Northamptonshire Property Market Update – January 2026
(Based on the latest Rightmove House Price Index)
The latest Rightmove House Price Index has just landed, and it’s a strong start to the year for the UK property market — with the largest January price jump ever recorded.
But what does that actually mean if you’re buying or selling a home in Northamptonshire (East Midlands)?
Let’s break it down in plain English.
The UK Market: A Big January Bounce
Rightmove reports that the average asking price of new properties coming to market has risen to:
✅ £368,031
📈 +2.8% in a month (+£9,893)
📅 +0.5% year-on-year (prices are now slightly ahead of this time last year)
That monthly rise is the biggest January jump Rightmove has ever seen, and the biggest month-to-month increase since June 2015.
This spike is mostly down to two things:
- The usual New Year / Boxing Day rush (Rightmove had its busiest ever Boxing Day for traffic)
- Improved confidence now the Budget uncertainty has passed.
What’s Happening in the East Midlands?
Here’s the key local takeaway for Northamptonshire…
While most of the UK saw a big jump, the East Midlands actually bucked the trend and saw prices fall this month.
That might sound worrying, but it’s not necessarily bad news.
It usually means one (or both) of the following is happening locally:
✅ Buyers are more price-conscious (they want value)
✅ Sellers are needing to be more realistic due to competition
And competition is a real theme in this report…
Rightmove says the number of homes for sale is the highest for this time of year since 2014, and around a third of existing listings have already had a price reduction.
So yes, confidence is improving — but buyers still have plenty of choice.
Buyer Activity is Back (In a Big Way)
Rightmove’s early snapshot shows a sharp rise in activity immediately after Christmas:
📈 Buyer demand up 57% in the two weeks after Christmas
🏡 New listings up 81% in the same period
That’s exactly what we tend to see locally too — a lot of people use Christmas as the “line in the sand” moment, then January is when the wheels start turning.
Mortgage Rates: The Best News for Buyers
This is the headline that really matters if you’re buying in 2026…
Rightmove’s mortgage tracker shows the average 2-year fixed mortgage rate is now 4.29%, down from 5.03% this time last year.
They also mention the cheapest available two-year rate (for buyers with bigger deposits) is 3.47%.
And in real terms?
Rightmove estimates a buyer purchasing at the average asking price with a 20% deposit would save over £100 per month compared to last year.
That extra affordability is a big reason we’re seeing buyers more confident again — especially first-time buyers and growing families.
What This Means for Sellers in Northamptonshire
Even though the national headlines sound upbeat, Northamptonshire sellers need to take one message seriously:
✅ Price correctly from day one
Rightmove says homes that receive an enquiry on the first day are 22% more likely to find a buyer than those that take over two weeks.
With lots of homes still available (and plenty being reduced), buyers can spot an overpriced property a mile off.
✅ Presentation and marketing matter more than ever
When buyers have choice, the winners are the homes that:
- look brilliant online
- are marketed properly
- feel like “good value” compared to similar options
✅ Don’t be led by the headlines
Just because the UK average jumped doesn’t mean every local market will automatically follow. The East Midlands was specifically noted as falling this month, so local pricing strategy matters.
What This Means for Buyers in Northamptonshire
If you’re buying this year, January 2026 is shaping up well.
✅ Affordability is improving
Mortgage rates have come down, and that can increase:
- what buyers can borrow
- what they feel comfortable paying monthly
✅ More choice = more negotiating power
With stock levels high, buyers don’t always have to rush into the first house they see.
✅ But good homes still move quickly
Even in a “choice-heavy” market, the best homes (correctly priced and well-presented) still attract strong interest early.
So it’s not about waiting forever — it’s about being ready and decisive when the right one comes up.
Quick Summary (Northamptonshire Version)
📌 UK asking prices jumped +2.8% in January (a record rise)
📌 Prices are now +0.5% up on last year nationally
📌 But the East Midlands dipped this month, showing local markets are still price-sensitive
📌 Mortgage rates improved to 4.29% on average for a 2-year fix
📌 Buyers could save £100+ per month compared to last year
📌 Stock levels are high and 1 in 3 homes have reduced, meaning pricing correctly is vital
Thinking of Moving in 2026?
If you’re considering selling in Northamptonshire, the best advice right now is simple:
✅ Start with the right price
✅ Present it properly
✅ Get a marketing plan that creates urgency early
And if you’re buying, this could be one of the best windows we’ve had in a while — lower mortgage rates, more choice, and less uncertainty.