Midlands Property Market Update – February 2026
What does the latest Rightmove House Price Index means for sellers across West Northamptonshire & East Warwickshire?
Rightmove has released its latest House Price Index, and while national headlines say house prices have “stood still” in February, the bigger story is actually one of stability and improving confidence across the Midlands.
For property sellers and buyers across West Northamptonshire and East Warwickshire, this is a useful moment to understand where the market really sits — especially as we head towards the busy spring season.
Here’s the simple breakdown.
The National Picture — A Strong Start Followed by Stability
The average asking price of a newly listed UK home is now:
🏡 £368,019
📊 Virtually unchanged in February
📈 Still 2.8% higher since December, making this the strongest start to a year for prices since 2020
January saw a record early-year jump in prices as confidence returned after last year’s Budget uncertainty. February hasn’t added further growth — but importantly, those gains have held.
In simple terms:
👉 The market hasn’t slowed — it has stabilised.
And stability is often exactly what encourages buyers to move.
How the Midlands Is Performing
The key takeaway from this report is that the Midlands continues to be one of the most balanced parts of the UK property market.
According to Rightmove’s regional data:
📍 East Midlands
Average price: £286,666
Monthly change: +2.2%
Annual change: +0.4%
📍 West Midlands
Average price: £292,796
Monthly change: +0.5%
Annual change: +1.3%
Rather than dramatic rises or falls, prices locally are moving steadily and sustainably — which is typically healthier for successful transactions.
This steady performance reflects what we’re seeing daily across Daventry, Rugby, Northampton and surrounding villages: buyers are active, but sensible.
Buyers Have More Choice Than They Have Had in Over a Decade
One of the biggest influences on today’s market is supply.
Rightmove reports the number of homes for sale is at an 11-year high for this time of year.
For sellers, this changes the dynamic slightly:
- buyers are viewing more homes before deciding
- pricing comparisons are sharper
- presentation matters more.
This doesn’t mean homes aren’t selling — it simply means buyers expect value.
Mortgage Rates Are Quietly Improving
Perhaps the most important shift is affordability.
The average two-year fixed mortgage rate is now:
💷 4.28%, down from 4.96% a year ago
That reduction is saving many buyers roughly £100 per month compared with last year.
At the same time:
- average wages have risen 4.7% year-on-year
- property price growth has remained modest.
This combination is bringing more buyers back into the market — particularly families moving within the Midlands rather than relocating from expensive southern areas.
What This Means for Sellers Across the Midlands
The market is active — but competitive.
✅ Buyer confidence has improved
✅ Prices remain stable
✅ Spring activity is building
However, with more homes available, success now depends on strategy rather than timing.
The homes achieving the best results are those that:
- are priced realistically from day one
- present well online and in person
- create early interest and momentum.
Rightmove notes that sellers nationally are becoming more realistic with pricing as competition increases — and this is helping sales progress more smoothly.
What This Means for Buyers
For buyers across Northamptonshire and Warwickshire, conditions are arguably the most favourable they’ve been for some time.
They now benefit from:
✔️ More choice of homes
✔️ Lower mortgage rates than last year
✔️ Stable pricing
✔️ Rising wages improving affordability
Rightmove even suggests February could offer a useful window before the traditional spring market gathers pace and competition increases.
The Midlands Market — In Simple Terms
📌 Prices nationally are steady after January’s rise
📌 Both East and West Midlands showing stable growth
📌 Mortgage rates improving affordability
📌 Buyers have strong negotiating power
📌 Correctly priced homes are still selling well
This isn’t a boom market — but it is a healthy, balanced moving market, which is often the best environment for successful sales.
A Final Thought for Sellers in Northamptonshire and Warwickshire
If you’re considering moving in 2026, the biggest takeaway isn’t about waiting for prices to rise — it’s about positioning your property correctly in a market where buyers have choice.
The Midlands continues to offer something many other regions don’t right now: confidence without volatility.
And that’s exactly the type of market where well-prepared sellers achieve strong results.