21/04/2026
Two auctions. Two cities. Both telling the same story.
London saw 60% of lots sell in March. One month later, the same auction house cleared just 36%. Liverpool recorded less than half of all lots selling before or on the day. These are not isolated results. They are consecutive data points tracking in the same direction, and that matters.
In this episode, Dominic Farrell breaks down what the falling clearance rates mean, why they are happening, and what they signal for distressed asset investors. The causes are not hard to identify: persistent geopolitical instability, elevated yield requirements, and a domestic political environment that has done little to inspire confidence. The cumulative effect is a widening gap between what sellers expect and what buyers are prepared to pay. That gap is now showing up publicly, in auction rooms, in real time.
The opportunity sits inside that gap. Motivated sellers, those facing probate, repossession, debt, or business failure, cannot wait for the market to recover. When the general buyer pool thins out, those sellers become more negotiable. More accessible. That is the dynamic this episode is about.
Dominic also sets out the four indicators he is monitoring to track whether this becomes a defined trend: clearance rates and their composition, the profile of sellers in the catalogue, days on market prior to auction instruction, and the gap between guide price and hammer price.
The next auction is the confirmation event. This episode explains exactly what to look for, and how to be ready when it arrives.
This episode is particularly relevant for investors exploring property auction courses or looking for mentorship in today’s changing market.
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Property Auctions Podcast "UK Auction Clearance Rates Are Falling — What the Data Is Telling Investors"
A few weeks ago I wrote about an auction where a significant number of lots failed to sell. At the time I was careful not to call it. One weak auction can be explained away. A thin room. Poor lot selection. A blip in the calendar. I said we needed to watch for a trend rather than declare it a one-off. The data since then has sharpened considerably. And I think it is time to say clearly what it is showing.
The Numbers
Let me start with the numbers, because that is where the story is.
London. March. 60% of lots sold on the day. April, same auction house, one month later. 36%. That is a 24-point drop in a single month. That is not noise. That is not a bad week. That is a material shift in market behaviour captured in a single statistic.
And it did not happen in isolation. A previous auction in Liverpool, less than half of all lots selling before or on the day. Two consecutive events. Two different cities. Same direction of travel.
Now. One data point is an anomaly. I am always careful about that. You can explain away a single weak auction. A thin room. A poor spread of lots. Bad timing around a bank holiday or a school half-term. I have seen all of those explanations deployed, sometimes legitimately. But two consecutive auctions, across two separate cities, both tracking in the same direction? That is a trend forming. And the next auction, whichever house, whichever city, is the confirmation event.
The clearance rate, the percentage of lots that actually sell out of the total offered, is the most direct measure we have of whether buyers and sellers are finding agreement on price. It strips out the marketing. It strips out the catalogue presentation. It just tells you: did a buyer and a seller find a number they could both agree on, or did they not? When it falls sharply, the answer is they did not. Right now, broadly speaking, they are not.
And I want to be specific about what the clearance rate is actually telling you, because not all failed lots are the same. A lot that passes with no bids at all is a different signal to a lot that attracts competitive bidding but fails to reach reserve. In the first case, the market has no appetite for the asset at any price near the guide. In the second, buyers exist but the seller's price expectation is too high. Both are concerning in different ways. The first suggests a structural problem with the asset or its pricing. The second suggests a seller who has not yet accepted where the market actually is. Right now we are seeing both. And that combination is significant.
I have been monitoring auction statistics systematically for years. Lot volumes. Clearance rates. Revenue raised per event. The ratio of withdrawn lots to passed lots. The direction of travel across the major houses I follow. The momentum was already shifting before these last two events. The numbers were softening at the edges. Not dramatically. But enough to notice if you were paying close attention. What we are seeing now is that softening accelerating. Across more than one auction house.
Why This Is Happening
You cannot look at clearance rates in isolation. They are a symptom. So what is causing this?
Two things. The macro environment, and the domestic political environment. And neither is helping sellers right now.
