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Published: 13 August 2025

The second half of 2025 is here, and the housing market is still full of energy - and a few surprises. While the outlook for the rest of the year is cautiously positive, it’s not without its sticking points. Whether you're buying, selling, letting, or renting, here’s what you need to know about how the market is shaping up this July.

Confidence Grows, but It’s a Mixed Bag

House price trends have stabilised across most regions, with average values holding steady after last year’s modest dip. According to the latest UK House Price Index from HM Land Registry, average prices as of May 2025 (the most recent data available) the average house price in the UK is  £268,652,  and the index stands at  103.0.  Property prices have risen by 1.1% compared to the previous month and risen by 3.9%  compared to the previous year. 

Transaction volumes have also bounced back. The Bank of England reported that mortgage approvals for house purchases hit 61,000 in May 2025 - the highest monthly figure since late 2022.

This is being driven by both buyers and sellers becoming more confident in the outlook. With base rates now sitting at 4.0% and expected to reduce further by the end of the year, more people are looking to move while conditions remain relatively stable.

What Buyers Need to Know 

For buyers, the picture is improving. Mortgage rates have eased slightly in response to falling inflation and the Bank of England’s rate cuts. The leading two-year fixed mortgage have dropped to around 4.0%, marking its lowest point in almost three years, when rates hovered around 4.24%. Similarly leading five-year fixed prices are also at around 4.0%. Lenders are also adjusting their affordability rules. Loan-to-income caps are more flexible and some banks are extending repayment terms up to 40 years for younger buyers. Stress testing requirements - the ones that check if you can still afford payments at a hypothetical higher rate - are being gradually relaxed. That said, some affordability remains tight, especially in high-demand areas. Having your paperwork ready and a mortgage decision in principle sorted before viewing homes is still the best move.

What Sellers Should Expect

Sellers are finding more motivated buyers. However, there’s still a price sensitivity in the market. Overpricing can leave listings sitting stale.

With stock levels rising, the tide is shifting towards a more balanced market. Rightmove reports that the average time to secure a buyer has reduced to 55 days - down from 67 days a year ago - but only when the property is priced realistically.

If you’re thinking of selling, this is a good time to act. Mortgage rates are stable, demand is decent, and autumn always brings more competition. Getting listed now can help you beat the rush. Get in touch!

The Lettings Market: Still Under Pressure

Rental demand continues to exceed supply across most of the UK. Zoopla’s latest Rental Market Report shows average UK rents up 6.5% year-on-year, with some city centres seeing even higher jumps. In reality the increases tend to be at the cheaper end of the market.

While this might sound like good news for Landlords, there’s a fine line. Tenants are becoming more selective, and affordability is being tested. Many landlords are in wait-and-see mode as they prepare for the impact of the Renters Reform Bill, which is still making its way through Parliament. Key proposals include the abolition of Section 21 ‘no fault’ evictions and the introduction of a new property portal and ombudsman.

Final Thoughts: Make Your Move, But Stay Sharp

The property market in July 2025 is active and encouraging. Buyers levels are solid, sellers are benefiting from increased interest, and renters - while still facing tough competition - may soon see improved conditions if supply recovers.

Whichever side of the market you're on, preparation is everything. Have your documents in order, research the local area, and work with professionals who can guide you through the process. Things are moving - just not always at the same pace for everyone.

If you're planning a move soon, now’s the time to get organised. Speak with us - your most experienced Estate Agent in our part Surrey, sort your finances, and make sure you’re ready to act when the right property comes up. There’s a sense that confidence is returning, and that’s often when the best deals are done.

Nicholls Residential are your local property experts in our region of Surrey. Call us on any of the numbers listed below or email This email address is being protected from spambots. You need JavaScript enabled to view it. to chat with a member of our friendly and experienced team.

Chessington Office – 0208 391 1110

West Ewell Office – 0208 786 7879

Epsom (Town Centre) Office – 01372 730111

North Cheam Office – 0208 644 3480

Note: The information in this article is based on data as of June/July 2025 and may change. Always seek professional advice for specific circumstances.

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Published: 07 July 2025

It’s one of the busiest times of the year in the UK housing market, and this time, the news is looking better than many expected. There’s a renewed sense of movement from both buyers and lenders. If you’re thinking of buying, selling, or just keeping tabs on what’s going on, now’s a good time to get clear on the facts.

Positive Momentum, But No Quick Fixes

Activity across the board is up. Rightmove and Zoopla both report a steady rise in supply, demand, and transaction volumes compared to this time last year. Buyers are returning, sellers are feeling more confident, and deals are getting done.

If you’re currently exploring property for sale in Surrey, it’s a promising time to book viewings and make sure your mortgage options are in place. Stock levels are improving, which means a wider choice of homes and less fierce competition than we’ve seen in previous months.

Mortgage data backs up the trend with more buyers getting approved. The value of new mortgage commitments has also edged up, showing that buyers are willing (and able) to stretch slightly further to secure the right home.

