Rugby Property Market Update – January 2026
(Based on the latest Rightmove House Price Index)
Rightmove has released their latest House Price Index, and it’s kicked off 2026 with a bang.
Nationally, asking prices have seen the biggest January increase ever recorded, but what does that mean for homeowners and buyers in Rugby and East Warwickshire (West Midlands)?
Here's the simple version.
The UK Market: Record January Price Rise
Rightmove reports the average asking price of a new property coming to market is now:
🏡 £368,031
📈 +2.8% in a month (+£9,893)
📅 +0.5% year-on-year
This is the largest January jump Rightmove has ever recorded, helped by the traditional New Year surge (and Rightmove’s busiest-ever Boxing Day for traffic).
In short: confidence has returned, and people are starting the year with moving plans firmly in mind.
What’s Happening in the West Midlands?
The important point for Rugby and the surrounding areas is this:
✅ The West Midlands is holding up well overall and continues to sit in that “steady and sensible” category compared to some regions that swing more dramatically.
However, Rightmove also highlights that while demand is strong nationally, buyers still have a lot of choice, which means we’re not in a market where sellers can simply aim high and hope for the best.
Rightmove says the number of homes for sale is the highest for this time of year since 2014, and around one in three homes already on the market has reduced the asking price.
So even though the mood is improving, it remains a price-sensitive market.
Demand is Up (and New Listings Too)
The post-Christmas bounce is real.
Rightmove recorded:
📈 Buyer demand up 57% in the two weeks after Christmas
🏡 New listings up 81% in the same period
That lines up nicely with what we typically see in Rugby:
- buyers wanting to move quickly for schools / commuting
- families planning ahead after Christmas
- first-time buyers taking advantage of improving mortgage rates
Mortgage Rates: A Big Boost for Buyers
This is one of the most positive parts of Rightmove’s report.
Rightmove says the average two-year fixed mortgage rate is now 4.29%, down from 5.03% this time last year.
They also note the lowest available two-year rate is 3.47% (for buyers with larger deposits).
And the real-world difference?
Rightmove estimates that for a buyer purchasing at the average asking price with a 20% deposit, monthly repayments are now over £100 cheaper than a year ago.
This is exactly what helps Rugby as a market — because it’s a popular area for:
✅ commuters (London, Birmingham, Coventry, Leamington)
✅ family movers wanting more space
✅ buyers stepping up from flats/terraces into houses
What This Means for Sellers in Rugby
Even with the positive headlines, selling in Rugby in 2026 still comes down to doing the basics really well.
✅ Price it right from the start
Rightmove found that homes getting an enquiry on day one are 22% more likely to find a buyer than those that take over two weeks.
That early momentum matters more than ever.
✅ Presentation and marketing are key
Buyers have choice. So if yours is the one that:
- photographs well
- is presented well
- is sensibly priced
…it will stand out immediately.
✅ Don’t panic if buyers negotiate
The market is improving, but it’s still value-led. Most buyers will compare several homes in the same price bracket — especially around Rugby where there’s often a mix of modern estates, period homes, and village property all competing.
What This Means for Buyers in Rugby
If you’re buying in Rugby or East Warwickshire, this is a good time to be looking.
✅ Improved affordability
Lower rates mean either:
- better monthly repayments
- more borrowing flexibility
- or the ability to look at a slightly better home
✅ More choice on the market
With higher stock levels, you don’t always have to rush into the first property you see.
✅ But good homes still move quickly
The best homes in the best spots still create competition — especially those close to schools, transport links, and village centres.
So it’s a market where you can take your time… but you still need to be ready to act when the right one comes up.
Quick Summary (Rugby / West Midlands Version)
📌 UK asking prices rose +2.8% in January (record increase)
📌 Prices are now +0.5% higher than last year nationally
📌 Mortgage rates improved — 2-year fixed average now 4.29%
📌 Some buyers may be paying £100+ less per month than last year
📌 Stock levels are high, and around 1 in 3 homes has reduced
📌 The West Midlands remains a steady, sensible, resilient market
Thinking of Moving in 2026?
If you’re selling in Rugby, the best approach right now is:
✅ realistic pricing
✅ strong presentation
✅ proper marketing that creates early interest
If you’re buying, improving mortgage rates and increased choice mean 2026 could be a great year to secure a move — especially in a well-connected area like Rugby.