On the macro side, persistent geopolitical instability. The ongoing conflict in the Middle East feeding through into global inflation expectations and suppressing both consumer and investor confidence. Energy costs that remain elevated. Supply chain fragility that has not been resolved. It has simply moved further from the headlines. The cumulative effect of all of that is an environment where discretionary capital is cautious. Yield requirements have risen sharply. Buyers are demanding a significantly larger margin of safety before they commit.
In auction terms, what does that look like in practice? It looks like reserve prices set at levels the market is no longer prepared to meet. It looks like sellers who priced their expectations against 2021 or 2022 conditions walking into a room where the bids are coming in 15, 20, sometimes 25% below where they expected to land. The room has moved on. The sellers, in many cases, have not.
This matters because auction pricing is not like estate agent pricing. There is no renegotiation after the hammer falls. The price is the price. Which means the gap between expectation and reality becomes visible immediately and publicly. A passed lot is not a seller who said no to an offer in private. It is a seller who brought their asset to the most transparent pricing mechanism in the market and still could not find a buyer. That is a harder signal to dismiss.
Then there is the domestic political picture. Fiscal decisions that appear to have been made without adequate consideration of their impact on investment sentiment. No coherent strategy around planning reform. Policy announced and then reversed. The great Starmer U-turns. All of it contributes to the kind of uncertainty that professional investors price into their returns. When you cannot model the regulatory environment with any confidence, you demand a deeper discount. That discount requirement is showing up directly in the auction room in the form of lower bids and higher pass rates.
What This Means for Motivated Sellers
Here is the part that matters most if you are a distressed asset investor. And I want to spend some time on this because I think it is where most people miss the point.
When clearance rates fall, the market has not stopped. What it means is that the gap between seller expectation and buyer appetite has widened to the point where transactions are not completing. Some of those sellers will adjust. They will reduce their reserves. Accept lower offers. Come back next month with a more realistic price. Fine. That is the market working as it should.
But a proportion of those sellers will not have that luxury. And that proportion is the one you need to understand.
Motivated sellers, people selling because of financial pressure, probate, debt, repossession proceedings, business failure, relationship breakdown, they do not have the option of waiting for the market to recover. Their timescale is defined by their circumstances. Not by the price they would prefer. The executor of an estate does not get to hold out for a better market. The individual facing repossession proceedings does not get to say I will wait until 2027. The business owner in administration needs a transaction, and they need it to happen within a defined window.
When clearance rates deteriorate and the general pool of buyers thins out, here is exactly what happens. The discretionary sellers the ones who came to auction because it seemed like a good time, or because they were testing the market, those sellers pull back. They withdraw. They wait. But the motivated sellers cannot pull back. They are still there. And they are negotiating in a room that has fewer buyers in it.
That is the dynamic that creates opportunity. Not the falling prices in themselves. The combination of a seller who must transact and a buyer pool that has contracted. That combination, if you are positioned correctly, if you understand how to identify those sellers and approach them in the right way, shifts the balance of every negotiation materially in your favour.
And I will say it again because it needs saying. This is not a crash. This is not 2008. What I am describing is a repricing. A structural adjustment between what sellers want and what buyers are prepared to pay.
My argument, and I have been making it for some time, is more specific than "the market is falling." It is this: that 2026, and potentially into 2027, represents a structural buying window for investors with patience, capital discipline, and the analytical framework to distinguish between assets that are cheap for a reason and assets that are genuinely undervalued relative to their fundamentals. Those are two very different things, and confusing them is how investors lose money in markets exactly like this one.
The Indicators to Watch
So what should you be tracking? Here is exactly what I am monitoring, and what I would recommend you monitor alongside me.
First: clearance rates across the major residential and commercial auction houses. Not just the headline figure — the composition underneath it. As I said earlier, a lot that passes with no bids is a different signal to a lot that attracts bidding but fails to reach reserve. Both matter. But they tell you different things about whether the problem is pricing, appetite, or the asset itself.
Second: the profile of sellers. Specifically, probate and repossession instructions as a proportion of total lots in the catalogue. When these rise as a share of total supply, it tells you that financial pressure is beginning to drive the market rather than discretionary seller decisions. That is the supply-side condition that creates the best buying opportunities. When distressed supply is rising and discretionary buyers are retreating, you have the structural setup this strategy is designed for.
