% Chance of Moving / Saleability

Saleability is not the moment a home is marked Sold Subject to Contract. It is the percentage of homes that make it from coming on to the market to exchange of contracts and legal completion, when everyone is legally tied in and the move happens.

These are the stats for UK property market 

• Up to £250k, 62.6% reach completion.
• £250k to £500k, 54.9%.
• £500k to £750k, 47.2%.
• £750k to £1m, 43.8%.
• £1m to £2m, 38.9%.
• £2m plus, 24.3%.

Why do the odds thin as price rises? 

Buyer pools are smaller, lending checks are tighter, affordability issues arise, estate agents over value more, chains are longer, survey issues bite harder, and decision times stretch. 

To improve your own chances, set a realistic asking price based on very recent completions, not wishes. 

Have funds and proof ready. Instruct your conveyancer early and complete all forms in advance. Gather documents like guarantees, planning consents, and warranties. Map the chain clearly and agree a simple update rhythm so problems are found and fixed before they grow.

Saleability begins before the home coms on the market and ends with keys in hands (and cash in the bank). That is the measure that matters, and that is where attention belongs

Percentage of Homes Owned Outright

 

Percentage of Homes Owned Outright  Understanding the makeup of homeownership in Huddersfield is important for anyone working in property. This graphic highlights the percentage of homes owned outright, without a mortgage. The darker blue areas show where a higher proportion of residents own their homes mortgage-free, while the lighter green shades indicate areas with fewer outright homeowners. This data doesn’t include those who own with a mortgage, or homes that are privately rented or owned by the local authority. That’s something we will cover in future updates. For now, this snapshot gives a useful indication of where the highest levels of equity sit in the town. Why is this relevant? Because people who own outright often have different motivations when it comes to moving. They’re not impacted by interest rates in the same way and may have more flexibility when it comes to timing and price. As a Huddersfield estate agent, we believe it’s important to understand these local patterns. It helps us provide better advice to buyers, sellers, and landlords. The more we know about who lives where and how they own, the better we can serve our clients

There has been a rise in the number of Huddersfield homes for sale, with 589 available today, up from 469 in July 2023. Meanwhile, buyer enquiries have also increased.

Huddersfield town centre + 2 miles.

This subtle increase in the supply of Huddersfield homes on the market offers Huddersfield buyers more choice and has helped prevent bidding wars that inflate prices. Yet demand remains strong, supported by population growth, longer life expectancy, lifestyle changes, and the ongoing desire for homeownership. This equilibrium of supply and demand is stabilising prices, not sending them into freefall. You see, one of the main reasons UK house prices dropped in late 2007 was the high level of homes on the market. In July 2007, there were 1,022 homes for sale in Huddersfield!

Meanwhile, the rental market is adding another layer of support. High rents have prompted many tenants to consider buying as a more cost-effective long-term option. This has boosted first-time buyer numbers, especially in areas where house prices remain relatively affordable, like Huddersfield. Some Huddersfield landlords are also exiting the market, which reduces rental stock, drives up rents further, and makes buying more appealing.

Of course, there are variations across the UK. Some parts of London and the South have seen a softening in house prices over the last few years, as affordability pressures and changes to stamp duty and landlord taxation have taken a greater toll. However, many regions, particularly those in the North of England, Northern Ireland, and parts of Scotland, continue to experience modest house price growth. Regional disparities will always exist, but they don't change the national picture, which is one of moderation, not meltdown.

Could a house price crash still occur?

It's not impossible, but the necessary conditions are not present. To see a genuine crash, we would need a perfect storm: a sharp rise in unemployment, a sudden spike in interest rates, a collapse in mortgage availability, and a wave of forced sales. None of those elements are currently on the horizon.

Even the risks that do exist, i.e. slower-than-expected rate cuts, changes to government housing policy, or economic shocks from abroad, would likely lead to stagnation or small dips, rather than a crash. The foundation of the UK housing market is far stronger than it was in 2008 or the late 1980’s. There is no subprime mortgage crisis, no rampant overborrowing, and no glut of unsold new builds.

