Recently listed – Critchmere Hill, Haslemere – Guide £1,195,000 – Full Details
Property Market Update from Clarke Gammon – Estate Agents in Guildford, Haslemere, and Liphook,
By Steve Cook – Clarke Gammon
For most of us, the summer holidays are at an end, and with it, September reliably brings one of the most active periods of the year for movers. 2025 is already shaping up to be a strong month across Clarke Gammons’ patch in Surrey and Hampshire. The theme is clear: realistic, competitive pricing plus improving affordability are drawing committed buyers and well-advised sellers together, keeping chains moving and deals progressing.
Headline Picture: Steady Pricing, Stronger Buyer Activity
Rightmove’s latest House Price Index offers a balanced but encouraging read-out. Average new seller asking prices rose by 0.4% month-on-month, though they’re 0.1% below this time last year after a few months of muted growth. Crucially, activity levels are ahead of last year: sales agreed are up 4% year-on-year. Regionally, the South of England is still positive at +3% YoY, compared with +5% across the rest of Great Britain, solid footing for sensibly priced homes right across our Surrey and North-East Hampshire patch.
Affordability Tailwinds: Mortgage Rates Ease Again
For buyers relying on a mortgage, the numbers are moving in the right direction. Rightmove’s Mortgage Tracker shows the average two-year fixed rate has eased from 5.03% to 4.52%. When combined with pay growth outpacing inflation, this puts more budgets within reach, particularly for well-priced family homes in Guildford, commuter favourites around Haslemere on the Waterloo line, and village houses in Liphook with South Downs access. For many movers, the new calculus is simple: if the price is right and the home fits, it’s possible to proceed with confidence.
A little perspective: What TwentyEA’s Data Says
Industry analysts, TwentyEA, add valuable context to the story of 2025 so far:
- 809,000 price-reduction events have been recorded year-to-date, the highest on record, +17.8% vs last year.
- Despite more reductions, the share that then sell is steady: 38.7% this year vs 38.1% in 2024.
- Reductions are slowing in the £200k–£350k band, but rising at £1m+, a useful signal for Surrey’s prime brackets.
- Regionally, reductions are easing in the North and rising in London and the South, led by inner London.
- Transactions are up 15% year-on-year. 1.24m new properties have been listed year-to-date, the highest for this point in seven years.
- Sales agreed have reached 897,000, +5.9% vs 2024 and ahead of 2023 and 2019, buyer confidence remains resilient.
- New listings are up 3.7% YoY, led by £350k–£1m, then £200k–£350k (+4.6%).
- Supply has risen in every UK region except Northern Ireland (with Outer London leading at +7.0% YoY).
- The average time to sale agreed is now 77 days YTD (up six days; highest in five years).
- The average time to exchange stands at 123 days (~4.0 months), +2.3% vs 2024 and +36% vs 2019 (from 2.9 months in Scotland to 4.6 months in Outer London).
What does this mean locally? It’s not a “slow” market, it’s a busy market with more moving parts. Longer legal timelines and larger stock pools simply reward good preparation and pricing discipline.
On The Ground: How Guildford, Haslemere & Liphook are performing
Across our offices, we’re seeing good levels of stock and motivated buyers. The differentiator is how you launch:
- Guildford – Prime town houses near excellent schools, smart apartments by the river, and family homes with Surrey Hills access are drawing decisive interest when guide prices reflect today’s evidence, not last spring’s headlines.
- Haslemere – Character homes and larger family houses within reach of the mainline to Waterloo are moving well when priced to compete; buyers compare closely on plot, presentation and walk-to-station times.
- Liphook – Village family homes and edge-of-South-Downs property are attracting upsizers and relocators; realistic guides plus strong kerb appeal are turning first-week viewings into offers.
Given price reductions are increasing at £1m+, our prime vendors benefit from an especially tight pricing strategy: benchmark against the best current comparables, highlight premium features clearly (garden orientation, outbuildings, EV charging, EPC upgrades), and make early-week viewing slots easy to book.
Practical Guidance for Sellers This September
- Price with proof. Anchor your guide to recent sold comparables and today’s active competition; avoid “testing” the market in week one.
- Win the launch window. The first fortnight drives the majority of enquiries, invest in standout photography, clear floorplans, and polished copy.
- Front-load the legals. Instruct your solicitor at launch; line up ID checks, property information forms, warranties, and management packs early to outpace the 4-month average to exchange.
- Make access easy. Evening and weekend viewings capture commuter interest from Guildford and Haslemere; flexible slots consistently improve offer quality.
Smart steps for buyers
- Get mortgage-ready. With two-year fixes around 4.52%, an Agreement in Principle strengthens your hand.
- Compare confidently, act decisively. High stock levels give breathing room to shortlist and revisit, just be ready to move fast on the stand-out home.
- Lean on local insight. Micro-location matters here: school catchments, ridge vs valley aspects, and station proximity all shape value and resale prospects.
Outlook: Positive and Practical
Pulling the strands together, sales agreed +4% YoY, mortgage rates easing, and healthy stock with steady new instructions, September 2025 is a genuinely constructive window for movers across Guildford, Haslemere and Liphook. Sellers who embrace realistic pricing are converting early interest into results; buyers are discovering more that fits both budget and lifestyle.
If you’re planning a sale or want a no-obligation conversation about value, Clarke Gammon estate agents in Guildford, Haslemere & Liphook will help you launch with confidence: precise valuation, clear strategy, and proactive marketing to turn a busy September into your successful move.
To see the very latest homes coming to the market, click ‘New to market homes’. This lists all of the very latest homes as they come to the market.
If you’re considering selling your home, the expert team at Clarke Gammon, trusted local estate agents for more than 100 years, is ready to provide tailored guidance to help you navigate the current market conditions effectively.
Please feel free to contact any of our offices, either for an informal chat about the market and how we might help you with this or to book a market appraisal.
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Steve Cook FNAEA Senior Consultant – Clarke Gammon
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