Mannleys Market Update – August 2026
Welcome to this month’s property market update from Mannleys Sales & Lettings. Here’s a roundup of where things stand right now — and what to keep an eye on in the coming months.
The sales market: active, but increasingly price-sensitive
The sales market remains steady, although buyers are taking more time over their decisions and paying close attention to value.
The average property price in Telford and Wrekin was £221,000 in June, representing annual growth of 1.3%. This compares with growth of 2.6% across the West Midlands and 2% nationally. These figures point to a stable local market rather than one experiencing significant rises or falls. (Office for National Statistics)
Buyer demand has softened nationally, with Zoopla reporting that sales agreed were 7% lower than a year earlier. However, serious buyers remain active. The key difference is that they now have more choice and are less willing to overlook an ambitious asking price.
For sellers, accurate pricing matters. Properties launched at a figure supported by recent local sales are still attracting viewings and offers. Those priced on the basis of what the market may have achieved several years ago are taking longer to sell and are more likely to require a reduction later.
A price reduction does not always mean a property was worth less than expected. More often, it means the original launch price did not encourage enough buyers to act. Getting the price and presentation right from the start gives a property its strongest chance of securing early interest.
What does this mean for buyers?
Greater choice gives buyers more time to compare properties and negotiate, but it does not mean every seller will accept a reduced offer. Well-presented homes in desirable locations are still generating competition when priced correctly.
Mortgage costs continue to influence affordability, so buyers should have an up-to-date Agreement in Principle before viewing seriously or making an offer. Mannleys works closely with Elevate Mortgage Group, whose advisers can help buyers understand their borrowing position and sellers assess the affordability of their onward move.
For anyone planning to move during the final quarter of the year, reviewing finances now could prevent delays when the right property becomes available.
The lettings market: local rents continue to rise
The rental market remains strong, with demand continuing to exceed the number of well-presented homes available.
Average private rent in Telford and Wrekin reached £861 per month in July, up 7.1% from £804 a year earlier. That increase was considerably higher than the 4.5% recorded across the West Midlands.
The local averages now stand at:
£600 per month for a one-bedroom property
£771 per month for a two-bedroom property
£954 per month for a three-bedroom property
£1,357 per month for a property with four or more bedrooms
These are broad averages rather than valuations. Location, condition, energy efficiency, parking, outside space and the standard of presentation can all have a significant effect on the rent a property will achieve.
Nationally, Rightmove reported that the number of available rental homes fell below the previous year’s level during the second quarter of 2026. The average rental property received ten enquiries — lower than the extreme levels seen in 2022, but still twice the pre-pandemic average. (Rightmove Rental Trends Tracker)
What does this mean for landlords?
Strong demand and rising rents are positive signs, but tenants are becoming more price-conscious. A property still needs to be well maintained, properly presented and priced in line with the local market.
Landlords should review their rent alongside the condition of the property, current demand and the quality of the tenancy. The highest possible rent is not always the best commercial decision if it results in a longer void period or the loss of a reliable tenant.
Buy-to-let borrowing costs also remain higher than a year ago, despite some recent improvement. Existing and prospective landlords should review the full cost of borrowing, management, maintenance and compliance before making investment decisions.
Looking ahead
The autumn market should bring a renewed focus from people who paused their plans during the summer. However, activity will continue to be shaped by mortgage affordability, consumer confidence and realistic pricing.
For sellers, the strongest approach is to launch with clear evidence behind the asking price. For buyers, it is important to have finances checked before making an offer. For landlords, regular rent and portfolio reviews will help ensure each property remains competitive and commercially sound.
Whether you are considering selling, buying or letting a property, Mannleys Sales & Lettings can provide a clear assessment based on what is happening in your local market — not just the national headlines.
Market figures were correct at the time of writing and are based on published averages. Individual property values and rental assessments will vary.
