Featured property – Mayflower Lane, Cobham – An impressive country house, offering a rare combination of space, seclusion and versatility.
Clarke Gammon – Estate Agents in Guildford, Haslemere & Liphook
Market Update for Guildford, Haslemere and Liphook – (May 2026)
Springtime is traditionally one of our busiest times of the year. We’ve looked at how this year is shaping up. The May housing market figures make for interesting reading. On the surface, the national picture is positive: Rightmove reports that average new seller asking prices rose by 1.2% in May, a little above the usual seasonal increase. Sales agreed are only 4% below this time last year, and activity remains ahead of 2024 levels.
However, the more important point for our part of the world is the divide opening between different regions. The national average shows an annual price fall of 0.3%, but there is a lot more going on at the regional level. House prices in the more affordable North East (+2.7%) and North West (+2.6%) are continuing to grow, while London (-2.4%) and the South East (-1.6%) are seeing price falls.
Rightmove notes that affordability is creating a clear contrast between the north and south of England, with London and the South East seeing softer annual price trends than more affordable northern regions.
That is not a reason for alarm. It is a reason to be sensible.
Across Guildford, Haslemere and Liphook, demand remains, but buyers are more measured. They want quality, location and value. If all three align, they will act.
Guildford: still desirable, but buyers are doing their homework
Guildford remains one of Surrey’s most attractive markets, underpinned by schools, employment, rail links, the High Street, the university, the hospital and access to countryside.
Homes in areas such as Merrow, Burpham, Onslow Village, Pewley Hill, St Catherine’s and around the Downs continue to attract serious attention, particularly where the property is well presented and sensibly priced.
The ONS recorded an average house price in Guildford of £523,000 in February 2026, down 1.7% year-on-year. The average price for mortgage buyers in Guildford was £524,000, also slightly lower than a year earlier.
That tells us the Guildford market is not running away from buyers. It is active, but price sensitive. Sellers who recognise that are still achieving good results.
Haslemere: lifestyle remains the strongest driver
Haslemere is a slightly different market. The town’s appeal is not just transactional; it is emotional. People move here for the countryside, the station, the schools, the independent shops, the walks around Blackdown, and the feel of places such as Grayswood, Shottermill, Camelsdale and Hindhead.
The wider Waverley data shows an average house price of £541,000 in February 2026, down 2.9% compared with a year earlier.
That softening should be viewed in context. Waverley is a higher-value market, and higher-value markets are naturally more exposed to affordability pressures when mortgage rates rise. But demand for good homes in strong locations remains very real.
The difference now is that buyers will not ignore overpricing. They may still love the house, but they will look closely at comparable evidence before offering.
Liphook: quietly resilient
Liphook has a slightly different dynamic again. It benefits from its station, village feel, access to the A3, proximity to countryside and relative value compared with parts of Surrey.
The wider East Hampshire data is notably more positive than some surrounding areas. The ONS recorded an average house price of £442,000 in February 2026, up 2.5% year-on-year.
That reflects what we often see locally: Liphook appeals to buyers who want space and practicality, but who may be priced out of, or choosing not to pay a premium for, other nearby locations.
Mortgage rates and buyer confidence
Rightmove’s mortgage tracker shows the average two-year fixed rate easing to 5.18%, down from 5.42% last month. That is encouraging, although rates remain significantly higher than many borrowers became used to in the ultra-low-rate years.
The important point is that buyers are adjusting. Some are reducing budgets slightly. Some are looking at different property types. Some are taking longer fixed-rate products for certainty. But many are still moving, particularly where the lifestyle reason is strong.
Our view
The market across Guildford, Haslemere and Liphook is not one single market. Guildford is driven by connectivity and schools. Haslemere by lifestyle and countryside. Liphook by value, practicality and access.
But the common theme is clear: buyers are there, provided sellers are realistic.
This is a market that rewards experience, accurate pricing and proper preparation. For sellers, the first few weeks of marketing are critical. For buyers, improved choice means there may be opportunities that simply were not available during the more frantic years.
In short, May’s market is not without challenges, but it remains constructive for those who take good advice.
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Planning a move this spring?
If you’d like a clear, evidence-based view of value and a marketing plan tuned to today’s conditions, we’ll 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.
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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