In this week’s UK Property Market Stats Show, I’m joined by Bryan Mansell to review the UK housing market for the week ending Sunday 22 February 2026 (Week 7), starting with the latest national figures.
Even if you’re not from Tooting and you are an agent who is suffering from overvaluing or cheap fees by your competitors, we are going to be using a bit of software that you can use yourselves to stop losing listings by proving that you are the better agent and enable you to charge higher fees.
🟩 Listings YTD
243k new properties have come onto the market YTD , 1% ahead of 2025, 10% above 2024, and 20% higher than the 2017–19 average.
🟩 Gross Sales YTD
167k UK homes sold STC YTD , 6% lower than 2025, 12% higher than 2024 and 20% above pre Covid norms.
🟩 Net Sales YTD
129k UK net home sales YTD (Net Sales being Gross sales less Fall Thrus). 4% lower than 2025, 12% ahead of 2024, 29% ahead of 2023 and 17% above the 2017–19 average.
🟥 Overvaluing
47% of the homes that left UK Estate Agents books in January were withdrawn unsold. Main cause – blatant overvaluing supported by long sole agency agreements of 20+ weeks.
Detailed Breakdown …
✅ New Listings
36.4k new properties came onto market this week in week 6, slightly down from 36.5k last week.
2025 weekly average: 30.6k.
10-year week 7 average : 33.1k.
✅ Price Reductions
19.8k reductions this week
12.2% of resi homes for sale were reduced in January. Jan 25 – 12.8%. Jan 24 – 11.1%
2025 average was 12.8%, versus the 5-year long-term average of 10.74%.
✅ Sales Agreed
26.2k homes sold stc this week 7, down slightly from 26.6k last week.
Week 7 average (for last 10 years) : 25.5k
2026 weekly average : 22.2k.
✅ Sell-Through Rate
3.6% of homes on agents’ books went SSTC in January ’26. (Jan ’25 – 15% / Jan ’24 – 13.9%)
Pre-Covid average: 15.5%.
✅ Price Difference between Listings & Sales
17.8% difference (long-term 10 year average is 16% to 17%). (£425k ave Listing Ave Asking price vs £366k Sale Agreed ave Asking price). Note, this doesn’t mean the gap between what houses are coming on for Amber and what they’re selling is nearly £60k. A larger proportion of the lower price properties sell compared to the higher price properties, average price of the property selling is dragged down.
✅ Fall-Throughs
5,371 fall-throughs last week (pipeline of 422k home Sold STC).
Weekly average for 2025: 6,100.
Fall-through rate: 20.2%, down from 21.5% last week.
Long-term average: 24.2% (post-Truss chaos saw levels exceed 40%).
✅ Net Sales
21.1k Net Sales, down slightly from 21.2k last week
Ten-year Week 7 average: 20.7k.
Weekly average for 2026: 18k.
Weekly average for the whole of 2025: 18.4k.
✅ Probability of Selling (% that Exchange vs withdrawal)
Jan ’26 Stats : 53.7% of homes that left agents’ books exchanged & completed in Jan. (Note this figure will change throughout the month as more Jan stats come in).
December 60.2% / November 55.2% / October 53.3% / September: 53.1% / August :55.8% / July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%.
Jan 25: 54.3% / Jan 24: 50.7% / Jan 23: 54.4% / Jan 22: 68.6%.
✅ Stock Levels
663k homes on the market on the 1st of February ’26. (660k – Jan 25)
422k homes in agent’s sales pipeline on the 1st Feb 2026, slightly lower than 12 months ago on 1st Feb ’25 (433k).
✅ UK Rental Data
Average Rent in Jan 2026 – £1,758 pcm (£1,739 in Jan 25)
318k UK Rental Stock available to rent (293k in Jan 2025.
✅ House Prices (£/sq.ft)
January ’26 agreed sales averaged £340.73 per sq.ft. 0.63% higher than 12 months ago (£338.59) and 16% than 5 years ago (£293.54). The £/sqft at sale agreed matches the HM Land Registry Index with a 98% accuracy, 5 months in advance. That is why it is so important.
✅ Local Focus
Tooting (SW17)