Temporarily withdrawing a property from the market can improve its chances of selling later, according to new data from property analytics firm TwentyEA.
The research reveals that over half (53.4%) of residential property sales in 2024 were agreed within the first five weeks of a listing, with nearly three-quarters (75.7%) occurring within the first three months. After that, the likelihood of a sale drops sharply—to just 14.5%.
This trend suggests that if a property does not sell early, taking it off the market for a period may be more effective than keeping it listed long-term.
In 2024, around 550,000 properties were withdrawn from the market. Of those, 90,000 were relisted after a break of three months or more. Interestingly, whether the relisted property returned at a lower price had little impact on the outcome:
+ 49,000 were relisted at a reduced price, with a 42.4% chance of selling.
+ 41,000 were relisted at the same or a higher price, with a 42.1% chance of selling.
The findings suggest that time off the market may be as influential as price adjustments when it comes to improving sale prospects.
A week-by-week breakdown of sales progression further reinforces the importance of early momentum: 59.4% of all listings that sold in 2024 agreed a sale in the initial weeks, with diminishing returns the longer a property remained unsold.
Katy Billany, executive director at TwentyEA, said: “A 42% likelihood of sale in both cases is substantially higher than the 14.5% chance of selling if a vendor had not withdrawn their property.
“It’s very interesting that it makes virtually no difference as to whether or not the price was lowered and goes to demonstrate that timing and market demand often matter more than minor price adjustments. That said, when the property is re-listed, the price should always be set strategically to reflect current market conditions.
“Our analysis suggests that if time is not a critical factor, sellers should consider withdrawing their property from the market if it hasn’t sold within the first few weeks. Allowing a rest period of at least three months can significantly improve the chances of success.”
Further analysis by TwentyEA found it typically takes 123 days from listing to exchange and 200 days to completion.
| From listing to offer accepted (days) | Listing to exchange | Listing to completion | |
| 2019 | 75 | 90 | 165 |
| 2020 | 80 | 97 | 177 |
| 2021 | 58 | 101 | 159 |
| 2022 | 42 | 129 | 171 |
| 2023 | 61 | 121 | 182 |
| 2024 | 71 | 120 | 191 |
| 2025 | 77 | 123 | 200 |
Data covers January 1 to August 31, 2025
Billany added: “An average of 123 days from listing to exchange and 200 days to completion shows just how drawn-out the moving process has become.
“Streamlining this timeline through better communication and upfront information would make a real difference for both buyers and sellers.”
Most agents reading this will already recognise what Katy’s data shows — the pattern has been true for as long as most of us have been selling homes. There’s only ever one buyer for a property each time it’s listed — the one who will actually complete — and that buyer may simply not be ready to move when the property first goes live.
It’s also worth remembering that the 14-week period before a withdrawn property can be relisted wasn’t arbitrary. It was introduced to prevent #portaljuggling — when agents used to bump old stock to the top of Rightmove with a duplicate listing, a doppelganger, or a token price change — practices which now fall firmly within CPR breach territory.
So while the data is interesting, it really confirms what experienced agents already know about timing, readiness and the natural rhythm of the market.
You must be logged in to like or dislike this comments.
Click to login
Don't have an account? Click here to register
This of course doesn’t take into account a change to a better agent. Better photos, better service, better marketing etc. These things also make a major difference which I believe make more difference than just timing. When you look at the RM Plus stats some agents have as low as a 35% Instruction to sale ratio whereas others have 80%. I think this makes far more difference than just anything else.
You must be logged in to like or dislike this comments.
Click to login
Don't have an account? Click here to register
I know a branch that does 6% listings to sales….. against a group average of 13%
You must be logged in to like or dislike this comments.
Click to login
Don't have an account? Click here to register
Forget statistics – with the exception of truly adverse market conditions ie Covid, Black Monday under Lamont – it comes down to price.
The average vendor sees their property in most cases as “free money” with the additional exception of a long term resident home owner.
Once priced correctly – it will sell.
You must be logged in to like or dislike this comments.
Click to login
Don't have an account? Click here to register
I don’t accept that it comes down to price. In many cases many other factors are at play, and the best agent will be the one who holds all the buyers’ and seller’s cards, and knows how and when to play them.
My most recent sale surprised me. I didn’t use one of the local ‘high street’ agents but went with an independent agent who lives locally. He said he had cash buyers who were ready to proceed… of course he would say that! So I gave him a month. He set the price at a level I did not expect, which was par for the course, so was ready to negotiate. We went on holiday the day after listing, and he called 2 days later to say he had 2 cash offers on first viewings. I went with the asking price offer only to be told the buyer had gone on holiday and couldn’t be contacted. Turned out the ‘cash’ was her divorce settlement which hadn’t yet been settled! My agent went to the second offer which was £20k lower, and played his cards. He knew the buyer had been renting for 2 years and hadn’t found his ideal home, his daughter attended the private school at the end of my road, he needed easy walking to the station for regular work trips to London, and his daughter and partner really loved the house. I was ready to accept the offer, but he simply told the buyer to stop playing games for the sake of a £20k saving and offer the full asking price, which he did. My cash was in my bank in 2 months. He has since done work on the house I hadn’t got around to doing, and he’s invited us to parties, and vice versa. Everyone is happy, but past experience has told me I would not have received that level of personalised service from the high street agents, and it didn’t all come down to price.
You must be logged in to like or dislike this comments.
Click to login
Don't have an account? Click here to register