Analysis of valuation leads indicates delayed, not diminished, seller activity
The UK housing market could see a firmer start to 2026 as improving affordability and greater economic clarity prompt more committed sellers to bring properties to market, according to new analysis of online valuation activity.
Rightmove’s December outlook projected that average asking prices across Great Britain will rise by about 2% in 2026, following a small decline in 2025. The portal linked its forecast to better buyer affordability, increased stability and the return of movers who postponed plans amid economic and fiscal uncertainty.
Fresh behavioural data from valuation services provider ValPal also indicates that, despite subdued completion levels last year, many potential vendors continued to engage with the market in the background. The company reviewed more than 1.26 million online valuation leads and 239,428 subsequent instructions in 2025, finding that a sizeable proportion of homeowners moved quickly once they chose to proceed.
Around three in 10 instructions were secured within 30 days of an initial online valuation request, pointing to a group of more decisive sellers willing to progress even in slower conditions.
Across all leads analysed, the average time between a valuation request and instruction was 61 days. This overall figure covers both direct enquiries via agents’ own websites and leads generated through online marketing campaigns such as Facebook advertising, which generally require longer nurturing.
Commenting on the figures, Craig Vile (pictured right), director of The ValPal Network, said the data showed that 2025 was less about a lack of demand and more about confidence and timing.
“Many sellers were clearly active in the background, checking values and preparing, even if they were not ready to move straight away,” he said. “When sellers were motivated or circumstances demanded it, they moved quickly and decisively.
“As the market moves into 2026, improving affordability and greater economic clarity should help shorten decision-making timelines. The data suggests there is a sizeable group of sellers who have already done their homework and are simply waiting for the right moment to instruct.”
ValPal’s findings align with the view that last year’s lower transaction numbers masked underlying resilience in the sales market. Rather than withdrawing, many homeowners appear to have delayed decisions while tracking affordability, property values and wider economic signals.
“With Rightmove noting that a significant proportion of movers had been looking for clarity before progressing, early 2026 could see a release of pent-up seller activity, particularly among those who have already engaged with valuation tools and are well prepared to move,” Vile said.
“While this does not point to a rapid return to boom conditions, it does suggest a more constructive and confident start to 2026, driven by steady improvements in affordability and sentiment rather than speculation.”
For brokers, any uplift in seller activity early in the year could translate into greater purchase demand and a more predictable pipeline, especially from clients who have already explored their options online and may now be ready to seek advice on product suitability and affordability.
Want to be regularly updated with mortgage news and features? Get exclusive interviews, breaking news, and industry events in your inbox – subscribe to our FREE daily newsletter. You can also follow us on Facebook, X (formerly Twitter), and LinkedIn.