Third: days on market prior to auction instruction. When properties that might previously have sold through an estate agent are arriving at auction with increasing frequency, it tells you something important. Mainstream buyers are pulling back. Sellers are seeking the certainty and speed of the auction process over the optionality and drawn-out timeline of the open market. That shift in behaviour, when it becomes consistent, is one of the clearest leading indicators of a market transition.
And fourth: the gap between guide price and hammer price. Or increasingly, the absence of a hammer price altogether. Widening guide-to-hammer discounts on sold lots are a useful proxy for sentiment. They tell you how far the market is prepared to move off the published expectation. Rising pass rates are an even more direct signal. And when you start seeing lots withdrawn before the auction rather than allowed to pass in the room, that tells you sellers are beginning to lose confidence that even a reduced outcome is achievable. Watch for that.
Track those four things consistently across the next two or three auction events, and you will have a more accurate and more current picture of this market than the majority of people sitting in the room.
The Discipline This Requires
None of this is an invitation to buy indiscriminately. And I want to be direct about that, because buying cycles attract a certain kind of enthusiasm that can be as dangerous as it is energising.
The investors who perform consistently in a softening market are not the ones who simply buy more. They are the ones who buy better. Tighter criteria. Clearer exit strategies before the lot comes to the room. A rigorous and honest understanding of what they are paying for and why. No assumptions. No wishful thinking about what a property could be worth if everything goes well.
Keep your powder dry. Do not let enthusiasm for a buying cycle override the fundamentals of individual deal analysis. Be ruthlessly selective. The deals that look attractive at the surface level in a falling market often carry the structural problems that caused them to fail in the first place. A property that has sat on the market for six months, cycled through two auction houses, and is now back in the catalogue at a lower guide, there is a reason for that. Sometimes the reason is a motivated seller and an illiquid market. Sometimes the reason is a deal that does not stack. Know which one you are looking at before you register to bid.
Distress in the seller does not automatically mean value in the asset. That is perhaps the single most important sentence in this episode. Write it down if you need to.
But if you apply the right framework, if you understand how to read the data, identify the motivated sellers, assess the underlying asset correctly, and move with the confidence that comes from having done this properly — then what the current auction statistics are beginning to describe is exactly the kind of environment this strategy was built for.
Conclusion
I started this episode by saying I had been careful not to call a trend too early. Two auctions, I said. Two data points. Watch for the third.
That position has not changed. But the picture is sharpening. And the investors who will be best placed when the confirmation arrives are the ones preparing now. Not the ones who wait for certainty before they act, certainty in this market will arrive at the same time as everyone else. The advantage goes to the people who understood what the data was saying before the trend became consensus.
Watch the next auction. Watch the clearance rate. Watch the profile of what passes and what sells, and how far the hammer lands from the guide. And if the trend holds, be ready.
Everything I have talked about today, how to identify motivated sellers, how to assess distressed assets correctly, how to approach the auction process with a proper framework, it is all at distressedassets.co.uk. Come and find us there.
I will see you in the next one.
Property Auction Reference Guide: Key terms from the podcasts explained
Property Auction Terminology: A Guide to the Terms Used in This Episode
Clearance Rate
The percentage of lots that actually sell on the day out of the total number offered at auction. If 100 lots are listed and 60 sell, the clearance rate is 60%. It is the single most direct measure of whether buyers and sellers are finding agreement on price. A falling clearance rate means they are not.
Lot
Any individual property offered for sale at auction. Each lot has its own legal pack, guide price, and reserve price. Lots can be residential, commercial, land, or mixed-use.
Guide Price
The price published in the auction catalogue before the event. It is an indication of where the auctioneer expects bidding to start or settle, not a guarantee of the sale price. Guide prices are set to attract interest. They are not the reserve.
Reserve Price
The minimum price a seller will accept. It is set confidentially between the seller and the auctioneer before the auction. If bidding does not reach the reserve, the lot does not sell. The reserve is typically set at or just above the guide price, though this varies.
