Recently listed Farndon Close, Chiddingfold – Guide £2,265,000 – Full Details
Property Market Update from Clarke Gammon – Estate Agents in Guildford, Haslemere & Liphook
By Steve Cook – Clarke Gammon
Scan the weekend property news headlines and you might think the market is barely limping along. On the ground across Guildford, Haslemere and Liphook, the reality is far more balanced, and quietly positive. We haven’t seen “Autumn Bounce” of previous years, with frantic bidding and runaway pricing (and frankly, that’s no bad thing). Instead, we’re experiencing a civilised, well-functioning market with stable prices, genuine buyers, improving affordability and a steady flow of sales agreed.
Prices are steady – and that’s strategic, not sluggish
Rightmove’s October House Price Index shows average new-seller asking prices up 0.3% month-on-month, with the annual change sitting marginally down at –0.1%, putting the national average at £371,422. Yes, October’s +0.3% is softer than the ten-year October average of +1.1%, but context matters: we’re in a market shaped by high choice and sensible pricing, not a lack of demand. (Source: Rightmove HPI, October 2025.)
Why the stability? Supply. With the number of homes available for sale at a decade high, sellers simply have less room to overreach on price. In a low-stock, seller-led market, prices get pushed up by scarcity. Today, choice is more abundant, so homes that enter at a realistic guide win the early viewings and the offers. That’s not a sign of weakness; it’s a signal that pricing discipline is working for both sides.
Year to date: activity quietly ahead of last year
Rightmove’s year-to-date picture is reassuringly consistent:
- Buyer demand is up 2% versus the same period in 2024.
- New sellers coming to market are up 5% year-on-year.
Sales agreed year-to-date are up 5% on 2024.
Those are not boom-and-bust numbers; they’re the hallmarks of a market absorbing stock, matching buyers to the right homes, and progressing transactions at a sustainable pace.
What we’re seeing locally in Guildford, Haslemere & Liphook
Across our offices, the pattern is clear:
- Guildford: Family houses within reach of the town centre, schooling and the A3 are attracting strong interest when they’re guided to current comparables. Well-presented period homes and practical, energy-efficient post-war houses are both in demand -buyers are comparing running costs and upgrade potential as closely as location.
- Haslemere: Character homes and larger family properties continue to appeal, especially those with gardens and access to countryside walks. The mainline to Waterloo underpins demand; accurate launch pricing plus good presentation (light, decluttered rooms; clear floorplans) creates early momentum.
- Liphook: Space, schools and access to the South Downs are perennial draws. Village houses with parking and workable home-office space perform well when the guide reflects condition and location. Homes that “test” a top-of-range price tend to linger; those that price confidently to evidence move briskly from first-week viewings to offers.
In all three locations, decreasing mortgage rates versus earlier in the year are helping first-time buyers and second-steppers convert interest into action. Sellers, for their part, have largely embraced realistic pricing, recognising that higher stock levels mean buyers can (and will) compare closely before committing.
Why the Autumn 2025 mood differs from last year
Autumn 2024 was enlivened by the first interest-rate cut in over four years and early movers aiming to pre-empt the April 2025 Stamp Duty change. That pulled some activity forward and created punchier headlines. By contrast, Autumn 2025 is composed: affordability has improved, buyers are purposeful rather than panicked, and pricing is pragmatic. The result is a healthier rhythm with fewer fall-throughs from over-stretching, more transactions built on realistic expectations.
Strategy for sellers: win the launch window
With a decade-high choice of homes, the first two weeks of your listing are crucial. Here’s what’s working best for our clients:
- Evidence-led pricing
Anchor your guide to recent sold comparables and today’s live competition – not last spring’s headlines. In a high-choice market, a sharp, confident guide generates viewings and avoids the time-penalty of later reductions. - Presentation that photographs well
Natural light, tidy rooms, kerb appeal and decluttered storage all translate into stronger online engagement. If buyers shortlist three similar homes, the best-presented property gets the first viewing. - Front-load the legals
Instruct your conveyancer at launch, complete property information forms, locate warranties and certificates, and request lease/management packs early if leasehold. With national exchange timescales lengthened versus pre-2020 norms, being legally “sale-ready” saves weeks. - Make access easy
After-work and Saturday slots capture commuter demand in Guildford and Haslemere; flexible viewings in Liphook suit relocators touring several villages in a day. More access = more (and better) offers.
Guidance for buyers: choice is your ally – use it well
- Get mortgage-ready so you can act decisively when the right home appears.
- Compare with discipline: EPCs, upgrade scope, and total commute time matter as much as square footage.
- Move promptly on the standout home: realistic guides are drawing multiple interested parties, but the tone is fair and transparent—clean finances and responsive solicitors still win the day.
Prime and upper-mid markets: stay precise
At the top end, we’re seeing more measured demand as October always invites Budget speculation. That doesn’t mean inactivity; it means buyers are value-sensitive. For higher-value homes, particularly those above the £1m mark, precision pricing is critical.
Showcase differentiators clearly (orientation and views, energy upgrades, outbuildings/annexe potential, EV charging, connectivity), and be prepared to support the guide with recent local evidence.
The bottom line
Ignore the gloomier headlines. Across Guildford, Haslemere and Liphook, the October market is resilient, rational and quietly productive. Rightmove’s figures show stable pricing (+0.3% MoM; –0.1% YoY) and healthy activity (buyer demand +2%, new sellers +5%, sales agreed +5% YTD) – the signature of a market that’s working. With more choice than we’ve seen in a decade, realistic pricing remains the lever that converts interest into viewings and viewings into offers.
Whether you’re planning to sell before year-end or want a clear, evidence-based view of value, Clarke Gammon will help you set the right strategy – street-by-street pricing, best-in-class presentation, and proactive buyer matching – so you can move forward with confidence this autumn.
Recently listed by our Liphook Office – Passfield Common, Liphook – Guide Price £865,000 – Full Details
Recently listed by our Guildford Office – Oak Tree Drive, Guildford – Guide Price £699,950 – Full Details
Recently listed by our Haslemere Office – Scotlands Drive, Haslemere £1,500,000 – Full Details
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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