Midlands Property Market Update – April 2026
What the latest Rightmove House Price Index means for sellers across Northamptonshire & Warwickshire
Rightmove has released its latest House Price Index, and the headline this month is actually quite reassuring:
👉 The market remains steady and resilient, even with mortgage rates rising again.
For homeowners across Northamptonshire and Warwickshire, this is an important update — because while the market is still moving, it’s also more competitive than we’ve seen for a while.
Here’s what’s really happening, in simple terms.
The National Picture — Steady, Despite the Headlines
The average asking price of a newly listed UK home is now:
🏡 £373,971
📈 +0.8% in April (+£2,929)
📅 -0.9% year-on-year
That 0.8% rise is actually lower than the usual April increase (1.2%), which tells us something important:
👉 Prices are rising — but more cautiously than normal for spring.
Rightmove puts this down to two key factors:
- higher mortgage rates
- and more competition between sellers
At the same time, the market is holding up surprisingly well.
Even with global uncertainty:
- buyer demand is only 7% lower than last year
- sales agreed are just 3% behind last year
- and new listings are only 1% down vs 2025, but 13% higher than 2024
So while it may feel quieter than last year’s very busy market, the reality is:
👉 People are still moving — just more carefully.
How the Midlands Is Performing
Looking closer to home, the Midlands continues to be one of the most stable parts of the UK market.
📍 East Midlands (Northamptonshire)
Average price: £291,392
📈 Monthly change: +0.4%
📅 Annual change: -0.2%
⏳ Average time to find a buyer: 73 days
📍 West Midlands (Warwickshire / Rugby)
Average price: £299,150
📈 Monthly change: +1.65%
📅 Annual change: +1.21%
⏳ Average time to find a buyer: 66 days
This tells us a lot about our local market:
- Warwickshire is showing stronger growth right now
- Northamptonshire is more price-sensitive, but still stable
- both areas are active, not declining
And that reflects what we’re seeing day-to-day across your patch:
👉 Buyers are still out there — they’re just being more selective.
Buyers Have More Choice Than in Years
This is one of the most important parts of the report.
Rightmove confirms that the number of homes for sale is still at an 11-year high for this time of year
The chart on page 5 shows average stock per agent sitting around 57–59 homes, significantly higher than recent years.
What does that mean in practice?
- buyers are viewing more properties before deciding
- they are comparing value more carefully
- and they are less likely to rush
👉 In simple terms: buyers now have options.
How Long Is It Taking to Sell?
The increased competition is having a direct impact on timescales.
⏳ Average time to secure a buyer (UK):
January: 81 days
February: 73 days
March: 66 days
So things are improving slightly as we move into spring — but still slower than the fast-paced markets of previous years.
Locally:
Warwickshire: ~66 days
Northamptonshire: ~73 days
That tells us:
✅ good homes are still selling
❗ but it’s taking longer if pricing isn’t right
❗ and buyers are taking more time to commit
Mortgage Rates — The Key Influence Right Now
Mortgage rates are playing a big role in shaping the market.
Rightmove reports:
💷 Average 2-year fixed rate: 5.42%
📈 Up from 4.25% before recent global events
➡️ Adding around £235 per month to a typical mortgage
That’s clearly affecting affordability — but it hasn’t stopped the market.
Why?
Because there are still some strong “tailwinds”:
- average wages are up 3.9% year-on-year
- borrowing limits have become more flexible
- and asking prices are actually down slightly annually
Interestingly, demand from first-time buyers is holding up well (only -6%), showing people are still getting on with their moves.
What This Means for Sellers in the Midlands
This is where the report becomes really relevant.
Rightmove is very clear on one point:
👉 Competitive pricing is crucial in this market.
With more homes available and buyers being more selective:
1. Pricing correctly from day one matters more than ever
Overpricing now leads to longer time on the market — and buyers notice that quickly.
2. You are competing with more homes
Buyers have more choice than they’ve had in over a decade.
3. First impressions are everything
Price, photos, and how quickly you create interest will determine your success.
4. The market is steady — not weak
Sales are still happening, and demand is still there — it’s just more disciplined.
What This Means for Buyers
For buyers across Northamptonshire and Warwickshire, this is actually a fairly strong position.
1. More choice
There are more homes available than we’ve seen in years.
2. Less pressure to rush
Buyers can take more time and compare options.
3. Affordability is mixed
Mortgage rates have risen, but wages and borrowing flexibility are helping balance things.
4. Good homes still attract competition
The best properties are still generating strong early interest — especially family homes in popular areas.
The Midlands Market — In Simple Terms
Here’s the key takeaway from April’s Rightmove report:
📌 UK prices up 0.8% this month to £373,971
📌 Annual prices slightly down (-0.9%)
📌 Midlands markets remain stable and active
📌 Stock levels at an 11-year high
📌 Sales agreed just 3% behind last year
📌 Mortgage rates now around 5.42%
📌 Homes taking longer to sell due to competition
A Final Thought for Midlands Sellers
If you’re thinking about moving in 2026, this isn’t a market about waiting for prices to rise — it’s about getting your positioning right.
Across Northamptonshire and Warwickshire, we’re seeing:
👉 A steady market
👉 With active buyers
👉 But more competition than before
And that means the homes that succeed are the ones that are:
✔️ priced correctly
✔️ presented well
✔️ launched properly
This isn’t a boom market —
it’s a smart, competitive market.
And in markets like this, the right strategy makes all the difference.