers:

• Second-time buyers can’t move without them.

• Chains collapse before they start.

• Properties sit on the market, gathering digital dust.

The only homes that still move? The unicorns — perfect location, perfect presentation, perfect price. Everything else? Stuck.

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Prime London: A Different Kind of Stuck

And it’s not just South London feeling it.
I network a lot in Chelsea, and the mood there is flat — and I don’t mean apartment flat.

When you’ve got a £5M, £8M house, you go with the big boys — Savills, Knight Frank, Strutt & Parker. But even they are struggling. Viewings are scarce. Offers are rarer still.

Here’s the thing: if you ask someone to take 10% off £5M, that’s half a million pounds. They’re not desperate to sell, so they won’t. They’ll sit tight until the market comes back.

And that’s why Land Registry will show average prices “falling” — because the only sales happening are at the lower end.
The £10M penthouses? They’re not selling at £7M. They’re not selling at all.

Flats are getting cheaper because they have to move. Houses are “holding value” — but only because they’re not transacting.

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The Wealth Drain

Meanwhile, rich overseas owners are packing up.
Dubai. Cyprus. Anywhere but the UK.

Why? Because the UK has turned into a hunting ground for the wealthy. Tax after tax, regulation after regulation — the political message is clear: you’re a target.

And here’s the uncomfortable truth: if Prime Central London isn’t attracting wealth, investment, and confidence, the knock-on effect ripples across the whole housing market.

If the top end isn’t moving, where does the money flow from?
Will the magic printing press start whirring again? Or will we have to face the music?

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What Sellers Need to Know Now

Whether you’re in Streatham or Sloane Square, the same core truth applies: the game has changed.

If you’re selling now:

1. Be realistic on price — this is not the market for wishful thinking.

2. Fix flaws before listing — buyers have options, and they’re picky.

3. Understand timing — your property might take months, not weeks, to find the right buyer.

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Your Move

This isn’t doom and gloom for the sake of it. It’s reality.
Markets recover — but the winners are the ones who adapt early.

So if you’ve been trying to sell, or you’re thinking about it, ask yourself: is your home a unicorn in today’s market? Or does it need a strategy shift to stand out?

I’d love to hear from you — whether you’re selling in South London, Chelsea, or anywhere in between.
What are you seeing out there? Is it the same story for you?

Let’s talk in the comments.

Why Landlords Need to Step Up

The Decent Homes Standard: Why Landlords Need to Step Up

If there’s one thing that frustrates tenants the most, it’s moving into a dirty property. Yet, too many landlords and agents leave it until the last minute—resulting in a bad first impression and an even worse tenancy.

Not far behind? Mould. From blackened bathroom ceilings to damp creeping into bedrooms, poor ventilation and drying clothes indoors (especially in shared houses) create a perfect storm. And if the property isn’t well-maintained, don’t be surprised if pests start moving in too.

With the Renters’ Rights Bill on the horizon, tenants won’t be locked into poor living conditions anymore. If a home isn’t up to scratch, they’ll leave—simple as that.

So, if you’re a landlord or agent, now’s the time to get your house in order.

How to Avoid Costly Void Periods & Tenant Turnover

1. Think long-term – A well-maintained property attracts better tenants who stay longer.

2. Allow time between tenancies – Rushing a handover without proper cleaning or repairs is a false economy.

3. Tackle damp at the source – A dryer and dehumidifier are small investments that make a big difference.

4. Upgrade ventilation – High-powered extractor fans and air bricks are cheap but effective.

5. Modernise where needed – Outdated windows, kitchens, and bathrooms are a turn-off for tenants.

6. Don’t neglect inspections – And more importantly, act on what they reveal.

7. Educate tenants – Clear expectations on upkeep mean fewer maintenance headaches.

8. Factor in professional cleaning – If tenants aren’t keeping on top of things, consider quarterly deep cleans.

9. Stay on top of maintenance year-round – Leaving everything until the end of a tenancy is a recipe for trouble.

What Landlords Need to Know About the Decent Homes Standard

To meet the new benchmark, rental properties should be:

• Structurally sound – No major disrepair or safety hazards.

• Modern & functional – Kitchens, bathrooms, and shared spaces that meet today’s standards.

