Woodhead & Co.,
32 Market Street,
Wellingborough,
NN8 1AT
32 Market Street,
Wellingborough,
NN8 1AT
October brought steadiness to Wellingborough’s property market. The pace of sales slowed slightly, yet activity levels stayed healthy, supported by stronger sold prices and a stable pool of homes for sale. Buyers continue to negotiate confidently, but not aggressively — and sellers who’ve priced sensibly are seeing sales agreed within seven weeks on average.
Meanwhile, rents levelled off after their strong summer, with letting activity easing slightly as supply reached its highest point in two years. It’s not a downturn — just a maturing market finding its balance as 2025 draws to a close.
Wellingborough’s average asking price in October stood at £273,428, down just 0.6 % month-on-month but still 4.1 % higher than a year ago. The average sold price jumped 12.8 % month-on-month to £244,186, narrowing the gap between asking and achieved values to 12 % (around £29,000).
That difference — a year ago closer to 18–20 % — signals a more realistic market where pricing is converging with buyer expectations. Sellers are adjusting, and buyers are acting decisively once value feels fair.
A total of 68 sales were agreed, up 19 % on September, while total listings held steady at 798. The average time to sell fell to seven weeks, a 15 % improvement on the month, despite more than 70 recorded price reductions averaging £19,000 each.
As the graph above shows, the volume of available homes remains high compared with last year, giving buyers greater choice — but those who wait too long risk missing attractively priced listings.
The headline numbers disguise an encouraging undercurrent: homes are selling slightly faster, even as the stock pool remains large. That balance of supply and demand — roughly one sale for every twelve listings — defines the market right now.
The best-performing bracket is £220,000–£280,000, where affordability meets family appeal. Modern semis and updated terraces continue to outperform dated stock, while energy-efficient homes with upgraded EPC ratings command strong interest.
Compared with 2022’s post-pandemic surge, today’s environment feels calmer and healthier. Prices are flatter, negotiation is more grounded, and vendor expectations have adjusted to the new reality of mortgage rates around 4.5–5 %.
Local estate agents, including ourselves, have noticed that realistic asking prices tend to generate multiple viewings within the first two weeks — proof that underlying demand remains steady. Overpriced homes, however, can linger unsold into winter.
After eighteen months of exceptional tenant demand, Wellingborough’s rental market has started to cool gently. The average asking rent now stands at £1,022 pcm, a modest 0.5 % monthly rise, while the average achieved rent slipped 5.2 % to £965 pcm.
There were 236 homes available to rent in October — the highest figure since early 2023 and 29 % more than a year ago. Lettings activity slowed, with 42 homes let, down 30 % month-on-month. The average time to let remains brisk at three weeks, although it’s longer than last autumn’s record lows.
This increase in available stock is giving tenants more breathing space and helping to cool headline rent growth after two overheated years. Landlords with well-presented, sensibly priced properties are still securing quick lets, while those pushing for top-end rents are seeing longer voids.
The local sweet spot remains two- and three-bed family homes — properties that balance affordability with modern energy efficiency.
Across the UK, October’s housing data painted a similar picture of stability.
Zoopla’s House Price Index recorded +1.3 % annual growth, describing a “steady market with pricing power limited by supply.”
Rightmove’s October HPI showed asking prices up 0.3 % month-on-month and sales agreed 5 % higher year-to-date versus 2024.
Nationwide posted +2.4 % annual growth, while Halifax echoed the theme of balance with +1.3 % year-on-year.
On the rental side, Rightmove’s Q3 Rental Tracker showed average rents outside London rising 3.1 % year-on-year, though the pace is easing. Zoopla expects UK rent growth to cool further to 2–3 % over the next 12 months as more landlords return to the market.
Forecast houses from Savills and JLL both point to cautious optimism:
Savills expects +1 % growth for 2025 and around +24.5 % cumulative growth by 2029.
JLL projects +3–3.5 % for 2025, led by affordable regional towns like Wellingborough.
The RICS survey continues to highlight limited new listings but stable demand, while ONS data confirms national rents up ~2.8 % year-on-year — a slower rate than 2023’s peaks.
In macro terms, the Bank of England remains on course for gradual rate easing into 2026, supported by falling inflation expectations. Together, these factors reinforce the view that the market has reached a sustainable plateau — neither booming nor declining, but quietly regaining its footing.
Be realistic, not reactive. With an average 12 % ask-to-sold gap, correct pricing upfront saves time and stress.
Presentation wins. Buyers remain sensitive to cosmetic quality and energy performance — small upgrades can shorten selling time.
Stay patient but proactive. Seven-week selling averages are typical; review your marketing strategy if you haven’t had strong interest after a month.
Know your buyer. First-time purchasers and movers trading up both remain active — particularly below £300,000.
Expect calmer conditions. Rent growth has flattened, but demand remains resilient for well-maintained family homes.
Minimise voids through value. Pricing fairly beats chasing last year’s highs — tenants have more choice now.
Plan ahead for reforms. The Renters (Reform) Bill and updated Material Information guidance continue to shape compliance expectations.
Think efficiency. EPC upgrades and energy cost savings are becoming decisive tenant priorities for 2026 renewals.
October’s data confirms a grounded, sustainable market heading into winter.
Sales volumes are steady, price gaps are narrowing, and the rental sector is cooling just enough to restore balance. It’s a far cry from the volatility of 2022–23 — and that’s a good thing.
Wellingborough’s affordability, location, and improving housing stock continue to attract attention from both first-time buyers and investors. As national forecasts suggest gentle growth through 2026, the town’s blend of value and connectivity positions it well for the next cycle of cautious optimism.
If you’d like to discuss what these figures mean for your own move or investment strategy, our team is always happy to talk — whether that’s over coffee or across a valuation table.
If you’d like to understand how this affects you or have any questions about the property market in general, get in touch with me at Woodhead & Co by calling:
📲 01933 837000
📧 lianne@woodheadandco.co.uk
🌐 woodheadandco.co.uk
Data source: Zoopla Pro (Jan 2021 → Oct 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.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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