In conclusion, although the UK housing market in 2025 is not without its challenges, the data and trends indicate a firm direction towards stability. A crash remains highly unlikely. Most regions are expected to experience slow but steady growth. Some pricier areas may dip slightly. But overall, the narrative for 2025 is one of cautious optimism. Buyers and sellers alike would do well to tune out the crash headlines and focus on what the numbers are saying.

If you're planning to move, buy, or invest this year, opportunities abound, especially if you understand your local market and take a long-term perspective. This is a normalising market, not a collapsing one.

Will There Be a Huddersfield House Price Crash in 2025?

In early 2023, most property forecasters anticipated a significant downturn in the UK housing market over the following two years. Halifax predicted an 8% drop in house prices, Savills went further at 10%, and Nomura Bank predicted a fall of up to 15%. While these gloomy forecasts grabbed headlines, the actual data tells a different story. According to the Land Registry …

UK house prices are 1.76% higher today than in January 2023, and Huddersfield house prices are 7.7% higher.

Now, as we are halfway through 2025, many are asking the same question again: will house prices crash this year? Based on current data and trends, the answer is no.

The first thing to note is that although there have been some slight dips in the national averages in early 2025, the falls have been modest. Nationwide reported a 0.8% drop in June (the most significant monthly dip in two years), and the Land Registry figures for April showed a 2.8% annual fall. However, this needs to be put into context. These figures follow a period of exceptional growth during the pandemic years; one shouldn’t expect the market to collapse, and it is now normalising rather than collapsing. Rightmove, which tracks asking prices rather than completed sales, reported a 0.3% drop in June, citing an increase in supply and fading of the stamp duty boost.

Also, Denton House Research uniquely track the £/sq.ft figures at the sale agreed date in the UK. The £/sq.ft figures track the Land Registry five months in advance with a 98% correlation. This means we know what will happen to the published Land Registry house prices five months in advance with a very high level of certainty. Five months ago, the pound per square foot for UK home sales agreed was at £338.67, and today it stands at £346.25 per square foot. Therefore, based on this calculation, UK house prices should be 2.24% higher by January than they are today. None of these points point to a crash.

Looking at the total number of property sales in Huddersfield …

In the first six months of 2024, 1,631 Huddersfield homes were sold subject to contract. In 2025, the figure climbed to 1,682 ... a sign of growing confidence in the market.

Huddersfield – HD1-HD5, HD7-HD8.

In fact, at the start of the year, most forecasters expected prices to rise moderately this year. Savills and the HomeOwners Alliance both project growth of around 4% in 2025. Zoopla has forecast a more cautious 2.5% rise, and Knight Frank predicts a similar increase. Capital Economics anticipated average house price growth of around 4% per year between 2025 and 2027. The consensus across the industry is for stability or a modest recovery, rather than a dramatic decline.

A key reason for the relative resilience of Huddersfield

house prices is the low mortgage rates.

After climbing to over 6% in 2023, rates have stabilised and are expected to continue to fall gradually through 2025. Many lenders have already dropped their fixed-rate deals below 4.5%, and further reductions are likely if the Bank of England continue to cut its base rate later in the year. This shift in affordability is expected to improve buyer sentiment and support price levels.

Crucially, the UK labour market remains strong. Unemployment is low, currently sitting at around 4.6%, and wage growth is holding steady at 5.2% per year. This means that most households can manage their mortgage payments, even with higher interest rates. There is little sign of the kind of financial stress that forces mass sales or repossessions, which typically precede major house price crashes.

Another critical factor is the increasing regulation of mortgage lending over the past decade. Since the introduction of the Mortgage Market Review in 2014, borrowers have had to demonstrate that they can afford repayments at interest rates significantly higher than those they are currently paying. This stress testing was designed to create market resilience, and it has been effective. Even at the height of ultra-low rates, new borrowers had to demonstrate that they could afford repayments of 6.5% or 7%. Now that rates have risen, most are already well-equipped to manage the change. The average stress test rate in 2024 was 7.5% to 8%, and borrowers continue to pass these checks.