That said, speed is still an issue. Around a quarter of purchases are taking 16 weeks or more to reach exchange. It’s a good reminder that being organised matters. A well-prepared buyer or seller has a much better chance of keeping things on track.

The Rental Market: More Pressure Ahead?

The lettings market continues to face pressure, with demand far outstripping supply. Rents remain high, and landlords are paying close attention to the upcoming Renters Reform Bill, expected to pass later this year. While it’s set to give tenants stronger rights, it may also push more landlords to sell up, which would further tighten the available rental stock.

Still, there are a couple of silver linings. Rent arrears remain below last year’s levels, and tenant demand is showing no signs of cooling. For landlords looking to restructure or exit the market, now might be the time to speak with us, your local estate agent in Surrey about local demand and pricing strategies.

Interest Rates: Moving in the Right Direction

One of the biggest confidence boosters in the current market is the direction of interest rates. After peaking at 5.25%, the Bank of England base rate has now dropped to 4.25%, and forecasters expect it to fall further in the coming months. There’s even talk of it dipping to 3.5% by the end of the year.

Some lenders have already started adjusting their mortgage rates in anticipation, making it an ideal time for buyers to lock in competitive deals. If you’re browsing property for sale in Surrey, this shift could give you just the headroom needed to make an offer.

Sell Now or Wait? Both Options Make Sense

There’s no one-size-fits-all answer to the question of timing your sale, but here are some factors to help guide your decision:

Why you might wait:

• Interest rates are set to fall again, which could boost buyers' confidence and budgets.
• You may be able to test a slightly higher asking price as the market strengthens.
• Buyers aiming to be “in by Christmas” often act quickly in late summer and early autumn.

Why acting now might be better:

• A temporary inflation spike is forecast for the autumn, which could unsettle buyers.
• The autumn Budget could create policy uncertainty.
• A surge in landlord sales (due to legislative changes) may increase local competition.

Whatever your choice, remember that the process itself can take months. Listing your home now doesn’t mean moving next week. It just means getting the wheels in motion and giving yourself options.

Mortgage Market Overhaul: What’s Changing and Why

Mortgage lenders are gradually introducing changes that reflect how buyers’ needs have evolved. While these updates won’t all hit immediately, they signal a more flexible future.

Loan-to-income ratios:
Lenders are becoming more open to lending slightly more to applicants with steady income, even if it’s lower, provided repayments remain affordable.

Stress test adjustments:
Some lenders are easing their ‘worst-case scenario’ interest rate checks, allowing more borrowers to qualify for larger loans.

Longer mortgage terms:
A 30-year term is now common, especially for first-time buyers. It keeps monthly repayments lower, which is often the key to affordability. From next year, rules should make it easier to shorten your mortgage term later without hefty penalties.

Product innovation:
Look out for green mortgages (linked to EPC ratings), home improvement loans, and extended fixed rate offers. A good mortgage broker can match you to the right deal for your situation.

As your local estate agent in Surrey , ask us to recommend a mortgage broker. We can connect you and make your search for property for sale in Surrey much smoother.

A Market That’s Starting to Move Again

A lot of the restrictions placed on lending were introduced in 2014, when the financial landscape looked very different. With house prices having risen sharply since then and wage growth lagging behind, buyers have been squeezed by outdated lending rules. The current changes aim to correct that and create a more realistic, fairer system for today’s borrowers.

Whether you're a first-time buyer, looking to move up the ladder, or considering a downsize, this market is finally showing signs of life after a period of uncertainty.

If you're planning a move soon, now’s the time to get organised. Speak with us - your experienced estate agent in Surrey, sort your finances, and make sure you’re ready to act when the right property comes up. There’s a sense that confidence is returning, and that’s often when the best deals are done.

Nicholls Residential are your local property experts for the Surrey area. Call us at any of our offices or email This email address is being protected from spambots. You need JavaScript enabled to view it. to chat with a member of our friendly and experienced team.

Note: The information in this article is based on data as of May/June 2025 and may change. Always seek professional advice for specific circumstances.

Chessington – 020 8391 1110

Epsom (Town Centre) – 01732 730111

West Ewell – 020 8786 7879

North Cheam – 020 8644 3480

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Published: 13 May 2025

We know there's nothing more important when you're selling or letting your home than giving the right first impression to prospective buyers and tenants! When your home is on the market it is vital to ensure other properties don't take the spotlight, for that reason it is essential the best estate agent for the job.

With this in mind, here are our expert tips to help you successfully sell your property this year.

Have Quality Images Taken Of Your Property

There's nothing more crucial than showcasing your property in its most attractive light. Choose an experienced estate agent in the area who will take photographs of your home to reflect its most appealing features. Properties with quality images benefit from over 90% more enquiries than those with less attractive images, so this is vital. Your property needs to be packaged in a way that is pleasing to the eye and appealing to the buyer.

When you instruct Nicholls Residential we always use professional camera equipment including high quality photography and superb 360 degree tours which make a huge difference.