Hammer Price
The price at which the auctioneer brings down the hammer and the lot sells. At that moment, contracts exchange and the sale is legally binding. The hammer price is the definitive measure of what the market was prepared to pay on the day.
Guide-to-Hammer Discount
The gap between the published guide price and the price the lot actually sold for. A widening discount across multiple lots at the same auction indicates that buyer appetite is below seller expectation. It is one of the most useful indicators of market sentiment.
Passed Lot
A lot that does not sell at auction because bidding failed to reach the reserve price. A passed lot is not the same as a withdrawn lot. It went to the room, attracted some level of interest, but the seller's minimum price was not met.
Withdrawn Lot
A lot removed from the auction before the event takes place. Sellers withdraw lots for various reasons, a pre-auction offer accepted, a change of circumstances, or a loss of confidence that the reserve will be achieved. A rising number of withdrawn lots is a meaningful signal in its own right.
Auction Instruction
The point at which a seller formally engages an auction house to sell their property. Tracking how quickly properties are arriving at auction instruction, and whether they have previously sat on the open market, tells you something important about seller motivation and mainstream buyer appetite.
Days on Market
The number of days a property has been publicly listed for sale before it reaches auction. When properties that would previously have sold through an estate agent begin arriving at auction with increasing frequency, it indicates that conventional buyers are retreating.
Motivated Seller
A seller whose circumstances require them to sell within a defined timeframe, regardless of market conditions. Probate, repossession, debt, business failure, and relationship breakdown are the most common drivers. Motivated sellers cannot wait for a better market. That distinction is fundamental to distressed asset investing.
Probate
The legal process of administering a deceased person's estate. Where property is involved, it often needs to be sold to settle the estate. Executors are typically bound by legal and family obligations to complete the sale within a reasonable timeframe, which can make them motivated sellers in the true sense of the term.
Repossession
The legal process by which a lender recovers a property when a borrower has defaulted on their mortgage or secured loan. Repossessed properties are typically sold at auction because the lender requires a transparent, time-certain process. The lender's obligation is to achieve the best price reasonably obtainable, not to hold out for maximum value.
Distressed Asset
A property being sold under circumstances of financial or legal pressure, repossession, insolvency, probate, or forced sale. The distress belongs to the seller's situation, not necessarily to the asset itself. Understanding the difference between a distressed seller and a structurally problematic asset is one of the core skills this strategy requires.
Buying Cycle
A period in the market characterised by conditions that favour buyers over sellers. Falling clearance rates, rising pass rates, motivated seller supply, and contracting buyer pools are the indicators that signal the early stages of a buying cycle. Buying cycles do not announce themselves. They are identified through data, before they become consensus.
Yield Requirement
The annual return an investor requires relative to the purchase price before they will commit capital. When market uncertainty rises, investors demand higher yields, which means they are only prepared to pay lower prices for the same asset. Rising yield requirements translate directly into lower bids at auction.
Discretionary Capital
Money available for investment that is not committed or obligated elsewhere. In a cautious market, investors with discretionary capital become more selective, they hold back, demand greater certainty, and require a larger margin of safety before deploying funds. When discretionary buyers retreat, the buyer pool at auction contracts.
Margin of Safety
The buffer between the price paid for an asset and its assessed value. The larger the margin of safety, the more protection an investor has against valuation errors, unexpected costs, or adverse market movements. In a softening market, experienced investors demand a wider margin of safety before they commit.
Supply-Side Conditions
The characteristics of what is being brought to market and by whom. When probate and repossession instructions rise as a proportion of total lots, it indicates that financial pressure, rather than discretionary decision-making, is driving supply. That shift in the composition of supply is one of the clearest signals of a structural buying opportunity.
Want to learn more? Explore our property auction courses and mentorship programmes.
Dominic Farrell is the founder of Distressed Assets and the author of Property Auctions: Repossessions, Bankruptcies and Bargain Properties, the UK's number one bestselling book on property auctions, now in its fourth edition (2026). He runs a property auctions mentorship programme and courses available in London and live online.
[email protected]
https://www.distressedassets.co.uk/
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Have a deal you'd like Dominic to look at, or a topic you'd like covered in a future episode? Get in touch.
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