Last month was a busy one
September 2025 has delivered the strongest monthly listing activity recorded so far this year, with properties entering the market at rates substantially exceeding both summer months and earlier 2025 periods. This upturn suggests sellers are positioning properties strategically ahead of anticipated buyer activity in the final quarter.
The Numbers Tell the Story
Data from eXp UK reveals that September averaged 81 new property listings daily – the highest daily rate achieved in any month of 2025 to date. This represents a 19% increase compared with August, when the typical summer slowdown saw instructions fall 6% from July levels.
The September daily average not only recovers summer losses but surpasses the previous 2025 peak of 72 daily listings recorded during both May and June. Nearly 2,431 homes were listed throughout September, indicating sustained seller confidence rather than a brief spike.
For areas like Wynyard and across the North East, this pattern reflects broader market dynamics where sellers are actively choosing to list properties despite ongoing economic uncertainties.
Understanding the Seasonal Pattern
Property markets traditionally experience summer quietness as families prioritise holidays and avoid disrupting children's school terms. September typically brings renewed activity as households return to normal routines and refocus on property plans delayed during summer months.
However, this year's September performance exceeds normal seasonal recovery. The fact that listing volumes have surpassed every previous month in 2025 – including traditionally strong spring periods – suggests factors beyond simple post-holiday bounce are at play.
The Budget Factor
One compelling explanation centres on November's Autumn Budget. Persistent speculation about potential stamp duty reforms has created uncertainty among buyers, many of whom are adopting wait-and-see approaches until fiscal policy clarity emerges.
Sellers appear to be calculating differently. Rather than waiting for Budget confirmation, many are listing properties now to ensure they're market-ready when buyer activity potentially accelerates post-Budget. This strategic timing aims to capture demand from buyers who've been holding back but may act decisively once tax treatment certainty arrives.
The logic is straightforward: properties listed in September have time to generate interest, conduct viewings, and potentially secure offers before or shortly after the Budget. Those waiting until November to list may find themselves competing with substantial volumes of other properties also entering the market simultaneously.
Buyer Behaviour Remains Cautious
Whilst seller activity surges, buyer behaviour tells a more measured story. Viewing levels and offer rates remain subdued compared with listing volumes, creating a market where choice expands for prospective purchasers whilst competition for sellers' attention remains manageable.
This dynamic potentially benefits buyers prepared to act now. With numerous properties available but buyer competition relatively restrained, negotiating positions favour purchasers who've secured finances and can demonstrate serious intent.
Regional Considerations
The North East property market, including areas such as Wynyard, continues demonstrating resilience. Regional house price growth has outpaced southern England throughout 2025, supported by relative affordability, steady employment conditions, and ongoing infrastructure investment.
Increased listing volumes in this context don't signal distress selling or market weakness. Rather, they reflect confidence that buyer demand exists at appropriate price levels, and strategic timing to maximise exposure during what's anticipated to be an active final quarter.
Looking Ahead
The combination of elevated listing volumes and cautious buyer behaviour creates interesting market conditions for the remainder of 2025. Properties priced competitively and presented professionally should attract serious interest from the buyer pool that does exist. Those priced optimistically may experience extended marketing periods as buyers exercise selectivity in a choice-rich environment.
November's Budget represents the key inflection point. If stamp duty reforms materialise as widely speculated, buyer behaviour could shift rapidly – either accelerating activity if changes prove beneficial, or creating further pause if reforms increase transaction costs.
For sellers already on the market, being positioned ahead of this clarity provides advantage. For buyers, the current environment offers genuine choice and negotiating leverage that may diminish if anticipated post-Budget activity surge materialises.
The September listing surge ultimately reflects strategic positioning by sellers anticipating strengthened market conditions ahead. Whether this optimism proves justified depends substantially on Budget outcomes and their influence on buyer confidence and affordability. The final quarter of 2025 will reveal whether September's seller confidence was well-founded or premature.
Thinking of Buying or Selling in Wynyard?
If you’re looking for guidance on Wynyard’s property market, our team is here to help. No one can predict the future with certainty, but at Anthony Jones Properties, we’re committed to helping you make the best decisions. For expert advice, call us today on 01740 807107.
