Welcome to your 2025 Q3 market update of Harpenden and the surrounding areas.
Pop the kettle on, grab your favourite biscuit and settle in; here’s what we’ll be diving into this time:
- 2025 so far – from a flying start to a bit of a fizzle
- What’s really going on in the market right now
- Our hopes (and honest predictions) for Q3
- How global events might shake things up – again
- Why interest rates are standing still, and what that means for buyers
And, for those of you who may be thinking of moving house in the next 6 months:
- Our 7 smart steps to get your home sold before Christmas!
I’ll do my best to keep it relevant, useful, and maybe even a little entertaining. But if there’s something you want to know that I’ve not covered in this letter, just drop me a line at suzette.shipton@tuckfieldestates.com.
2025 So Far
It’s been a strange old six months
From February to April, the market was buzzing – plenty of viewings, strong offers flying in, and sales moving at pace. Things were looking bright, and we were feeling genuinely optimistic about the market over the year ahead. But since Easter, it’s been a very different story…
What’s Happening in the Market Right Now?
Frankly, not much!
Across Harpenden, we’ve seen a notable slowdown:
- Enquiries are down by over 30%.
- Viewings have dropped by around 40% since their April peak.
- Offers are scarce – June saw just 20% of last year’s sales for the same month
What’s driving this market sluggishness? The simplest explanation is that buyers have more choice.
According to the latest House Price Index, sales activity nationally is actually running at the fastest pace in 4 years, with the number of sales agreed up 6% year-on-year (source: Zoopla).
However, price sensitivity is increasing. While the average time to sell in the UK is currently 45 days, it’s very telling that 22% of properties have been on the market for over 6 months without selling.
This growing supply and greater choice for buyers is putting pressure on house price growth, which ultimately forces prices downwards.
In April, tax changes were introduced, including a revision to Stamp Duty thresholds, adding £2,500 to every purchase over £125,000. While this may not affect the higher end of the market directly, it could be slowing down the lower end, which in turn creates a ripple effect that delays momentum at the top.
But here’s the good news…
The upside is that we’re seeing lots of market preparation – far more than usual.
In the past 6 weeks, our diary has been packed with valuation requests and marketing appointments.
We have a number of beautiful homes – not yet for sale, but photographed and prepped to launch to market when the time is right.
That’s around double the norm, with no sign of any let-up.
Our advice to most homeowners is to wait…but be ready.
If there’s one thing we know about markets, they ALWAYS come back. And when it does, we’ll be ready. Will you?
Launch dates are being scheduled for late July through September. (If you’re interested in buying in Harpenden or the surrounds, reach out to us and we can share what we’ve got coming soon.)
There are early signs in July that the numbers of buyers are picking up. The last couple of months may just be the calm before the storm.* (*I hope.)
In other words: The market may be quiet, but it’s not certainly dead. It’s coiled.
The Ongoing Impact of Global Uncertainty
Wars in the Middle East and political tensions in the US and Europe continue to create economic uncertainty. Here’s how this might affect the Harpenden property market:
Stock market volatility could nudge investors toward property, especially UK second homes.
- Rising oil prices may delay interest rate cuts, slightly muting buyer confidence.
- Foreign currency shifts are making UK homes pricier for international buyers, especially those using the US dollar.
So far, these factors haven’t significantly impacted our local market, and we don’t expect them to, but it’s a consideration for some, and we’re watching this carefully.
A period of peace between the warring nations will hopefully settle any uncertainty about the economy as we head towards the Autumn Budget.
Interest Rates: Held … For Now
Bank of England Base Rate: 4.25%
Next review: 14th August 2025
Prediction: 4.00%
The Bank of England held rates steady in June, despite growing pressure to cut. Six out of 9 committee members voted to keep the rate unchanged. (I’d love to be a fly on the wall in that room, or even better, an advisor …)
Inflation is heading in the right direction, but not fast enough for policymakers to move as quickly as many hoped and expected.
Most economists still expect 2 quarter-point cuts this year, possibly starting in August. Meanwhile, mortgage lenders have already priced in readiness for the reductions, and therefore any impact will be only emotional and is unlikely to change affordability.
What We Expect to See Through Q3
This current lull is creating a vacuum that won’t, and can’t, last indefinitely. Every market imbalance creates market pressure that releases at some point, and inevitably tips the other way.
With a wave of new homes about to hit the market, we believe buyer activity will return with force and fill that vacuum. As we move into late summer and early autumn, we anticipate:
- A burst of new unseen listings in August and early September
- In reaction, renewed buyer urgency
- Competitive bidding on well-located, well-presented homes
Meaning it could be the perfect time to sell your high-value Harpenden home.
We’ve seen these lull periods several times, and experience tells us that just as frustration and seller concern hits boiling point, the market shifts.
Here’s our advice – with a bit of a warning:
If you’re planning to sell within the next 6 months, don’t wait until after the wave. Be in it. Be prepared.
Thinking of Selling in September? Here’s What You Need to Do
September is traditionally one of the busiest months for property sales, and this year, it may well be the month. If you’re thinking of selling this year, then preparing for September or October is your best chance.
Here are 7 essential things you should be doing right now to make sure your home is ready to go to market if the situation changes quickly:
- Declutter and clean
Create space, calm, and flow. Removing excess furniture and personal items allows buyers to see the potential of the space, and not just your possessions. Sparkling kitchens, clean windows and neutral scents can make a surprisingly big difference. - Style your home
First impressions sell homes. Highlight the rooms buyers care most about – kitchen, sitting rooms, entertaining spaces and main bedroom – with soft furnishings, fresh flowers, or subtle accessories that suggest what a day in their life there could feel look like. A small investment here often returns tenfold. For inspiration, check out how top hotels style their bedrooms. We’re talking lamps, duvets, throws etc. That’s what buyers look for. (And no, they can’t see beyond the aesthetics – or they don’t want to.) - Get summer photography done now
Your garden’s not going to look better again this year. Green lawns, blue skies and leafy views all add emotional appeal to your listing. Let’s get yours photographed now, even if you don’t plan to launch until the later months. We’ll keep them on file and use them when you’re ready. - Get legal-ready
Instruct a solicitor early and pull together all documents – title deeds, guarantees, planning approvals and warranties. Buyers may ask, and being ready can shave weeks off your sale timeline and reduce the risk of fall-throughs. - Gather essential information
Make sure you have your EPC, utilities information, and any other important facts ready to go. The smoother you make the buyer’s journey, the more confident (and serious) they’ll be. We have a questionnaire we’ll share with you which will make sure we know everything about your home. - Tidy up your outside space
Your outside space may be more important than you think. Kerb appeal matters even more for high-value homes, where buyers often expect near-perfection. Trim, weed, mow, pressure-wash, and dress your outdoor areas as you would a key interior room. Buyers fall in love at the gate. If your home feels loved, they’re more likely to fall in love with it too. - Book a strategy session with us
Be ready. Every home – and every owner – is unique. We’ll work with you to find the right launch date, pricing strategy and marketing plan to maximise your impact and minimise any stress. Whether you want an initial quiet off-market launch or a big splash, we’ll tailor it for you. The earlier we have this conversation, the easier it is for us to help you.
Even if you’re not ready to move yet, we’d love to help you plan – 6 months, 12 months or 3+ years. Over half our market appraisals are with homeowners just exploring their options. That’s what we’re here for.
Let’s talk:
✔ Call the team: 01582 260580
✔ Message me directly on WhatsApp: 07593 308666
✔ Email: info@tuckfieldestates.com or suzette.shipton@tuckfieldestates.com