• Warm & energy-efficient – Good insulation and a reliable heating system.

• Safe & secure – Proper locks, working smoke alarms, and decent ventilation.

Ultimately, a rental property should be somewhere people want to live, not just somewhere they have to.

Landlords who take pride in their properties will always attract the best tenants—and higher rents. Those who don’t? They’ll be left behind.

If you’re looking for advice on how to get the best results from your property in Clapham, Battersea or Brixton be sure to reach out to me: jeroen@claphampropertyblog.com or call 07837093554.

Estate agents have the worst success rate of any trade

Why Foxtons and Dexters Could Be Failing 77% of Their Sellers—And What You Need to Know

Hey South Londoners, here’s something that could change the way you look at big estate agents like Foxtons and Dexters. Recent research has revealed that these two giants are only selling 22-25 homes for every 100 listed, which is far lower than the industry average of 50-60%. But what does this mean for you if you’re thinking of selling your property? Let’s dive in and see why overvaluation might be the reason behind their low success rates, and how it could be costing sellers thousands.

Why Aren’t Big High Street Agents Getting Homes Sold?

Here’s the thing: Foxtons and Dexters are two of the biggest names in the UK property game, but their success rates are shocking—just 22-25%. For every 100 homes listed, 75-78 homes just aren’t selling. What’s going on? Well, it seems that both of these agencies are known for overvaluing properties by 20-30%. They do this to secure exclusive contracts with sellers, promising high prices that make you feel like your home is worth more than it really is. But this strategy ends up backfiring, leaving properties sitting on the market for months, while the seller continues to pay for bills and mortgage repayments.

The Real Financial Risks for Sellers

So, what happens when a property doesn’t sell quickly? Sellers are left holding the bag—continuing to pay for utilities, maintenance, and, of course, the mortgage. And if they eventually drop the price or switch agents? You could end up selling for far less than you originally hoped, which could cost you thousands. Not to mention, this delay in selling impacts social mobility, as it slows down the whole housing market and makes it harder for people to move to new homes.

Here’s the real kicker: If you’ve got an agent overvaluing your property and it doesn’t sell, you risk missing that sweet spot where you could have gotten a great price in a hot market. When your listing drags on, you might have to lower the price later, and even then, you’re not guaranteed a sale.

So, Why Is This Happening?

Public exposure of these overvaluation tactics could cause a serious shake-up in the industry. If buyers and sellers start getting clued up about these practices, there’s a chance that estate agents might have to make some changes or face the possibility of lawsuits. But the property industry isn’t always the quickest to reform, so don’t expect this to be an easy fix.

What Does This Mean for You as a Seller?

For South London homeowners, this is a big deal. Selling your property should be a straightforward process, but if you’re working with an agent who’s not performing well, you could be in for a frustrating—and costly—ride. If you’re currently thinking about listing your property, here are a few things to consider:

1. Don’t Get Swept Up in the Hype: When an agent tells you your property is worth a lot more than you expected, take it with a pinch of salt. Sure, it might feel great to hear that your home could sell for more, but make sure the agent has a solid track record of getting properties sold at a reasonable price.

2. Research Your Agent’s Success Rate: Look beyond the flashy marketing and check how successful they actually are. Don’t just take their word for it—check reviews on sites like GetAgent.co.uk to see if they’re really moving properties in your area.

3. Get Multiple Valuations: One agent’s valuation might be an outlier, so always get a few opinions. This way, you’ll have a better sense of your property’s actual value and can avoid the overvaluation trap.

4. Avoid Lengthy Exclusive Contracts: Be careful about signing exclusive contracts for too long—especially ones that tie you to a single agent for months. If you’re not getting results, you’ll want the flexibility to switch things up.

What Should You Do If You’re Already Stuck with a Low-Performing Agent?

If you’ve already listed your property with Foxtons or Dexters and aren’t seeing the results you hoped for, don’t panic. You have options. If you’ve been on the market for a while with no offers, it might be time to reevaluate your listing price and consider switching agents. While it can feel frustrating, sometimes you’ve got to adjust to make sure you’re selling your property at a price that reflects the current market conditions.

