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Robins Estates

We specialise in selling homes, souring properties and property management. We sell homes and source properties.

28/08/2026

The Average House Price Number That Is Lying to You (And the One That Is Not)

Here is a question that catches almost everyone out: what does the "average" house price actually tell you? The honest answer is, often, not much.

Take London. The average asking price right now is a dizzying £802,948. But the median, the price of the home sitting bang in the middle, where half cost more and half cost less, is £525,000. That is a gap of nearly £278,000. So which number is real? The median. The average is being hauled skyward by a small number of multi-million-pound mansions that most buyers will never look at, let alone buy.

Think of it like a room of ten people earning £30,000 each. A billionaire walks in. Suddenly, the "average" wage is millions, but nobody in that room is any richer. That is exactly what luxury homes do to the average house price.

You might ask why we have posted this.

In the final week of August and the first week of September, the average asking price of properties coming onto the UK market will rise by approximately £80,000. Why? The South West London property market is particularly quiet during July and August, even allowing for the usual school holiday slowdown. Then, across those two weeks, around 5,000 South West London homeowners put their properties on the market.

Because property values in these areas are so high, those new listings have a significant effect on the UK-wide average. When a typical three-bedroom terraced house sells for between £800,000 and £1 million, it does not take many new listings to pull the national average sharply upwards.

So next time you see an "average" price, ask what is hiding behind it.

25/08/2026

The UK Property Market Just Hit the Summer Brakes

The UK property market cooled last week, with 21,785 homes sold stc. That is a drop of over 11% from last week & below the ten-year Week 31 average of 25,400, yet activity remains 10.6% ahead of the same point in 2023.

Another 31.5k UK properties came onto the market, taking the 2026 total to more than 1.13 million. Buyers now have 767,307 homes to choose from, meaning sellers face plenty of competition for attention.

Pricing remains crucial. For every home selling each month, there are seven that don’t. Let’s not forget, only 1 in 2 (50.8%) of properties leaving estate agents’ books
sold (ie the home owner moved), the remaining 49.2%, withdrawing unsold. The average home sold stc last week was priced at £360k, with an average agreed figure of £343 per square foot

The market has not disappeared. It has simply become less forgiving. Homes that launch at a sensible price and are marketed properly can still attract buyers. Those that
test the market too aggressively risk becoming part of next month’s price-reduction statistics.

23/08/2026

Here are some interesting statistics on where Britain lives.

Terraced and town houses are the most common property type, accounting for 27.7% of Britain’s housing stock. Semi-detached homes follow closely behind at 24.6%, while flats make up 22.0%.

Detached houses represent 17.9% of homes, with bungalows accounting for the remaining 7.7%.

What makes these figures particularly interesting is how evenly spread the main property types are. There is no single type of home that overwhelmingly dominates Britain’s housing landscape.

Of course, these are national figures. The mix will vary considerably from one area to another, depending on local history, development patterns, available land and housing demand.

Some places around Britain are dominated by Victorian terraces, others by post-war semis, modern flats, detached family homes or bungalows. That local housing mix helps shape property values, buyer demand and the way each local property market behaves.

17/08/2026

Once you have agreed a sale on your home, you or the buyer can withdrawal from the sale until exchange of contracts. Exchange of contracts is the point at which the sale becomes legally binding. Completion usually follows a few days later, when the money is transferred and the keys are handed over.

The decade long term average of sales that fall through is 24.2%, so it’s really important to get exchange of contracts as soon as possible to secure the sale. Across Great Britain, 58.6% of home sales exchange contracts within four months, but the regional picture shows a clear north-south divide.

At the top of the table is Scotland, at 77.5%, where the equivalent legal stage is the conclusion of missives. The North East follows on 72.2%, with Yorkshire and The Humber at 69.1% and Wales at 66.1%. The East Midlands posts 64.0%, the West Midlands 62.9%, and the North West 61.6%. All of those areas sit above the national average.

By contrast, the south is notably slower. The South West is at 52.4%, the South East 48.3%, the East of England 46.8%, and London trails at just 43.4%. That means the gap between Scotland and London is more than 34 percentage points, a huge difference in how quickly sales become legally secure. A lot of that delay in London is down to the high proportion of apartments which are leasehold (which require a lot more legal work).

It is also important to remember these figures are cumulative, not standalone. They show the proportion exchanged by the end of month four. In fact, the single most common standalone month for exchange is month six.

For buyers and sellers in Nottingham, the lesson is simple. Sale agreed is only the start. Keeping the chain moving is what gets a move over the line.

30/06/2026

What Britain’s EPC Ratings Mean for Nottingham Homeowners

Energy efficiency is becoming an increasingly important part of the housing market, not only because of environmental concerns, but because of the impact on household bills. An analysis of Energy Performance Certificates (EPC) across the UK shows the percentage of homes in each region rated A, B or C, with A being the most energy efficient.

London leads the way, with 59% of homes achieving one of the three highest ratings, closely followed by Scotland at 58%. London’s position is partly explained by its large number of flats, apartments and more recently constructed developments. These homes are generally smaller, easier to heat and built to more modern energy-efficiency standards.

Scotland’s figure is particularly interesting. However, direct comparisons should be treated with some care, as the EPC assessment methods, housing policies and reporting systems used in Scotland are not always identical. At the other end of the table, Northern Ireland has just 36% of homes rated A to C. Its older housing stock, greater number of rural and detached properties, and continued reliance on oil-fired heating all contribute to the difference.

