September 27, 2026

UK Property Market Weekend Update 27 September 2026: Rightmove Asking Prices

Last updated: September 27, 2026

A £2,441 jump in the average asking price sounds like good news until you notice that homes are still sitting unsold for over ten weeks and the supply of properties for sale is at its highest for this time of year in over a decade. That's the contradiction sitting at the heart of this week's UK property market weekend update 27 September 2026 Rightmove asking prices data, and it's exactly the kind of market Kingston-upon-Thames buyers and sellers need to read carefully rather than skim.

Quick Answer

Rightmove's September 2026 House Price Index shows average new seller asking prices rose 0.7% (£2,441) month-on-month to £367,440, the first monthly increase since May 2026, though prices remain 0.8% lower than a year ago[1][3]. The Bank of England held its base rate at 3.75% this month, and London asking prices climbed 1.8% to £657,775 while lagging regions grew faster. For Kingston sellers, this means realistic pricing still wins; for buyers, the autumn window offers genuine leverage.

Key Takeaways

National average asking price: £367,440, up 0.7% in September but down 0.8% year-on-year[1][3][8][9]
This is the first monthly rise since May 2026, ending four months of summer declines[8][9]
London asking prices average £657,775, up 1.8% month-on-month but down 2.6% annually[1][3]
Only around 61% of listed homes are finding a buyer, with stock at a 12-year high for the season[15]
Bank of England base rate held at 3.75%, keeping mortgage pricing broadly stable
Rightmove has downgraded its 2026 forecast to flat or down 2% by year-end[6][11]
First-time buyer average asking price sits at £225,199, with affordability still stretched[1][3]
Kingston-upon-Thames tracks London's premium-suburb pattern: price resilience but longer marketing times

What Are House Prices This Week Rightmove September 2026

Rightmove's mid-September data, published 21 September 2026, put the national average new seller asking price at £367,440, a 0.7% monthly gain[1][3]. This followed four consecutive months of falling asking prices through the summer, so the rise counts as a genuine change in direction rather than noise.

The increase amounts to £2,441 added to the typical asking price in a single month[2][9]. Context matters here: sellers pulled prices back over summer as stock built up, and September's uptick reflects the usual autumn relisting pattern, where agents and sellers test the market again after the school-holiday lull[10]. It is not, on its own, evidence that the housing market has turned a corner.

UK Property Market Update: Latest Asking Prices in Detail

The latest Rightmove figures confirm a modest recovery, not a rebound. Average asking prices remain 0.8% below where they stood a year ago and roughly 2.3% below the level seen at the start of summer 2026[3][8][11][15].

Three numbers frame the picture:

Metric	Value	Change
National average asking price	£367,440	+0.7% MoM, -0.8% YoY
Homes for sale	12-year seasonal high	Rising supply
Sales conversion rate	Approx. 61%	Below historical norm

Analysts covering the release describe September's bounce as "modest" rather than a market turning point[3][8][11][15]. A market where prices tick up while sale rates stay weak is one where sellers are testing higher figures rather than seeing genuine demand-driven inflation.

How Much Are Homes Selling for Right Now UK

Homes are selling below their original asking prices in most regions, and it's taking longer to agree a sale than it did twelve months ago. Average time on market in September 2026 ranges from the mid-60s to high-70s in days depending on region, with London averaging around 78 days and most other UK regions between 64 and 72 days[1][3][12].

This matters for anyone benchmarking against asking prices alone. Asking price data measures what sellers hope to achieve, not what buyers actually pay. Sold prices, tracked separately by Nationwide and Halifax through completed mortgage transactions, still show modest annual growth even as Rightmove's asking-price index eases[11]. That gap between "listed at" and "sold for" is currently wider than usual, a sign that sellers need to adjust expectations to match a slower-moving buyer pool.

Rightmove Price Index Weekend Report September 2026

The Rightmove House Price Index published for late September 2026 confirms the national picture: a 0.7% monthly rise to £367,440, alongside stark regional variation and a forecast downgrade for the rest of the year[1][3][6]. This weekend's data release is the most recent snapshot available and should be read alongside Halifax and Nationwide's completed-sales indices for a fuller view of where transactions are actually landing.

Rightmove's own commentary trims its 2026 outlook to a range of flat to down 2% for average asking prices by December, a notable downgrade from earlier in the year[6][11]. That forecast reflects the combination of high stock levels, cautious buyer sentiment, and a mortgage environment that, while stable, isn't stimulating the kind of demand surge needed to absorb current supply.

Are House Prices Going Up or Down This Week

Nationally, asking prices went up this week and this month, but the underlying trend for 2026 points down. September's 0.7% rise is real, but it sits inside a year where prices are 0.8% lower than twelve months ago[1][3][8]. Treat the monthly figure as a seasonal correction, not a reversal of the broader softening trend.