Final Thoughts

At the end of the day, if you want to get the best price for your home without the headaches, it’s all about choosing the right agent who can deliver results. Foxtons and Dexters might be well-known, but their low success rates should serve as a warning sign. Don’t be afraid to shop around, get multiple valuations, and choose an agent who’s proven they can get homes sold. By staying informed and proactive, you’ll avoid unnecessary costs and give yourself the best chance of selling at a great price.

Key issues to address are as always pricing, and presentation. I always liken your property to a car showroom. If it doesn't look as good as that, then you are selling yourself short! If you are after some advice on presentation please feel free to reach out via email or phone: 07837 093554.

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Key Citations

– Foxtons H1 2024 Results, financial details and sales volumes
– GetAgent.co.uk Data for Foxtons, branch performance and listings
– Estate Agent Fees – HomeOwners Alliance, success rate comparisons
– Online Estate Agents: TheAdvisory, industry failure rates

Gazundering on the Rise: What South London Sellers Need to Know!

 

Introduction

Hey there, South Londoners! Are you familiar with the term 'gazundering'? If you're planning to sell your property in areas like Clapham, Bermondsey, or Lewisham, you'll want to keep reading. Searches for 'gazundering' have seen a rapid escalation, and here's what it means for you as a seller in South London.

What is Gazundering?

Simply put, gazundering is when a buyer lowers their offer on a property shortly before the sale is finalized. This tactic can be stressful and unnerving for sellers, and it’s gaining traction in today's strengthening buyers' market.

Why South Londoners Should Pay Attention

Our vibrant neighbourhoods like Brixton and Croydon have always been hotspots for property investments. But in a market where buyers feel empowered, knowing how to handle gazundering can make or break your selling experience.

How to Protect Yourself

Be Prepared

Knowledge is power. Be informed about your property’s true market value by keeping an eye on recent sales in your South London area. Having a solid figure in mind can help you negotiate more confidently.

Consider a 'Lock-In' Agreement

To protect yourself against last-minute price drops, consider a 'lock-in' agreement with potential buyers. This sets the terms clearly, offering you some level of protection.

The Silver Lining for South London Sellers

While the rise in gazundering searches might sound alarming, South London's strong community and evergreen appeal can work in your favour. Buyers interested in the area are often looking for long-term investments and might be less inclined to employ such tactics.

Final Thoughts

South London, it's time to be vigilant and well-informed. Gazundering is becoming more common, but with the right strategies, you can safeguard your interests. Keep these tips in mind as you navigate the ins and outs of our local property market. Make sure to drop me a line and pick my brains or use my free online valuation tool to get a ballpark figure!

Why There's Never Been a Better Time to Sell Your South London Property: 5 Unmissable Benefits

 

Hello, South Londoners! Considering selling your property in Wandsworth, Peckham, or maybe Clapham? You're in luck. The current market is ripe with opportunities for sellers. Here are five compelling reasons why now is a fantastic time to cash in on your South London home.

1. High Demand in Trendy Neighbourhoods

From the bustling streets of Brixton to the tranquil greens of Dulwich, South London is hot right now. There's high demand for properties, especially in trendy locales. If you're a homeowner in one of these sought-after areas, you could be sitting on a goldmine.

2. Record-Low Interest Rates

Interest rates are historically low, making it easier for buyers to secure mortgages. This translates to quicker sales and, potentially, a higher selling price for your South London home. Don't wait for rates to climb; seize the moment!

3. The WFH Effect

The work-from-home culture is on the rise, and South London offers the perfect blend of residential comfort and urban amenities. That extra home office or garden space is now more valuable than ever, adding a premium to your property's worth.

4. Upward Price Trajectory

South London has witnessed a steady rise in property values over the years. With current market trends favouring sellers, there’s a good chance you’ll get a handsome return on your investment.

5. Faster Sales Process

Gone are the days of properties languishing on the market. With technology like virtual tours and online contracts, the sales process has never been smoother or quicker. In high-demand South London neighbourhoods, homes are being snapped up in record time.

Final Thoughts

So, what are you waiting for, South London? Whether you own a flat in Lambeth or a terrace in Greenwich, the current market is tilted in favour of sellers. Take advantage of these five unmissable benefits and make your next big move today!