Should I Sell My House in Greater Manchester Now?

If you’re thinking about a house move, the question ‘should I sell my Greater Manchester house now?’ is a difficult call.

The property market has experienced fluctuations in recent years, but sales are being agreed at the fastest rate in four years. With interest rates decreasing, there is less caution from buyers, pushing increased sales.

While there is a relatively hot selling market in many areas of the north of England going into Q3 of 2025, your decision to sell should always be guided your circumstances and motivation to move. However, there are some additional things to think about.

Your decision to sell should always be guided your circumstances and motivation to move. However, there are some things to think about. Our experience of selling homes in the Rochdale areas of Bamford, Milnrow, Littleborough, Newhey and Nordon mean we’re well versed in the pros and cons of selling now v waiting a while. To help you mull over the decision, we ask the questions should I sell my house now?

Should I Sell My House Now Or Wait Until 2026?

Ultimately, it depends on your circumstances whether you should sell now or wait another year. With house prices in the north west of England experiencing a good rate of growth in 2025, and a likelihood that more affordable houses will continue growing in value, you could get a higher price in 2026.

However, if you are looking to buy another property that will be more expensive, house price growth could mean that you will lose out financially if you wait until 2026 to sell.

The value of your property may also affect whether now is a good time to sell, with current market performance showing that sales of properties priced at over £500,000 have slowed down.

Will House Prices Fall This Year?

The first half of 2025 indicates that the average UK house price has remained around the £268,000 mark for several months. There has been a notable rise in average house prices in more affordable areas, while more expensive markets are seeing falls in house prices.

The housing market in the north west of England is experiencing some of the fastest house price increases in the country. According to the Office of National Statistics, the average house price in Manchester increased by 3.2% between May 20204 and May 2025.

In Rochdale, the average house price in May 2025 was £195,000, representing a 3.7% increase over the previous 12 months. The news for sellers with property in Oldham is even more positive, as house prices have increased by 10.6% over the same period.

There is no indication that affordable properties in Greater Manchester will fall in 2025, but the more expensive end of the property market could potentially see some falls in prices.

Should I sell now in case prices fall?

While house prices are not predicted to fall for affordable properties in Greater Manchester, now could be a good time to sell based on the recent increases in house prices in Oldham and surrounding areas.

However, you should also bear in mind other factors such as your personal circumstances and current mortgage rates. If you are currently on a fixed rate mortgage deal that is lower than the current rates available, you could be better putting your house on the market when your fixed period ends.

You should also consider the local market performance by checking how many house sales are going through at the original sale price. If properties are staying on the market for a long time or house prices are getting reduced, you might not be able to achieve your asking price.

Another detail to think about is which months are a popular time to sell. Early spring is the best time for selling homes, according to the property portals, with March the strongest month for sales. The market also picks up again after the summer holidays are over, so autumn is generally a good time to sell.

Remember that moving house comes with costs including estate agent, survey, conveyancing and moving fees. Whether you have equity in your property will be a big consideration, because if you purchased your property when house prices peaked, there is a possibility that you could have fallen into negative equity if the value has decreased.

Do your sums to decide whether negative equity is likely and a move is affordable for you now.

How do I know the right time to sell my house?

If you’re wondering, should I sell my home now, you need to consider more than market speculation. The decision should also be led by personal reasons. If you’re moving jobs, looking at schools or desperate for space before a baby arrives, these personal motives may be the ones to guide your thinking.

Key factors when considering a home sale

Situation – The most important factor is your own situation and whether you require a quick sale because you need to move or need the money from the house sale.

Affordability – If you are looking to buy another property, consider whether the mortgage will be affordable based on the current interest rates. Also, work out how much it will cost to buy and sell a property, taking solicitor fees, estate agent fees, stamp duty and moving costs into your calculations. Use this property deal calculator to work out more complex affordability costs.

Current market conditions – Check whether houses in your area are selling quickly and whether they are achieving asking price. You can check the data provided in the Land Registry House Price Index to assess the current market conditions.

Reasons for and against selling now

Before you decide whether now is the right time to sell, these reasons should help you to decide:

Reasons to wait and sell later

• If house prices have dipped or there is a slow market in your area due to large numbers of homes for sale, it might be better to wait until house prices pick up (unless you are buying at the same time).
• If you are tied into a fixed rate mortgage with a low interest rate, you could end up paying a higher mortgage rate if you take out another mortgage and may need to pay an early repayment charge.
• If you are in no rush to sell and want to see if house prices increase over the next year to get a higher asking price.

Reasons to sell your home now

• You need to move soon for personal reasons such as moving job location, to move into a different school catchment area etc.
• You need to use the proceeds from the sale for something else in the near future.
• You are looking to buy a more expensive property and want to avoid paying more if house prices increase.
• If houses are selling quickly in your area right now and there is a higher demand than usual. A local estate agents will be able to advise you on this.

What is the best time of year to sell your house?

Generally, the best times to sell your house are around spring and autumn, avoiding school holidays. January/February are also good times to sell, when many people are looking for a fresh start at the beginning of the year.

The market slows down in the lead up to Christmas, with many buyers wanting to wait until the holiday period is over before they start looking for properties.

Should I sell my house now or rent it out?

Another option to consider is renting your property out for a while rather than selling immediately. For example, if you are moving for a job, you could rent your property out and then decide whether to move back in or sell it in the future.

If you are considering selling due to affordability of your mortgage, this could be a way to cover mortgage payments with rental income and you could wait and see if mortgage rates fall in the next year to reassess your situation.

For second properties, selling would mean that you may need to pay capital gains tax, so that is another cost to consider.

Remember, if you need to move for personal reasons, people will always be looking for well-priced and well-presented homes in this area. Make sure your property is staged for a sale and that you take advice for an experienced estate agent on your marketing strategy, and you will find the right buyer for you.

If you are considering selling your house in Rochdale, Bury or Tameside, why not book a free valuation to see what your house is worth. You can do it online today.

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