2026 property market predictions

As we look towards 2026, it seems the property market is moving into a more balanced, considered phase. While regional nuances remain important, common themes of confidence, affordability and realism run through our Members’ predictions, shaping expectations for the year ahead. Discover Guild Members’ property market predictions for 2026:

Confidence and affordability at the heart of the market 

Confidence emerged as a defining factor for several of our Members. James Brock of James & James believes “confidence around interest rates, affordability and economic stability will shape the market in 2026,” adding that “When people feel secure in their jobs and finances, they move home, it’s that simple.” He is optimistic that lifestyle-driven locations will benefit from this renewed assurance.  

Victoria Lowery of Cook Residential echoes this view, highlighting that “After several years of adjustment, the market is no longer reacting to rapid change but instead looking for reassurance. As borrowing costs stabilise and become more predictable, we are already seeing confidence return, particularly among movers who had previously paused their plans.”

Alongside confidence, affordability remains central. Peter Maskell of Brock Taylor points to a cost-focused market, suggesting “Affordability will remain the dominant factor. While interest rates may stabilise, buyers are still highly value-driven, making accurate pricing, good presentation and clear advice more important than ever.” Katie Griffin of Sawdye & Harris reiterates this point, stating “We’re moving into a more measured, value-driven market where realistic pricing and high-quality presentation will matter more than ever.”

Ben Waites of Charnock Bates adds a note of caution, suggesting national housing targets may not realistically be met due to “build costs continuing to rise, a shortage of skilled construction workers, landbank values being downgraded, increasing unemployment, and record levels of business insolvencies.” However, he proposes the idea that “regions benefiting from strong local economies – particularly cities in the North such as Manchester and Leeds – are likely to remain more resilient.”