There’s also more balance in the Huddersfield

property market.

Renters’ Rights Bill – Update for Landlords July 2025

Bill Progress – Still No Royal Assent

Although the Bill has already passed through the Committee and Report Stages in the House of Lords concluding on the 18^th July 2025 , the Government has now confirmed that its progression has been delayed.

 

The final stages — including the Bill’s return to the Commons and Royal Assent — are now expected to take place in the autumn when the Bill returns to the Commons in September.

 

Royal Assent is now likely to be granted before 16 September.

 

What This Means for You

The original implementation timeline for phased reforms starting in October 2025 is now under review.

 

What’s Still Proposed

While the timetable has slipped, the key proposed changes remain broadly the same:

1. Abolition of Section 21 ‘No-Fault’ Evictions

You will need to rely on updated and expanded Section 8 grounds, including possession for sale or landlord occupation.

 

1. All Tenancies to Become Periodic
   Fixed terms will be removed in favour of rolling agreements, although you will still have rights to regain possession with valid grounds though Section 8.

 

1. Rent Controls and Bidding Restrictions
   Rent increases will be limited to once annually with stricter notice rules. Open market bidding wars will be banned — the advertised rent must be the final rent.

 

1. Lifetime Deposit Scheme (Likely Not Mandatory)
   Intended to simplify deposit transfers between tenancies — the scheme will be optional for landlords.

 

 

1. Tenant Discrimination Rules giving stronger Tenant protection

No blanket bans on families with children or benefit recipients, but landlords can still decline pets with good reason.

 

1. Property Condition Requirements

The “Decent Homes Standard” and Awaab’s Law will raise minimum standards around health and safety, particularly damp and mould.

 

1. Landlord Ombudsman & PRS Database

A new landlord ombudsman and national PRS database are proposed, with increased enforcement powers for local councils. This gives you a  free, faster alternative to court for disputes

 

1. Tougher Penalties for Non-Compliance
   Fines and restrictions will be strengthened for those who breach rules or fail to meet standards.

 

 

What This Means for You

 

We’ll continue to monitor the situation closely and provide updates as the legislation progresses.

 

Although no immediate action is required, we recommend familiarising yourself with the proposed reforms and considering how they may affect your property strategy long term preparing for their likely introduction in 2026.

 

The delay gives you time to prepare and for the Government to respond to industry feedback — particularly on issues that risk unfairly penalising responsible landlords.

 

There is still opportunity for more  positive amendments before the Bill is finalised.

 

As always, our team is on hand to support you to navigate these changes. If you have questions or would like to discuss the implications for your portfolio, our lettings team is ready to support you.

 

The Value of a 4 Bed House

Understanding how house prices vary across the country gives useful context when making decisions about moving, investing, or simply staying put.

As an agent in Huddersfield, I like to keep an eye on both the local market and the bigger picture. This week, we have been looking at the average value of a four-bedroom home across the UK. 

Here’s how the regions stack up, from most expensive to most affordable:

·       London: £1,156,827

·       South East: £717,155

·       East Anglia: £615,113

·       South West: £586,372

·       West Midlands: £481,134

·       North West: £446,803

·       East Midlands: £436,501

·       Wales: £420,789

·       Yorkshire & the Humber: £419,341

·       Scotland: £363,334

·       North East: £334,032

·       Northern Ireland: £316,872

Huddersfield Rental Property Market: 5-Year Overview & What Landlords Should Expect in 2025

 

