Midlands Property Market Update – July 2026
Thinking of buying or selling this year? Before you make any decisions, read our latest Midlands Property Market Update. We've combined two of the industry's leading reports to explain what's really happening with house prices, buyer demand, mortgage rates and the local market.
Two reports. Two perspectives. One clearer picture of the Midlands property market.
Every month we’re asked the same question…
“So… what’s actually happening in the property market?”
The answer isn’t always straightforward because different reports measure different things.
This month we’ve looked at two of the industry’s most respected sources:
📊 Rightmove House Price Index (July 2026) – showing what’s happening with homes currently coming onto the market. It measures asking prices, buyer activity and seller behaviour in real time.
📈 TwentyCi Property & Homemover Report (Q2 2026) – tracking almost every UK property transaction, showing what is actually happening once homes are listed, sold and exchanged.
Together they give us one of the clearest pictures available of today’s housing market.
More sellers are entering the market
Both reports tell a very similar story.
Rightmove reports that buyers now have around 63 properties per estate agent to choose from, one of the highest levels seen for several years.
TwentyCi reaches the same conclusion differently.
Their data shows the number of new properties coming to market is 2.7% higher than last year, making 2026 the strongest year for new supply in
over a decade.
What this means
Across Northamptonshire and Warwickshire, buyers have more choice than they have enjoyed for some time.
For sellers, that means presentation, pricing and marketing matter more than ever.
Buyers haven’t disappeared…
…they’ve simply become more selective.
Again, both reports tell the same story.
📊 Rightmove says buyers are taking longer to decide because there is more choice available.
📈 TwentyCi shows that properties moving to sale agreed are 5% lower than last year, although still comfortably above both 2023 and 2024 once last year’s Stamp Duty rush is removed from the comparison.
In other words…
The market has cooled slightly.
It hasn’t stopped.
National headlines don’t tell the whole story
July’s biggest headline was that asking prices nationally fell by 1.0%, the largest July drop for many years according to Rightmove.
That sounds worrying…
Until you compare it with actual sale prices.
The latest UK House Price Index shows that completed sale prices are still 3.3% higher than a year ago.
TwentyCi highlights exactly the same contrast.
Their report shows:
- Average advertised prices have fallen 1.3%
- Actual transaction prices have increased 3.3% over the last year.
Why the difference?
Because the two reports measure different things.
Rightmove reflects what sellers are asking today.
The UK House Price Index (referenced by TwentyCi) records what buyers have actually paid, although the figures are typically around two to three months behind.
Taken together, the data suggests sellers are becoming more realistic with their launch prices while completed values remain remarkably resilient.
The Midlands continues to hold its own
The regional picture is encouraging.
Rightmove continues to show the Midlands performing better than many southern regions.
TwentyCi shows:
- West Midlands sales agreed down 5%
- East Midlands sales agreed down 6%
Whilst lower than last year, these reductions are broadly in line with the national picture and considerably healthier than some regions such as Northern Ireland (-35%) and Inner London (-8%).
The buyers making offers are serious buyers
One of the most encouraging findings comes from TwentyCi.
Despite slightly lower buyer demand…
Fall-throughs have reduced by 10.6%.
Only 23.4% of completed listings experienced a fall-through, continuing the improvement we’ve seen since 2023.
Rightmove also found that homes priced correctly are continuing to sell quickly.
Their report found:
- 74% of successful sales never required a price reduction.
- Correctly priced homes sold in an average of 36 days.
- Homes needing a reduction took around 127 days to secure a buyer.
Both reports point towards the same conclusion.
Today’s buyers remain committed…
They’re simply taking longer to choose the right property.
Moving home still takes too long
One area where little has improved is the legal process.
According to TwentyCi:
- Average time to agree a sale is 76 days
- Average time from sale agreed to exchange is now 130 days (around 4.3 months).
This is why the Government’s proposals for upfront information, digital property packs and earlier legal preparation are receiving so much support across the industry.
Mortgage rates are helping confidence
Rightmove also noted that mortgage pricing has improved again.
The average two-year fixed mortgage has fallen back below 5%, helping affordability improve slightly after the uncertainty earlier this year.
TwentyCi agrees that mortgage pricing volatility affected demand during April and May but notes that rates have already begun easing again, with lenders expected to increase activity through the second half of the year.
So what does all this mean?
The two reports use different datasets.
One measures today’s market.
The other measures completed activity.
Yet both arrive at almost exactly the same conclusion.
✔️ There are more homes available.
✔️ Buyers have more choice.
✔️ Sellers need to price realistically.
✔️ The buyers who are making offers are committed.
✔️ Transaction prices remain resilient.
✔️ The Midlands continues to perform steadily despite national uncertainty.
What if you’re selling?
If you’re thinking of selling, the latest reports show there are still plenty of motivated buyers in the market—but they have more choice than they’ve had for several years.
Both Rightmove and TwentyCi highlight increased competition between sellers, making pricing, presentation and marketing more important than ever. Rightmove found that 74% of homes sold without needing a price reduction, and those properties secured a buyer in an average of 36 days, compared with 127 days for homes that eventually reduced their price.
The message is simple: launch at the right price, present your home well and make the most of those important first few weeks on the market.
What if you’re buying?
Buyers are benefiting from a more balanced market, with more homes to choose from and mortgage rates easing slightly.
Whilst the best properties are still selling quickly, there is generally less pressure than we’ve seen in recent years. TwentyCi also reports that fall-throughs have reduced by 10.6%, meaning agreed sales are becoming more reliable.
For well-prepared buyers, it’s a great time to take advantage of increased choice and a calmer market.
In Summary
Although Rightmove and TwentyCi measure different parts of the property market, they both point to the same conclusion.
There are more homes for sale, buyers have become more selective and realistic pricing is proving more important than ever. At the same time, mortgage rates are improving and committed buyers are continuing to move home.
For homeowners across Rugby, Daventry, Northampton and the surrounding villages, the market remains healthy—it simply requires the right strategy. Understanding your local market, rather than relying on national headlines, is the key to making your next move with confidence.