Buyer demand has also firmed slightly. Rightmove reported buyer activity up roughly 5% in the first week of September compared with recent norms, consistent with the traditional "autumn bounce" sellers count on each year[8][10][13][14]. Whether that demand converts into completed sales at asking price, or forces further discounting, will become clearer through October.

Which Regions Have the Highest Asking Prices UK 2026

London remains by far the most expensive region, with an average asking price of £657,775, while the North East sits at the other end around £199,973, a gap of nearly £460,000[1][3][12]. That's the widest structural divide in the UK market and it shapes very different buying strategies depending on where you're searching.

Regional snapshot from the September 2026 index[1][3][12]:

London: £657,775 (+1.8% MoM, -2.6% YoY)
South West: £378,323 (flat MoM, -1.1% YoY)
Wales: £268,610 (-0.4% MoM, +0.4% YoY)
Yorkshire and The Humber: £259,162 (+1.3% MoM, +0.2% YoY)
North East: approximately £199,973 (lowest average)

Choose London and the South East if you need proximity to employment hubs and are prepared for higher entry costs and longer marketing periods. Choose Yorkshire, Wales, or the North East if affordability and yield matter more than commute times.

How Do This Week's Prices Compare to Last Month

Prices are up 0.7% compared with the previous month's Rightmove figures, marking the first monthly increase since May 2026 after four straight months of decline[8][9]. Before September, the market had been softening steadily through June, July, and August, a pattern typical of summer holiday slowdowns compounded this year by unusually high stock levels.

The month-on-month comparison also hides regional divergence. London rose 1.8% month-on-month, outpacing the national average, while Wales actually dipped 0.4% over the same period[1][3][12]. A single national headline figure rarely tells the full story, which is why regional and even borough-level data matters more for practical decision-making.

First-Time Buyer Prices September 2026 UK

The average asking price for a typical first-time buyer property in September 2026 is £225,199, according to Rightmove's data[1][3][6]. Illustrative affordability guidance places sustainable borrowing around 4.5 times single or joint income, meaning many first-time buyers still need deposits well above minimum thresholds to make numbers work in higher-cost regions.

Affordability pressure remains the defining first-time buyer story of 2026 despite headline price softening nationally. A modest monthly price rise doesn't undo the accumulated effect of several years of price growth outpacing wage growth, particularly in London and the South East.

London Property Prices Weekend Update

London's average asking price stands at £657,775 this week, up 1.8% on the month but down 2.6% year-on-year, reflecting a capital market that is repricing gently downward over twelve months while still seeing seasonal upward pressure in September[1][3]. For outer London and SW London boroughs, the picture tracks closely with the wider capital trend: resilient values, longer time on market, and buyers negotiating harder than a year ago.

Kingston-upon-Thames: The SW London Angle

Kingston-upon-Thames sits within the broader SW London market that mirrors London's headline pattern: prices holding up better than the national suburban average, but transactions taking longer to close and buyers increasingly price-sensitive on anything not immaculately presented. Family houses near good schools and the river continue to attract steady interest, while flats and properties needing modernisation are sitting longer, consistent with the roughly 78-day average marketing period reported for London this month[1][3].

Local estate agents report that well-priced three and four-bedroom homes in Kingston, Surbiton, and New Malden are still generating multiple viewings within the first fortnight of listing. Overpriced stock, by contrast, is drifting toward the 12-week-plus mark before sellers accept a price cut. This split matches the "market splitting in two" pattern that brokers describe nationally, where affordable and accurately priced homes still move while ambitious asking prices linger[12][15].

For anyone buying an older Kingston property, particularly Victorian and Edwardian terraces common across the borough, a thorough structural check before exchange is not optional in a market where buyers have room to negotiate on survey findings. Understanding what affects a property valuation helps set realistic expectations before an offer goes in, and reviewing common property defects found in London building surveys gives a useful checklist of what to watch for during viewings.

Why Are Asking Prices Different from Sold Prices

Asking prices reflect what sellers hope to achieve when a property is listed; sold prices reflect what buyers actually agree to pay at completion, often weeks or months later and frequently below the original listing figure. Rightmove's index tracks the former, while Nationwide and Halifax track completed mortgage transactions, which is why the two sets of figures can tell different stories in the same month[11].

In September 2026, this gap is wider than usual because supply is high and sale conversion is running around 61%[15]. A seller can list at an ambitious figure, gather feedback, and reduce the price before agreeing a sale, meaning the final sold price can sit well below the original asking figure. Buyers should treat every asking price as a starting point for negotiation, not a fixed value.

Best Time to List a House September 2026

Late September and early October remain the strongest listing window of the second half of 2026, based on the seasonal demand uptick Rightmove reported for early September[8][10][13][14]. Sellers who missed the spring market and held off during summer are now competing for buyer attention during this traditional autumn surge.

