Woodhead & Co.,
32 Market Street,
Wellingborough,
NN8 1AT
32 Market Street,
Wellingborough,
NN8 1AT
As the year winds down, November’s Wellingborough housing data shows a market that has steadied rather than slowed. Prices remain firm, activity levels are consistent, and both buyers and tenants are approaching decisions with a calm, pragmatic mindset.
The sales market saw a gentle rise in asking prices, while the lettings market continued its shift back toward balance after two years of exceptional tenant demand. Neither market is overheated, nor stalling — instead, Wellingborough is settling into a rhythm that feels sustainable going into 2026.
Wellingborough’s average asking price rose to £279,751, up 2.3 % month-on-month and now sitting at its highest point since Jan 2021. This places current asking prices 31 % above the 2021 low, reflecting how strongly sellers’ expectations have climbed over the medium term.
By contrast, the average sold price fell 3.97 % month-on-month to £234,489, reversing some of October’s jump. The ask–sold gap widened to 26 % (£73,278) — one of the largest deltas of the past two years. This gap highlights a clear tension: sellers remain confident, but buyers are negotiating hard.
Stock levels dipped slightly from 798 to 758 listings (-5 %), while 64 sales were agreed, down modestly from 68 in October. New instructions also fell sharply (120 → 99), suggesting fewer homeowners are choosing to list as winter sets in, perhaps waiting for the Boxing Day rush.
Despite this, the market remains active — supported by strong browsing activity and the appeal of Wellingborough’s relative affordability compared with Northampton, Bedford and Milton Keynes.
The graph above shows this stabilisation clearly: stock remains high in historical terms, but sales volumes have settled into a predictable, steady range.
The key shift in November was a tightening of supply, not a fall in demand.
Stock down 5 %
New instructions down 17.5 %
Sold volumes almost unchanged
With fewer fresh listings entering the market, buyers continued to focus on realistic, well-positioned homes. Although average sold prices softened this month, the longer-term trend shows values holding steady — sold prices are up 0.24 % year-on-year, suggesting no underlying weakness.
It’s also notable that price reductions fell (from 72 → 62), indicating sellers are adjusting earlier in the marketing cycle rather than relying on late-stage cuts. The average reduction held almost flat at £19,008.
Negotiation remains firm but fair. Buyers are not rushing, yet they are committing when value is clear — a pattern consistent with a market that is neither overheated nor distressed.
The graph above shows the relationship between available stock and completed sales, with a visible tightening in supply even as sales remain broadly steady.
November saw a further adjustment in the rental market. Average asking rent rose slightly to £1,025 pcm, up 0.29 % on the month, while achieved rents tend to sit below asking levels over winter as tenants negotiate.
The big story, however, is stock.
There were 230 homes to let, down from 236 in October but still 39 % higher year-on-year — the strongest level of rental supply seen since early 2023. This rebuilding of stock is doing exactly what economic models predict:
Let-agreed volumes fell from 42 to 33 (-21 %)
Tenant demand cooled slightly
Marketing periods are lengthening beyond the frantic pace of 2023–24
Even so, an average three-week time to let remains quick by historic standards. Well-priced, well-presented homes — particularly two- and three-bed family properties — continue to attract reliable interest.
As the graph above shows, rental supply has built steadily throughout 2025, gradually easing pressure on rents and giving tenants more breathing room.
The national picture remains one of controlled stability rather than strong acceleration. Across the major indices:
Zoopla reports +1.3 % annual house-price growth, with pricing power limited by abundant stock.
Rightmove shows asking prices +0.3 % MoM and sales agreed 5 % higher year-to-date compared with 2024.
Nationwide posts +2.4 % YoY growth, citing improving affordability.
Halifax echoes stability with +1.3 % YoY.
On the rental side:
Rightmove’s Rental Tracker reports 3.1 % annual rent growth outside London, but at a slower pace than 2023.
Zoopla expects UK rents to grow just 2–3 % over the next 12 months as supply rebuilds.
The forward-looking picture from forecasters is similarly calm:
Savills expects +1 % growth in 2025, rising to +24.5 % cumulative growth by 2029.
JLL forecasts +3–3.5 % for 2025, with lower-value regional towns expected to outperform earlier in the cycle.
The Bank of England remains on a path of gradual monetary easing into 2026, assuming inflation continues its downward trajectory.
Meanwhile, ONS confirms house-price and rent inflation running in low single digits — a sign of market normalisation.
For Wellingborough, this national backdrop reinforces what we see locally: a stable, sustainable market where pricing realism and good presentation continue to make the difference.
Price carefully from the outset. With a 26 % ask–sold gap, the market rewards realism.
Expect longer decision cycles. Buyers are active, but selective.
Reduce strategically. Early adjustments outperform late-stage reductions.
Presentation is still king. Homes that feel move-in ready consistently attract stronger offers.
Be competitive with rents. Supply is higher, and tenants are more price-sensitive.
Void management matters. A well-priced property can still let within three weeks; overpricing risks longer gaps.
Energy efficiency sells. Tenants increasingly prioritise EPC ratings and running costs.
Plan ahead for reforms. The Renters Reform agenda and Material Information requirements continue to tighten expectations for compliance.
November’s figures reinforce a clear message: Wellingborough’s property market is stable, grounded, and resilient.
Stock is tightening, asking prices have reached a new peak, and both buyers and tenants remain engaged — just more measured than during the post-pandemic cycles.
With national forecasts pointing to gentle growth into 2026 and mortgage affordability gradually improving, the town enters the new year on a solid footing. Wellingborough’s blend of connectivity, value, and community remains a strong draw for both home-movers and investors.
If you’d like to discuss how these trends relate to your own move or portfolio, we’re always happy to talk
Data source: Zoopla Pro (Jan 2021 → Nov 2025).
National forecasts from Zoopla, Rightmove, Nationwide, Halifax, Savills, JLL, RICS, ONS, Bank of England, OBR, HM Treasury.
https://www.zoopla.co.uk/discover/property-news/house-price-index/
https://www.zoopla.co.uk/discover/property-news/rental-market-report/
https://www.rightmove.co.uk/news/articles/property-news/house-price-index-october-2025/
https://www.rightmove.co.uk/news/content/uploads/2025/10/Rental-Trends-Tracker-Q3-2025-FINAL.pdf
https://www.nationwide.co.uk/media/hpi/
https://www.halifax.co.uk/media-centre/house-price-index.html
https://www.savills.co.uk/research_articles/229130/379365-0
https://residential.jll.co.uk/insights/news/jll-residential-forecast-2025-2029
https://www.rics.org/news-insights/market-surveys/uk-residential-market-survey
https://www.ons.gov.uk/economy/inflationandpriceindices/bulletins/privaterentandhousepricesuk/october2025
https://www.bankofengland.co.uk/monetary-policy-report
https://obr.uk/efo/economic-and-fiscal-outlook-march-2025/
https://www.gov.uk/government/collections/data-forecasts
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