Make Sure Your Estate Agent's Website Is Current

There's nothing worse than tumbleweed barrelling through an estate agent's website! It's vital your chosen estate agent has an up-to-date, easy to navigate website. Potential buyers should be able to find what they are looking for. Nicholls Residential website offers fast and easy searches that gets results for home sellers and buyers.

Check A Floor Plan Is Included In The Property Description

10% of buyers say they would refuse to view any property that doesn't have a floor plan available online. It's not all about room dimensions. Many buyers like to understand the layout of a property before they book a viewing. That means you must ensure that your estate agent offers this. Rest assured, we always include floor plans in our marketing as standard!

Market Your Home Via Social Media

Social media platforms are crucial in property marketing, so your estate agent should be promoting your home in this way. Most people begin their search for a new home online, so your property should be available for viewing on social media sites.

Nicholls Residential targets buyers who are specifically searching for properties just like yours through our social media marketing, helping generate more views for you.

Make Sure Your Home Is Advertised On Major Property Portals

Since most buyers today begin their search for estate agent online, it makes sense to ensure your chosen agent is featuring your home on property portals. Having high-quality marketing ensures that your home makes the best first impression to prospective buyers while encouraging more interest and views. Nicholls Residential is highly visible on the major property portals.

Check the Little Details!

It’s the personal touches that make all the difference. Your estate agent should be proactive and ready to seize every opportunity to show your home and sell it at the best price. Rest assured, as soon as your property is listed, we contact potential buyers and start booking viewings.

At Nicholls Residential we pull out all the stops to ensure all our listed properties in our part of Surrey receive maximum exposure and are presented in the best possible light.

If you're thinking of selling a property in Chessington, Epsom, West Ewell, North Cheam or the surrounding areas please don't hesitate to give us a call or send an email to This email address is being protected from spambots. You need JavaScript enabled to view it. to find out more about how we can help you.

Chessington – 020 8391 1110

Epsom (Town Centre) – 01732 730111

West Ewell – 020 8786 7879

North Cheam – 020 8644 3480

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Published: 06 May 2025

Nicholls Residential support Mental Health Awareness Week: 12–18 May 2025.

Whether you're a first-time buyer purchasing a property or preparing to sell a home full of memories, moving can stir up a whirlwind of emotions – and affect your mental health.

It’s exciting, yes - but it’s also known to be one of the most stressful life events. That’s why, during Mental Health Awareness Week, we’re considering the emotional side of moving home, and sharing seven practical ways to protect your peace of mind along the way.

1. Keep perspective

When house-hunting or dealing with viewings and negotiations, it’s easy to let small setbacks feel like major failures. Try to zoom out. Remind yourself why you're moving and what you're working towards. Things might not always go exactly to plan, but that doesn’t mean progress isn’t happening. Keep a flexible mindset because it makes the bumps easier to handle.

2. Don’t pin everything on ‘the one’

Found your dream property? Great! But don’t stop exploring just yet. Unfortunately, chains break, offers fall through and surveys throw up surprises. Having a Plan B means less stress if your top choice slips away. The same goes for selling - if your first buyer backs out, it doesn’t have to be game over.

3. Lean on people

Whether you're buying, selling, or doing both, don’t shoulder it all alone. Talk with your estate agent loop in family or friends, and don’t hesitate to ask professionals to explain things more than once. No question is silly when you’re navigating contracts, conveyancing, or mortgage jargon. If you're struggling emotionally, tell someone. You don’t have to wait until you’ve reached overwhelm to ask for support.

4. Prepare for twists and turns

Rarely does a move go exactly to script. Paperwork can cause delays. Survey results can surprise you. But none of this means you've failed - it’s just part of the process. Breathe through the hiccups. A calm head helps you problem-solve more effectively than panic ever will.

5. Celebrate small wins

Buying or selling a property isn’t just one decision - it’s dozens of small steps. So, when something goes right - your offer’s accepted, a valuation comes back clean, your buyer confirms - celebrate it! These wins keep you motivated and mark real progress on your path to moving day.

6. Get organised early

Disorganisation feeds stress. So, whether it’s viewing schedules, legal documents, or packing boxes, keep it all together. Make checklists, use a digital folder, and stay in touch with your estate agent and your conveyancing solicitor. Tidy plans lead to a tidier mind!

7. Protect your downtime

Don’t let your home move consume you. Watch a film. Go for a walk. Switch off your phone. Mental recharge isn’t optional - it’s how you stay steady through the chaos. During Mental Health Awareness Week, take it as a nudge to be extra kind to yourself.

Moving Mindfully

If you're buying or selling a property, remember - it’s okay to feel wobbly sometimes. The process isn’t just financial, it’s deeply personal too.

At Nicholls Residential, we understand the pressure that comes with moving home and we are always here to help make things clearer, calmer, and more manageable.

The theme for Mental Health Awareness Week 2025 is "community", focusing on celebrating the importance of strong social connections and supportive communities for mental health and wellbeing.