THE stock of homes for sale in the UK has hit its highest level in more than eight years with experts saying “the market is shaping up for its best year, in 2026, since the financial crisis”.
The average number of homes for sale per estate agent this year is at 32, the highest level in early January since 2018, Zoopla research shows.
London saw the greatest growth in housing for sale at 16% higher than last year – with the south east seeing growth of 9%.
Sellers are also coming back to the market after the uncertainty around the Budget fades with a total of 33% having been previously listed in 2025.
Richard Donnell, a director at Zoopla, said: “Growing numbers of homes for sale is evidence of a strong underlying appetite to move home for many households.
“Across much of southern England, there is a much greater choice of homes for sale. Buyers are price-sensitive and have more choice, so achieving the best result depends on setting a competitive asking price and attracting early interest. Homes priced too high often take longer to sell and at the risk of achieving a lower price. It is important that homeowners price carefully and seek the advice of agents to plan the right strategy for their home sale.
“Across the rest of the country there is a degree of scarcity, but sellers need to remain realistic overpricing. The market is stable rather than booming. Buyers are active but careful, which means pricing correctly from the outset is crucial. Homes that are well-presented and realistically priced continue to sell, while those priced optimistically will take longer and may need price reductions to attract interest.”
Best year since financial crisis
Richard Davidson, Mortgage Advisor at Online Mortgage Advisor, said sellers are confident they can shift their properties in 2026.
He added: “With interest rates reaching new recent lows, the increase in stock levels, including many properties that were listed last year, shows that sellers are increasingly confident that 2026 will be a good time to sell.
“We are increasingly confident looking forward, as we expect affordability to get stronger, as this was previously a big barrier to many movers, particularly in the south east.”
Elliott Culley, Director at Hayling Island-based Switch Mortgage Finance, said the impressive headline figure may be hiding what is actually going on.
He continued: “Properties for sale may be at their highest level for eight years, but with some of these properties coming back to the market after previously being withdrawn in 2025, this stat could be disguising what’s really going on in the housing market at the moment.
“Demand in most regions of the UK is still low and this is leading to a stockpile of available properties. With mortgage rates predicted to come down this year, we may see demand start to rise once more, but time will tell and right now buyers can afford to be patient when looking for the right property at the right price.”
We may see demand start to rise once more
Chris Barry, Director at London-based Thomas Legal, said 2026 could be the best year in property since 2008.
He added: “The market is shaping up for its best ‘normal’ year since the financial crisis. As the data suggests, we are seeing a large amount of stock sitting with agents across London and the south west. Whilst stock levels have been growing for some time now, this has been largely due to a decline in buyers driven by the gap in affordability and economic or political uncertainty.
“Coming into 2026, mortgage rates have decreased to what is now considered a reasonable rate, broadly in line with the 100 year average, credit is easier to obtain and there are no predicted events which may cause people to wait. London particularly is seeing a new wave of foreign buyers as the UK is considered safer than most from war, potential war or political uncertainty.”
Michelle Lawson, Director at Fareham-based Lawson Financial, advised sellers against putting the price too high.
She added: “Chain starters used to be first-time buyers and investors but successive governments have eradicated 50% of those through over-regulation. The first-time buyers left are struggling to get deposits together, more so in the struggling southeast.
“There are multiple options available for buyers so good advice early on to know their options is key. Something needs to shift asap as many other industries rely on the kick start of the housing sector. Chains are falling apart due to the time things are also taking so could also be the re-marketed stock.
“Lastly, as a vendor, do your own research about the value of your property as well as asking agents. Agents are tasked to sell a property but they are also sales people tasked with getting the highest price. Marketing too high will waste time and lose potential buyers so pricing to sell rather than aiming for the stars is key.”
Marketing too high will waste time
Babek Ismayil, CEO at homebuying platform OneDome, said: “What this surge in stock really tells us is that the market is rebalancing after years of distortion. Sellers are no longer dictating terms, but many haven’t fully accepted that yet.
“We’re in a phase where choice has returned faster than confidence, and that’s creating friction. Buyers feel empowered but not rushed while sellers feel exposed but hopeful. That tension is why stock keeps rising.”
Kundan Bhaduri, Entrepreneur, Investor and Landlord at London-based The Kushman Group, said the high figures were due to a backlog rather than a building boom.
He continued: “This is not a sudden building boom but a backlog of unsold homes sticking to the portals because vendors are still pricing their assets with historical optimism while buyers are constrained, the realities of present day mortgage criteria.
“A significant portion of this inventory comes from small landlords fleeing the sector after years of fiscal persecution which leaves a glut of ex rentals that require heavy capital expenditure to modernise.
“This is a market in stalemate, as transaction velocity has ground to a halt. Volume without liquidity is simply a warning sign of a correction that is yet to fully bite. 2026 is going to be a very interesting year ahead.”
Photo by BoliviaInteligente on Unsplash.
