Featured property – Horseshoe Lane West, Guildford – Hatchlands House, just one of three detached homes in an exclusive development.
Clarke Gammon – Estate Agents in Guildford, Haslemere & Liphook
What could political change mean for the local property market?
The resignation of a Prime Minister is a significant political event, and Keir Starmer’s decision to step down will naturally raise questions about confidence, economic policy, taxation, interest rates and the wider housing market.
Property is never completely separate from politics. Government decisions can influence stamp duty, planning, landlord regulation, housebuilding, taxation and consumer confidence. So it would be wrong to suggest that a change of Prime Minister has no relevance at all.
However, it would be equally wrong to assume that the local property market changes overnight because of events in Westminster.
In my experience, the housing market is usually shaped more by practical realities than political headlines alone. People move because they need to. Families grow, children change schools, jobs relocate, relationships change, retirees downsize, and buyers continue looking for homes that suit the next stage of life.
That is particularly true across Guildford, Haslemere and Liphook, where many moves are not speculative. They are lifestyle-led, school-led, family-led or work-led. Those motivations do not disappear because the political backdrop becomes noisier.
The immediate effect of political uncertainty is usually more subtle. It can make buyers a little more cautious. They may ask more questions, take longer to compare properties, speak to their mortgage broker again, or wait to see whether there are any policy announcements from a new administration. But caution is not the same as inactivity.
In many ways, this is the market we were already in before the resignation news.
The latest Rightmove House Price Index shows that average new seller asking prices fell by 0.6% in June, to £376,191. That is the largest June fall in fourteen years, and at first glance it sounds rather stark. But it is important to be clear about what Rightmove is measuring.
Rightmove is measuring newly listed asking prices. It is not measuring the final price agreed between buyer and seller.
That distinction matters. A fall in asking prices does not necessarily mean homes are suddenly selling for dramatically less. It often means that sellers are launching more realistically, particularly in a market where buyers have greater choice and are more sensitive to affordability.
In other words, many sellers are not “dropping” from a true market value; they are simply avoiding the mistake of starting too high.
That is sensible.
Across our local markets, we are seeing exactly this need for realism. In Guildford, the market around Merrow, Burpham, Onslow Village, St Catherine’s, Pewley Hill, Charlotteville and the town centre remains active, but buyers are analytical. They know what has sold nearby. They understand mortgage costs. They compare presentation, energy efficiency, school catchments, parking and station access carefully.
In Haslemere, the appeal of Grayswood, Shottermill, Camelsdale, Hindhead and the Blackdown area remains very strong. Buyers are still drawn by the countryside, the station, the schools and the quality of life. But they are not ignoring value. A home that is beautifully presented and sensibly priced will attract attention; a similar home launched too ambitiously may struggle to gain momentum.
Liphook has its own rhythm again. The village benefits from rail links, access to the A3, a strong family market, and relative value compared with some Surrey locations. Around Station Road, Headley Road, Longmoor Road and the surrounding villages, demand remains particularly practical: space, access, excellent state and private schooling, commuting and affordability all matter.
The official ONS figures help explain the local picture. Guildford’s average house price was £525,000 in April 2026, down 3.9% year-on-year, while Waverley, which includes Haslemere, stood at £567,000, up 1.6% year-on-year. East Hampshire, relevant for Liphook, recorded an average of £433,000, down 1.2% over the year.
Those figures show why broad national headlines can be misleading. Guildford, Haslemere and Liphook are close geographically, but they do not always move in exactly the same way. Each has its own buyer profile, price bands, property types and local drivers.
The wider southern market is unquestionably more price-sensitive than it was during the post-pandemic surge. Higher borrowing costs have changed behaviour. The era of buyers stretching without question has passed. But that is not necessarily unhealthy. A more measured market can be a better market, provided buyers and sellers approach it with discipline.
Rightmove’s mortgage tracker shows the average two-year fixed mortgage rate has eased from 5.18% to 5.07%. That is not a dramatic fall, but it is a move in the right direction. Even modest reductions can make a difference to monthly budgets, particularly for buyers close to affordability limits.
The key point is stability. Mortgage rates are still higher than many would like, but they have become more predictable than during the sharp movements of recent years. That allows buyers to plan. It also allows sellers to understand the market they are entering.
So what effect might the Prime Minister’s resignation have?
In the short term, it may add to the sense that buyers should pause and take stock. Some will want to know who the next Prime Minister will be, what happens to the Chancellor, and whether there are any signals on tax, planning or housing policy.
That is understandable.
But until policy actually changes, the market is responding to uncertainty rather than fact. Buyers and sellers should be careful not to make decisions based purely on speculation.
For sellers, the advice is clear: be positive, but be realistic. The first few weeks of marketing are now crucial. If a property launches too high and then has to be reduced later, it can be harder to regain attention. A well-judged price from day one can create more interest, more viewings and a stronger chance of achieving a successful sale.
That does not mean underselling. It means understanding the market accurately.
Presentation also matters. Buyers have choice. They will notice whether a home is clean, well photographed, properly described and easy to understand. Small things such as decluttering, garden presentation, clear floorplans and good-quality marketing can make a significant difference.
Legal preparation is also increasingly important. Sellers should consider instructing a solicitor early and getting key documents ready before a buyer is found. Planning consents, building regulation certificates, guarantees, title information, lease documents and management packs can all delay a sale if they are not ready when needed. In a market where momentum matters, preparation can help protect a transaction.
For buyers, this is a more balanced market than we have seen for some time. There is more choice, and in some cases there may be room for sensible negotiation. But buyers should not assume that every seller is under pressure or that every property will be heavily discounted.
The best homes in the best positions are still attracting committed interest.
If the right property appears – perhaps a family home in Onslow Village, a character property in Haslemere, or a practical village home in Liphook – buyers still need to be ready. Mortgage advice, a clear budget, proof of funds and a solicitor in mind all help.
Looking ahead, I remain cautiously positive.
Political change may create questions, but the fundamentals of this area remain strong. Guildford offers connectivity, employment, education and a vibrant town centre. Haslemere offers countryside, character and lifestyle. Liphook offers value, practicality and access.
Those fundamentals matter more than short-term noise.
The market is not without challenges. Buyers are selective, mortgage costs remain important, and sellers need proper advice. But homes are still selling, people are still moving, and well-presented properties in good locations continue to perform.
The key is not to panic and not to be complacent. It is to understand the market clearly, price carefully, prepare properly and take experienced local advice.
As always, if you are considering selling, buying, letting or simply reviewing your options, we would be pleased to offer a considered view based on what is happening locally, not just what is happening in the headlines.
Please feel free to contact any of our offices for an informal chat or to book a market appraisal. Why not try our instant online valuation tool to get started?
Steve Cook FNAEA Senior Consultant – Clarke Gammon
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