Is now a good time to buy a house?

Moving on or up the property ladder may be set to become cheaper following the Bank of England’s latest interest rate cut at the end of 2025 alongside an increase in supply for homebuyers.

The housing market had stalled in the build-up to the 2025 Autumn Budget amid concerns about higher taxes but with the fiscal uncertainty out of the way and hopes for lower borrowing costs, 2026 could be a good year to buy a property.

This has been helped by a boost in supply, helped by a Boxing Day bounce over the festive period.

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Data from property website Rightmove shows the number of new properties being listed for sale more than doubled in the five days after Christmas compared with the five days before Christmas

The south east was the busiest region for listings, while the most popular type of properties to be listed for sale were typical first-time buyer homes with up to two bedrooms.

Additionally, figures from estate agency comparison website GetAgent shows that during the first seven days of this year, a further 36,117 new homes were listed across England, marking a 13.1% increase compared to the previous seven-day period.

This extra supply could bring house prices down, while buyers are also boosted by lower borrowing costs.

Mortgage rates had already been falling in the run-up to the December interest rate cut, suggesting that the reduction has already been priced in.

But there are hopes for more interest rate cuts in 2026 if inflation continues to slow, which could mean mortgage pricing continues to fall.

There are other factors to consider though such as stamp duty costs and house price growth.

What is the property market like right now?

• The property market is more positive for buyers than sellers right now
• There are plenty of new houses for sale, while house prices are steady
• Changes to stamp duty thresholds in April 2025 aren’t deterring buyers

There are some signs the property market is positive for buyers right now. Although average mortgage rates remain higher than their long-term average, sub-4% deals have returned to the market amid the Bank of England cutting interest rates.

At the same time, house price growth remained slow last year.

The latest Halifax House Price Index shows average property prices fell to their lowest level at the end of 2025.

House prices dropped by 0.6% between November and December, from £299,544 to £297,755.

The housing stock available to buyers is also high, giving them more freedom to shop around before committing themselves to a particular property.

This being said, buyers still face some challenges. A hike in stamp duty implemented in April has meant home movers are shelling out more to the taxman.

Amanda Bryden, head of mortgages at Halifax, which has predicted that house prices will rise between 1% and 3% next year, said: “While wage growth is expected to slow and unemployment may edge higher, lower interest rates and easing inflation should help to gradually improve homebuyers’ purchasing power.”

We look at whether now is a good time to buy a house.

What’s happening with mortgage rates?

• The average two-year fixed rate mortgage fell to 4.82% in November
• Mortgage rates have eased but may not change drastically in the short term
• The Bank of England's MPC held interest rates in November but could announce a cut in December

In its latest meeting on 18 December 2025, the Bank of England’s Monetary Policy Committee (MPC) voted to cut interest rates from 4% to 3.75% by a slim margin of 5-4.

Further cuts are expected in 2026 if inflation continues to slow but the Bank of England has been cautious on the timeline.

Average mortgage rates have finally fallen back below 5%, with a typical two-year fix at 4.80% and a five-year deal at 4.89%, according to Moneyfacts.

Is now the right time to buy for you?

• Before looking for new houses for sale, check your financial position
• Consider how you’ll afford the deposit, mortgage and bills (and factor in inflation)
• Ask how you’d cope with the cost of a new home if your job or health changed

Slower house price growth is good for buyers as it may make a property you want more affordable, especially if your own wages are rising.

But it may not be as positive if you are also selling to trade-up as this may limit your own purchasing power.

The high levels of available housing stock has made it a buyer’s market, meaning there may be more room for negotiation to get a reduced price.

The number of homes for sale in the south of England is 9% higher than a year ago, compared to 2% elsewhere, according to the latest data from Rightmove.

As well as raiding your savings for a deposit or relying on family for help, prospective buyers will need to weigh up whether they can afford monthly repayments – particularly in light of rising costs elsewhere.

While inflation is far from the sky-high levels during the worst of the cost of living crisis in 2022, price growth has remained stubbornly high, meaning your money is worth less in real terms.

Sarah Coles, head of personal finance at Hargreaves Lansdown, told MoneyWeek the big unknown when it comes to buying a home is your own financial position.

“The huge amount of uncertainty in the wider economy could mean some jobs become less secure. Nobody is forecasting major job losses at this stage, but it’s worth thinking about how you might be affected by a global slowdown, and whether you feel your position is robust enough to make a financial commitment like this,” she explains.

Building a robust property deposit, and keeping emergency savings on hand, should help shelter you from more unsettling forces in the wider world, she said.

Aim to have three to six months’ worth of essential expenses in a competitive easy-access savings account, which can help protect you from unexpected expenses.

It’s worth doing the maths to understand what your monthly outgoings are likely to look like once you have completed a property purchase. Factor in any potential bill hikes, and plan for how you would manage if you were to experience a shock event like redundancy.

If you have accounted for these costs, you have the money and you are ready to go, then there is no need to hold back.

But if you are unsure and feel that buying now would stretch your monthly income to the max and leave you with limited emergency savings, it is probably better to wait. You might want to build up a larger deposit, negotiate a pay rise, or wait until mortgage rates are lower.

Home buyers set to receive more information before purchase

Home buyers are set to be given “vital” information about properties up front under new rules proposed by the government intended to save buyers time and money.

If made law, sellers and estate agents will be required to provide buyers with more details on the condition of the home being sold, leasehold costs, and the chain of people waiting to move.

Binding contracts may also be introduced to stop sellers walking away from agreements after buyers spend months in negotiations.

A consultation on these changes and about introducing minimum standards and qualifications for estate agents ended in December 2025 but the government still needs to respond so it could be months before anything changes.

Similar reforms were already made law by the previous Labour government in 2007 but were repealed in 2010 during the coalition.

Five vital questions for property viewings

• After searching for new houses for sale you’ll need to book property viewings
• Asking certain questions can reveal costly property problems before you buy
• Common property problems include parking, broadband, wiring, boilers and the EPC

If you’ve decided to go ahead with buying a house or flat, it’s important to take your time during property viewings and ask lots of questions.

According to St. Modwen Homes' property expert Alison Maclean, there are five overlooked questions that could save house-hunters a small fortune:

• What’s lurking in the loft? Rodent droppings, old asbestos insulation, and dodgy DIY wiring can all be hiding in plain sight. So, during your visit, ask when the loft was last inspected and whether it's been properly insulated – and don’t be afraid to request access during your second viewing.
• How old is the boiler – and when was it last serviced? Boilers typically last 10–15 years, and a full replacement can cost thousands of pounds. So, if the boiler is towards the end of its lifetime, it’s worth negotiating on price – or asking for it to be replaced before completion.
  Read more: ‘I replaced a gas boiler with a heat pump - here are five things I’ve learnt’
• What’s the parking situation really like? A designated space on the listing doesn’t always guarantee stress-free parking. Ask neighbours or check during peak hours to see how crowded the street gets – especially if the property is near a school or high street.
• What is the EPC? The Energy Performance Certificate rates a property's energy efficiency on a scale from A (most efficient) to G (least efficient) and gives an indication of how much it will cost to heat and power the home. Energy bills are rising, so taking a look at the EPC can provide insight into the potential running costs of the home.
• What’s the broadband speed and mobile signal like? Hybrid working is here to stay, and digital connectivity is more important than ever – yet it’s one of the most commonly overlooked details when buying a property. Check speeds using broadband checker tools, and ask the current owner about blackspots or dropped calls.