Across England and Wales, most regions sit within a relatively narrow range of 48% to 52%. That suggests the type and age of a property can often be more significant than its geographical location.
For buyers, an efficient home may mean lower running costs. For sellers and landlords, improvements such as insulation, modern heating systems and better glazing could make a property more appealing, particularly while energy costs remain high.

Here in Nottingham, an EPC should therefore be viewed as more than another document in the sales or lettings process. It can provide a useful indication of what a home may cost to run, as well as where future improvements could be made. This is important because while the EPC rating is not at the top of most buyer’s wish lists, as energy becomes more expensive, that could change in the future. If you would like to discuss anything to do with EPCs and the local property market, do not hesitate to pick up the phone.

11/06/2026

UK Property Market Week 20 2026: Buyers Still Buying… But Sellers Keep Coming

Week 20 proved the UK housing market still has momentum.

27,197 homes sold STC last week, well above the long term Week 20 average, despite a second Bank Holiday month slowing normal routines. Buyers are still active and year to date sales remain ahead of 2024. But supply continues to surge.

Almost 40,000 new homes hit the market last week, keeping available stock levels above 730,000 homes nationwide. Buyers now have more choice than they have had for years and that changes seller behaviour completely.

This remains a market where presentation and pricing matter more than ever.

Only 14.6% of homes on the market found a buyer in the last month, while 13.1% reduced their asking price. Too many sellers are still chasing yesterday’s price instead of today’s market.

The encouraging news is values remain firm.

The average UK home sold STC last week at £368k and £358 per sq ft, both holding broadly in line with 2025 averages.

Bottom line? Buyers are out there. Homes are selling. But sellers who ignore competition are simply becoming the benchmark that makes correctly priced homes look irresistible.

28/05/2026

For all the noise surrounding the world right now, inflation, higher mortgage rates, wars, political uncertainty and a cost of living squeeze, the UK housing market continues to show remarkable resilience.

Between mid April and mid May this year, more than 104,000 homes were sold subject to contract across the UK. Yes, that is below the extraordinary post Covid surge of 2021, yet strip away the boom years and lockdown distortions and a different picture emerges. The British public are still moving home in surprisingly healthy numbers.

The market is not booming, yet neither is it broken. Buyers are still buying, sellers are still selling, and life continues to move on.

23/05/2026

UK Property Market for Week 19 confirms something important. Buyers have returned after the Bank Holiday slowdown, with gross sales jumping back to 27k homes sold STC and net sales climbing strongly to 21.8k.

Yet the real pressure point remains supply. With 41.8k new listings hitting the market in a single week, making 731k homes on the market for sale, seller competition is intensifying across much of the UK.

That means correctly priced homes are still attracting strong interest, while overpriced properties risk becoming invisible amongst the growing choice available to buyers.

Interestingly, despite April transaction numbers sitting 2.2% lower than a year ago, average achieved house prices per square foot are actually 2.2% higher, suggesting realistic, well presented homes continue to sell well in a crowded market.

15/05/2026

UK Property Market Week 16 2026: More Homes on the market, More Sales, but the Squeeze Continues

Week 16 builds on the post Easter rebound, but adds another layer to the story. This is no longer just a market that has bounced back, it is one where pressure is starting to show.

New listings have climbed again to 40,178, well above the long term average of 31.7k for this time of year. That has pushed total available homes to 716,943. Buyers now
have serious choice, and that changes behaviour. They do not need to rush, and they do not need to compromise.

Yet demand is not the issue.

Sales agreed came in at 26,394, comfortably ahead of the 10 year average of 23.2k for Week 16. Year to date, agreed sales are running 4.5% ahead of 2024. The market is working. Deals are being done.

But the gap between those homeowners who succeed and those who do not is widening though.

13.2% of homes have reduced in price in the last month. Even though that is not enough, that is the market correcting over optimism. At the same time, 15.5% of homes on the market are securing a buyer each month, almost exactly in line with long term norms.

And the harsh truth remains.

Only just over half of homes, 53.4%, actually go on to sell and complete. The rest fall away.

So, what does Week 16 really tell us?

Not that the market is weak. Far from it.
�It tells us the market is disciplined. Buyers are active, but they are forensic.

They will pay the right price, not the hopeful one.
More listings mean more competition.

More competition means sharper pricing. There is still plenty of business being done.

But there is absolutely nowhere to hide. Get the price right, and you move.

Get it wrong, and you sit and watch everyone else sell.

24/04/2026

UK Property Market Is Heating Up - But Are Buyers Keeping Up? 📈🏡

The UK property market is showing strong momentum:

➡️38,376 new properties hit the market last week
➡️£357k average home price for properties sold (STC)
➡️£1,732 average UK rent per month
➡️23,392 homes sold (STC) last week
➡️13.2% of homes reduced in price in the last month
➡️77 days average time to sell a house
➡️3.75% Bank of England base rate

With 716,943 homes currently for sale and 6.2% more homes sold compared to last year, the market is offering more opportunities for both buyers and sellers.

But here’s the big question…
Are we seeing a buyer’s market forming - or just increased competition?

👇 What do you think?
Are you planning to buy, sell, or invest this year?

Comment below and let’s discuss.

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