Huddersfield Rental Property Market: 5-Year Overview & What Landlords Should Expect in 2025 Over the past five years, Huddersfield’s rental market has undergone a major transformation — and if you’re a landlord, these trends matter more than ever. From 2020 to 2025, the average monthly rent in Huddersfield surged from £585 to £805 — a 37% increase. That’s even higher than the 35% national rise over the same period (from £1,331 to £1,803). Regionally, rents in Yorkshire and the Humber climbed 32%, from £757 to £1,003. So, how does this affect you as a landlord? Let’s take a closer look. 📈 Rents Rising, But Caution Creeping In Despite the strong upward trend, not all landlords are having it their way. As affordability tightens, some have had to cut asking rents — with 24% of listings across the UK undergoing price adjustments in 2025 alone. Still, Huddersfield tenants are paying substantially more than they were five years ago, even as the pace of increases slows. 🏘 Supply Hasn't Kept Up While rents have gone up, supply has edged down. Here’s the average number of new rental listings per month in Huddersfield over the last six years: 2020: 255 2021: 222 2022: 235 2023: 252 2024: 231 2025: 230 And while we’re back to seasonal peaks in spring and early autumn — especially October, thanks to the student market — the pandemic-era disruption still echoes in lower year-round volumes. Nationally, rental availability remains over 25% below pre-Covid levels, keeping the pressure on. 👀 What’s Happening Right Now in Huddersfield? Agents across town are still seeing strong demand, even if the frenzy of 2022–23 has eased. Good-quality listings are attracting multiple enquiries, thanks in part to Huddersfield's relative affordability compared to nearby cities. Vacancy rates remain low. And while supply is inching up, the gap between supply and demand remains significant. Unless that changes, rents are likely to keep rising — albeit more gradually. My forecast for Huddersfield? Another 3% to 4% growth in 2025. 🔍 2025 Outlook: The Pressures and Possibilities for Landlords Here’s what Huddersfield landlords need to watch in the year ahead — both the challenges and the opportunities. ⚠️ The Key Challenges 1. Big Regulatory Changes Are Coming The Renters’ Reform Bill could be a game-changer. It’s set to scrap Section 21 “no-fault” evictions and strengthen tenant protections — a major concern for landlords dealing with difficult tenancies. Plus, changes to EPC regulations could force landlords to invest heavily in older properties to meet energy standards. 2. Finance and Maintenance Costs Are Up Buy-to-let mortgage rates have jumped from 2–3% post-pandemic to 5%+ by 2024. While the Bank of England’s recent rate drop to 4.25% offers slight relief, inflation has pushed maintenance costs higher. Landlords now spend around 20% of rental income on upkeep. 3. Tax Is Squeezing Yields The removal of mortgage interest relief, tougher Capital Gains Tax rules, and the looming Making Tax Digital rollout are all eating into profits — especially for higher-rate taxpayers. In fact, 15.6% of homes listed for sale in Q1 2025 were previously rented properties — up from 9.8% a year earlier — a sign that some landlords are deciding it's no longer worth it. 4. Tenant Expectations Are Rising Today’s renters want more: better insulation, fast broadband, modern kitchens, and bathrooms. And with the cost-of-living squeeze, arrears remain a risk — especially for landlords managing tenancies themselves. 🌟 The Opportunities 1. Demand Remains Strong Huddersfield continues to offer good value for money, attracting young professionals, families, and students. Well-maintained homes are letting quickly with minimal voids. 2. Yields Are Better Than They’ve Been in Years With rents at historic highs, gross yields are strong, especially for landlords with little or no mortgage debt. Even those with mortgages are faring well if they've kept borrowing under control. 3. Less Competition As some landlords exit the market, those who remain are seeing less competition and better returns. There are even portfolio acquisition opportunities for landlords looking to grow — often with tenants already in place. (If you’re interested, I’m happy to consult our landlord database to find available properties.) 🧠 Final Thoughts for Huddersfield Landlords Huddersfield’s rental market continues to evolve — and while it’s not without challenges, there are still excellent opportunities for informed and proactive landlords. If you're managing your own properties or using another letting agent and want to talk strategy — from pricing to compliance to tenant retention — I’d love to help.