For committed buyers, housing market always delivers results

IT’S no secret that 2025 has proved to be a testing year for the property market, with shifting economic undercurrents, fluctuating mortgage rates and cautious buyer sentiment all playing their part.

While the market remains resilient, the days of rapid sales and soaring prices have noticeably tempered, giving rise to a climate that demands strategic pricing and realistic expectations.

Against this backdrop, we’ve turned to some of our leading local estate agents for their perspective on how these tougher conditions are playing out here on our doorstep.

From changes in buyer behaviour to which properties are still commanding strong interest — and the all-important question of pricing — our panel offers valuable insights into navigating this more challenging landscape.

Nick Warner, partner at Knight Frank, Henley, says: “Since the brief Liz Truss and Kwasi Kwarteng government of October 2022 we have, for various reasons, experienced difficult and fickle trading conditions.

“Stamp duty land tax remains a major barrier for the housing market. Economic factors, inflation, personal taxation risk/exposure all affect confidence and, as one economist described markets recently, ‘radical uncertainty’ prevails. None of the above are conducive to free spending.

“Confidence to trade/buy houses or anything for that matter relies on a bit of feelgood, more of which we crave at present.”

But business is being done.

Nick says: “Several prime high value sales have been successfully concluded off market this year and at good levels.

“The web portals are demonstrating a general increase in supply and, with it, significant price reductions in some cases, where initial guide prices had too much hope attached. We are short of willing and able buyers this year compared to last year.

“Those buyers who are really active will be decisive and negotiate fairly to get results. Many of them have been in rented accommodation for longer than they expected. We expect similar trading conditions for the remainder but, if sense and sound judgement can be deployed, the house market can deliver results.”

Victoria Knight, head of office at Savills Henley. has experienced positive momentum of late, with a good number of quality homes coming to the market and robust levels of interest from committed buyers.

She says: “The number of movers from London has slipped back slightly. This has created a classic buyers’ market, with more stock available to choose from and less competition.

“As a result, properties are typically remaining on the market for a little longer as buyers bide their time, while sellers are having to be more pragmatic when it comes to price.

“That said, the number of properties going under offer remains higher than last year, with needs-based buyers — those moving for work or who want their children to be in the catchment area of a certain school for example — driving most activity.

“Well-maintained family homes in Henley and surrounding villages continue to command greatest interest — particularly those priced up to £1.5m to £2m. With the cost of borrowing improving and further cuts to interest rates anticipated, we expect that to continue as we head into the second half of the year.”

An example of charming properties currently on the market for more than £1million is The Cottage, set in the hamlet of Badgemore. This four-bedroom period property has gardens reaching to 1.34 acres and has a guide price of £1.9million.

Likewise, on the top of Priest Hill in Nettlebed, is a spacious five-bedroom family home on at £1.495million. Both properties are being introduced to the market by Savills Henley.