The UK housing market could be heading for a livelier start to 2026 as improving affordability and a gradual return of confidence prompt more homeowners to bring properties to market, according to new analysis of online valuation behaviour.
The data, drawn from ValPal’s online valuation tool, suggests that while 2025 was characterised by subdued transaction volumes and cautious decision-making, many potential sellers remained active behind the scenes — monitoring prices and preparing to move when conditions improved.
The findings come as Rightmove, in its December market outlook, forecast a 2% rise in asking prices across Great Britain in 2026 following a modest fall in 2025. The property portal pointed to improving buyer affordability, greater market stability and the return of movers who paused plans amid prolonged economic and Budget-related uncertainty.
ValPal’s behavioural analysis indicates that seller intent did not evaporate during the softer market, even if many households delayed formal market entry. Based on 1,260,145 online valuation leads and 239,428 resulting instructions during 2025, the data shows that a significant proportion of sellers moved quickly once they decided to act.
Around 30% of instructions were secured within 30 days of an initial valuation request, suggesting there remained a cohort of more committed sellers who progressed decisively even amid slower market conditions. At the same time, a notable number of instructions occurred much later, reinforcing the idea that online valuation tools are frequently used as an early research step rather than an immediate trigger to sell.
Across all valuation leads, the average time from valuation to instruction was 61 days, highlighting a split between fast-moving sellers and those who waited for clearer signals on affordability, pricing and broader market stability. ValPal noted that this figure reflects a mix of direct website leads and those generated via online marketing, such as Facebook advertising, which can take longer to convert into instructions.
Craig Vile, director of The ValPal Network, said the numbers point to a market held back more by sentiment than by a fundamental absence of interest.
“Many sellers were clearly active in the background, checking values and preparing, even if they were not ready to move straight away. When sellers were motivated or circumstances demanded it, they moved quickly and decisively,” he said.
Vile argued that decision-making timelines could shorten as the market moves into the new year, provided affordability continues to improve and economic conditions remain more stable.
“As the market moves into 2026, improving affordability and greater economic clarity should help shorten decision-making timelines. The data suggests there is a sizeable group of sellers who have already done their homework and are simply waiting for the right moment to instruct,” he said.
The findings add weight to a view shared by many housing commentators that 2025, despite muted headline activity, still demonstrated the underlying resilience of the UK property market. Rather than exiting the market entirely, a large number of homeowners appear to have taken a “wait and see” approach — tracking pricing trends, mortgage affordability and the broader economic picture before making a commitment.
Industry observers have repeatedly pointed to the impact of uncertainty on household decisions over the past year, with some would-be movers reluctant to list until they had a clearer view of borrowing costs, buyer demand and the wider policy environment. That caution is reflected in ValPal’s data, which shows many sellers engaging with valuation tools well in advance of making a formal instruction.
With Rightmove suggesting that a significant portion of movers had been looking for greater clarity before progressing, ValPal believes early 2026 could bring a release of pent-up seller activity, particularly among those already well prepared to act.
“With Rightmove noting that a significant proportion of movers had been looking for clarity before progressing, early 2026 could see a release of pent-up seller activity, particularly among those who have already engaged with valuation tools and are well prepared to move,” said Vile.
However, the firm stopped short of predicting a sharp rebound, emphasising that any improvement is likely to be driven by steady gains in sentiment and affordability rather than a return to the rapid price growth seen in previous boom cycles.
“While this does not point to a rapid return to boom conditions, it does suggest a more constructive and confident start to 2026, driven by steady improvements in affordability and sentiment rather than speculation,” Vile added.
For estate agents and property firms, the trend could offer encouragement after a year of cautious activity, with the data indicating that sellers have remained engaged and are prepared to move quickly once the right conditions align. If affordability continues to improve and confidence stabilises, the market may enter 2026 with more momentum than headline transaction figures from 2025 alone might suggest.
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