Mannleys Market Update – August 2025
Covering Telford & Surrounding Areas
It’s been a busy summer at Mannleys – and the results speak for themselves.
While the national market is shifting, motivated buyers are still out there, and well-priced, well-presented homes are selling fast.
What’s Happening in the Property Market?
1. Asking Prices Under Pressure
July saw the steepest monthly fall in average asking prices since 2002, dropping 1.2% (£4,531) across the UK. Increased supply and more cautious buyer behaviour mean pricing competitively from day one is now essential to avoid going stale on the market.
2. Regional Resilience Matters
While some areas saw small price increases (Halifax reports a 0.4% rise in July), overall growth forecasts for 2025 have been reduced. Locally in Telford, we are still seeing strong interest when homes are priced in line with recent sold comparables.
3. Valuation Gaps Can Delay Sales
Some properties are being down-valued by surveyors, causing uncertainty for both sellers and buyers. The right pricing strategy – backed by solid evidence – helps reduce this risk.
4. More Homes on the Market = More Competition
Stock levels are the highest in over a decade. Homes priced realistically from the start are selling in around 55 days, compared to 67 days for those that launch too high and require reductions.
5. Pandemic Movers Returning to the Market
We’re seeing a rise in homeowners selling properties bought during the pandemic, often due to lifestyle changes. This means more competition – so presentation and unique selling points matter more than ever.
6. Seasonal Features Can Boost Your Sale Price
With summer in full swing, outdoor spaces are a big draw. A south-facing garden, attractive landscaping, or entertaining areas can add real perceived value and help your property stand out.
7. Potential Property Tax Changes Ahead of the Budget
Chancellor Rachel Reeves faces tough choices ahead of November’s Budget, with reports suggesting major changes to property taxation. Proposals under discussion include altering capital gains tax relief on higher-value homes, abolishing stamp duty (potentially replacing it with a new levy on home sales above £500,000), and reforming the council tax system. While these measures could raise billions, critics warn they may slow property transactions and create further complexities. Nothing has been confirmed yet, but the property market will be watching closely and we will let you know as soon as anything is confirmed.
Mannleys’ Advice for Buyers Right Now
Be Ready to Move – Get your mortgage Agreement in Principle lined up so you can act quickly when you find the right home.
Spot the Opportunities – With more homes on the market than we’ve seen in a decade, buyers have more choice and negotiating power than in recent years.
Think Long-Term Value – Focus on what really matters for your lifestyle – location, space, and outdoor areas – rather than short-term price fluctuations.
Negotiate with Confidence – Many sellers are realistic and open to offers, so don’t be afraid to have the conversation.
Stay Flexible – Survey valuations can sometimes differ, but with the right advice and approach, these hurdles can usually be overcome.
Keep an Eye on the Bigger Picture – Potential tax changes are on the horizon, but for buyers, that could mean acting now avoids uncertainty later.
Mannleys’ Advice for Sellers Right Now
Price Smart – Base your price on actual sold data, not just asking prices.
Present Perfectly – Professional photos, tidy gardens, and decluttered rooms attract more interest.
Move Fast – If interest is low after 2–3 weeks, review your price and marketing.
Highlight the Season – Make the most of summer appeal with fresh flowers, clean patios, and sunny garden shots.
Thinking of selling?
With our local expertise and track record we can help you achieve the best result in the current market. Contact us today for a free, no-obligation valuation.
Mannleys – delivering results that move you.