If you are thinking about selling your home this summer, the market may look encouraging at first glance.
Asking prices have been holding up, homes are still selling, and many buyers remain active. But look a little closer and the picture becomes more complicated.
Rightmove’s May 2026 House Price Index reported that the average price of property coming to market rose by 1.2% in May to £378,304. Sales agreed were 4% lower than the same period last year, suggesting that activity has not disappeared1.
However, sellers should not confuse a steady market with an easy one.
Rightmove also reported that buyers now have the widest choice of homes for sale at this time of year since 2015, while around 32% of homes on the market have had a price reduction1.
That matters because buyers with more choice can afford to be more selective. They may compare similar homes more carefully, question asking prices more closely and take longer before making an offer.
For sellers, this does not mean panic. But it does mean preparation.
If you want to sell this summer, here are five things worth knowing before your property goes on the market.
1. More choice means buyers can be more selective
In a market where buyers have fewer homes to choose from, they often move quickly and may be willing to compromise.
When there are more properties available, the balance changes.
Buyers can compare similar homes in the same area. They can look at price, condition, garden size, parking, energy performance, local schools, transport links and how much work the property needs.
A buyer may still love your home, but they will also be asking whether it represents the best value compared with everything else they have seen.
That is why sellers need to think beyond simply listing the property and waiting for interest.
Presentation, price and timing all matter. A well-presented home at a realistic price is more likely to attract serious buyers than one that relies on hope and an ambitious asking figure.
2. Pricing too high can cost you early interest
The first few weeks after a property is listed are often the most important.
This is when your home is fresh on the property portals, when buyer alerts are sent out, and when estate agents are likely to have registered applicants ready to view.
If the asking price is too high during that early window, serious buyers may scroll past it.
Some sellers assume they can start high and reduce later if needed. That can work in some cases, but it can also create problems. By the time the price is reduced, the listing may already feel stale. Buyers may wonder why it has not sold. Some may see the reduction as a reason to negotiate even harder.
A realistic asking price does not mean underselling your home. It means looking at the market as it is today.
Ask your estate agent about recent agreed sales, not just advertised prices. Look at how long similar homes nearby have been on the market. Check whether comparable properties have already reduced their asking price.
The question is not only what your home is worth to you. It is what a proceedable buyer is likely to pay in the current market.
3. Presentation matters when buyers have alternatives
Buyers are not just comparing prices. They are comparing how homes feel.
A cluttered hallway, tired bathroom, scuffed walls or overgrown garden may not stop someone buying on its own. But it can create hesitation, and hesitation can lead to lower offers.
Before your home is photographed, walk through it as if you are viewing it for the first time.
Clear kitchen worktops. Tidy shoes, coats and bags from the hallway. Remove bulky furniture that makes rooms feel smaller. Touch up marked walls. Replace broken lightbulbs. Fix loose handles. Clean grout and reseal around the bath or shower if needed.
The outside of the property matters too. The front door, driveway, path and garden all contribute to the first impression.
Late spring and early summer can work in a seller’s favour because homes often look brighter and gardens can look their best. Make the most of that. Clean windows, open curtains and blinds, cut the grass, sweep the patio and create a simple outdoor seating area if you can.
Buyers should be able to imagine themselves living there, not mentally listing the jobs they would need to do.
4. Summer can help, but timing still matters
The end of May and early June can be a useful time to go to market.
Homes are often lighter, gardens are more appealing, and some families may be thinking ahead to a move before the next school year.
But sellers should also be realistic about the summer timetable.
As the main holiday season approaches, viewings can become harder to coordinate. Buyers go away. Sellers go away. Solicitors, surveyors and estate agents may have staff on leave. Even motivated people can become harder to pin down.
That does not mean you should rush into selling before you are ready. But if you are serious about moving this year, it is sensible to get organised before the summer holiday season is fully under way.
Gather key paperwork. Speak to your estate agent about the best launch date. Prepare your home before photographs are taken. Understand your onward plans.
A good property can still sell in summer, but a prepared seller is in a stronger position than one who is trying to make decisions under pressure.
5. Know your mortgage position before you accept an offer
Selling your home is not just about finding a buyer. It is also about understanding what happens next.
If you have a mortgage, you should check whether there are early repayment charges, whether your existing mortgage can be moved to a new property, and what your borrowing options may look like if you are buying again.
This is particularly important while mortgage affordability remains a key factor for buyers and sellers.
Rightmove’s May 2026 House Price Index reported that the average two-year fixed mortgage rate had fallen to 5.18%, down from 5.42% the previous month1. That may offer some encouragement, but mortgage rates remain much higher than many borrowers were used to during the ultra-low-rate years.
Your next move may depend not just on the price you sell for, but on what you can borrow, what your monthly payments could be, and whether your current mortgage creates any restrictions.
A mortgage broker can help you understand your options before you accept an offer or commit to your next purchase.
That can include looking at affordability, potential monthly payments, product transfer options, remortgaging, porting an existing mortgage and any early repayment charges that may apply.
Having this information early can help you make more confident decisions and reduce the risk of delays once a buyer is found.
What should sellers do now?
This is not a market for panic. Homes are still selling, and many buyers remain active.
But it is not a market for guesswork either.
If you are thinking of selling this summer, it is worth taking a few practical steps before going live.
Speak to more than one local estate agent. Compare recent sold prices, not just asking prices. Ask how many similar homes are currently for sale. Prepare your home properly for photographs and viewings. Be realistic about what a reasonable offer may look like.
And if you are planning to buy another property, speak to a mortgage broker before you go too far down the road.
The better prepared you are, the more control you are likely to have.
The bottom line
The 2026 housing market is more nuanced than the headline figures suggest.
Prices have been holding up, but buyers have more choice. Homes are still selling, but sellers need to work harder to stand out. A high asking price may attract attention, but it will not guarantee a sale if buyers do not see value.
For anyone hoping to sell this summer, the message is simple. Price carefully, present well, understand your mortgage position and be ready to move when the right buyer comes along.
If you are thinking about selling and buying again, speaking to a mortgage broker early can help you understand your options before making your next move.
Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.
References:
- Rightmove. (2026) House Price Index: Monday 18th May 2026. [online] Available at: https://www.rightmove.co.uk/news/content/uploads/2026/05/Rightmove-HPI-18-May-FINAL.pdf[Accessed 26 May 2026].
There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.
All the information in this article is correct as of the publish date 28th May 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.
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