Decision rule: list now if the property is in good condition and priced in line with recent comparable sales in the area. Hold off, or invest in presentation first, if the home needs visible repair work, since buyers in a high-supply market will simply move to the next listing rather than negotiate around obvious defects.

How Accurate Is Rightmove Asking Price Data

Rightmove's asking price index is accurate as a measure of seller intent and listing trends, but it is not a direct proxy for actual transaction values. It draws on the full national database of new listings each month, giving strong coverage and consistency, but it captures what sellers ask for, not what buyers eventually pay[1][3].

For a fuller picture, cross-reference Rightmove's asking price trends with Halifax and Nationwide's mortgage-completion indices, which track actual sold prices and currently show more modest annual movement than the asking-price swings suggest[11]. Relying on asking prices alone can overstate both gains and losses in a fast-moving month.

Property Market Forecast Rest of 2026

Rightmove now expects average UK asking prices to end 2026 somewhere between flat and down 2% compared with the start of the year, a downgrade from more optimistic early-2026 forecasts[6][11]. This reflects sustained high stock levels, cautious buyer sentiment, and a mortgage market that remains stable but not stimulative.

With the Bank of England holding its base rate at 3.75% this month, mortgage pricing is unlikely to see dramatic swings before year-end. Buyers and sellers should plan on a market that stays broadly steady into winter, with regional divergence continuing to matter more than the national headline figure.

Cheapest Areas to Buy Property UK Right Now

The North East offers the lowest average asking prices in the UK at roughly £199,973, followed by Yorkshire and The Humber at £259,162 and Wales at £268,610[1][3][12]. These regions combine lower entry prices with, in some cases, positive annual growth, making them worth a look for buyers prioritising affordability over location convenience.

Edge case: lower average prices don't always mean better value once you factor in local employment prospects, rental demand, and resale liquidity. A cheap property in a low-demand area can be harder to sell later than a pricier one in a strong market like Kingston or wider SW London.

Actionable Next Steps for Kingston Buyers and Sellers

For sellers:

Price against recent sold comparables, not last year's asking prices.
Expect a marketing period closer to 10-11 weeks if the home isn't immaculately presented.
Address obvious defects before listing; buyers in a high-stock market have plenty of alternatives.
Consider a pre-sale valuation to sanity-check pricing. A Red Book valuation report provides an independent benchmark.

For buyers:

Use the wider gap between asking and sold prices as negotiating room.
Book a RICS building survey before exchange, particularly on Kingston's older housing stock. Book a Kingston RICS building survey to identify structural issues before committing.
Budget realistically against first-time buyer affordability bands if borrowing near the 4.5x income threshold.
Check how much a building survey costs and structural survey pricing early in the process so survey costs are factored into your offer strategy.
If buying a leasehold flat, review how a short lease can devalue a property before finalising an offer.

FAQ

Did Rightmove asking prices rise or fall in September 2026?
Rightmove asking prices rose 0.7% month-on-month to £367,440 in September 2026, the first monthly increase since May, though prices remain 0.8% lower than a year earlier[1][3][8].

What is the current Bank of England base rate?
The Bank of England held its base rate at 3.75% this month, keeping mortgage pricing broadly stable heading into autumn 2026.

Is London more or less expensive than the national average?
London's average asking price is £657,775, nearly £290,000 above the national average of £367,440, though London prices are down 2.6% year-on-year[1][3].

Why is my house taking longer to sell than expected?
Average time on market has risen to the mid-60s through high-70s in days depending on region, driven by a 12-year seasonal high in homes for sale and only around 61% of listings converting to a sale[1][3][15].

Should Kingston sellers list now or wait?
Late September into October is historically a strong listing window due to seasonal buyer demand, but only for accurately priced, well-presented homes; overpriced stock is sitting far longer this year[8][10][15].

How reliable is Rightmove data compared with Halifax or Nationwide?
Rightmove tracks asking prices at the point of listing, while Halifax and Nationwide track completed sale prices through mortgage data; use both together for a complete picture rather than relying on asking prices alone[11].

Conclusion

September's 0.7% asking price rise offers sellers a reason for cautious optimism, but the underlying data, longer time on market, record seasonal stock levels, and a 61% sale conversion rate, tells a more measured story. Kingston-upon-Thames buyers and sellers should treat this UK property market weekend update 27 September 2026 Rightmove asking prices report as a signal to price accurately and negotiate realistically, not as confirmation that the market has turned decisively in either direction.

Sellers should benchmark against sold prices, not just competitor listings, and consider an independent valuation before setting a figure. Buyers have genuine room to negotiate in the current environment, and should protect that position with a proper structural check before exchange. Book a Kingston RICS building survey to move forward with confidence on your next purchase.