Wellingborough Property Market Update – June 2025: Prices Steady, Seller Confidence Builds

The Wellingborough property market continues to show signs of stability, even as price trends correct and seller expectations recalibrate. June’s data reflects a landscape where buyers remain active, sellers are adjusting, and the gap between aspiration and reality is narrowing.

There were 760 properties listed for sale in Wellingborough in June, up slightly from 744 in May (a 2.2% increase). Although stock levels remain elevated compared to the lows of early 2023 (just 582 in December 2023), they are still below the peak of 782 in January this year. This gradual levelling-off indicates that supply is consistent, but not ballooning.

The average asking price across all properties now stands at £269,473. That’s a 1.9% drop from May (£274,730) and almost 1% lower than this time last year (£272,104 in June 2024). Compared to the peak of £278,488 recorded in September 2023, asking prices have cooled by 3.2%, but not dramatically. Prices remain 25% higher than they were in January 2021 (£215,584), giving valuable context to the long-term picture.

This month’s new listings came to market with an average asking price of £260,850. That’s around £8,600 less than the wider stock average (a 3.2% difference), suggesting that new sellers are pricing more realistically. Meanwhile, the average asking price of sold properties was £251,599 – meaning sold homes were priced around £17,874 lower than the overall average (a 7.1% gap) and £9,251 lower than new listings (3.4% lower). This 7.1% gap between overall asking prices and sold prices has remained fairly consistent in recent months.

Buyers are still negotiating, but the gap is narrowing compared to earlier market conditions. For example, in December 2023, sold properties were achieving £239,539 against an asking price average of £269,890 – a gap of over £30,000 or 11.3%. That difference has now reduced, which may point to better alignment between buyer and seller expectations.

74 homes were sold in June, representing 9.7% of total available stock. This sits in line with recent performance – for comparison, 71 homes sold in May (9.8%), and 72 in April (9.8%). It’s a steady trend that shows the market is functioning well for realistically priced homes.

Just under 10% of properties on the market saw price reductions this month. The average amount reduced was £12,479. This is slightly below the 12-month average and suggests that more sellers are pricing appropriately from the outset, or responding quickly when they don’t attract interest.

New instructions totalled 98 for June. While that’s below the 2023 high of 151 (March 2023), it’s a recovery from more sluggish listing numbers seen over winter, where only 56 homes were listed in December 2023 – an increase of 75%.

If asking prices were to fall by 5%, they would be £255,999 (roughly in line with August 2022 when the average was £256,951).

A 10% fall would take average asking prices to £242,526, similar to levels seen in October 2021 (£242,474).

National Property Market Outlook – Summer 2025

While Wellingborough continues to stabilise locally, it's helpful to understand the broader national context. Recent forecasts from the UK’s leading property analysts offer cautious optimism for the second half of 2025.

Savills expects house prices to rise by around 4% in 2025, supported by improving affordability and easing inflation. Their latest research shows annual growth of 3.5%, up from 3.4% in March. Over the next five years, they anticipate cumulative growth between 5% and 7.5%.

Zoopla’s June 2025 House Price Index reports a national average property value of £268,400, reflecting a 1.4% year-on-year increase. However, they note that an increase in supply is beginning to temper price growth in some regions.

Rightmove observed a slight drop of 0.3% in asking prices this June, which is uncommon for the time of year. Despite that, annual growth remains positive at 0.8%, and their outlook for 2025 also sits at around 4% growth, assuming buyer confidence continues to improve.

From the lenders, Halifax most recently reported a 1.5% rise in house prices over the last quarter, citing strong buyer interest and limited stock. Their June update indicated a resilient market, though they forecast growth to moderate later in the year.

Nationwide, on the other hand, noted a 0.8% month-on-month decline in June, with annual growth slowing to 2.1%, down from 3.5% the previous month. Despite this short-term dip, they remain cautiously positive for modest growth through the remainder of 2025.

In summary, most national forecasters expect modest price growth through 2025, generally in the range of 2% to 4%, with strong regional variation and further adjustments likely depending on inflation, interest rate changes, and supply levels.

Wellingborough Lettings Market – June 2025

The lettings market in Wellingborough remains robust, with high demand and steady rent levels. A total of 196 rental properties were listed in June – a small drop from May’s figure of 202 (a 3.0% decrease), but still above the long-term average and more than double the January 2021 figure of 109 (an increase of 79.8%).

The average asking rent now stands at £960 per calendar month. That’s down slightly from £972 in May (a 1.2% decrease), but still 36% higher than the £703 recorded in January 2021. Compared to the recent peak of £1,067 in April, rental values have softened by 10.0%, but remain high by historical standards.

42 properties were successfully let in June, with an average achieved rent of £911. That’s around 5% below the average asking rent – a modest gap, suggesting that while tenants are negotiating, landlords are achieving close to advertised levels.

Lettings stock is moving steadily, with an average time to let of four weeks. This is slightly slower than the rapid one- to two-week averages we saw during peak demand in 2023, but still well within a healthy range.

The percentage of properties let vs listed stood at 21.4% in June, in line with the 6-month average. Letting activity remains strong, and there’s no indication that tenant demand is weakening.

Long-term growth in rents remains striking. The average asking rent is now £257 per month higher than it was in January 2021, a 36.6% increase. Even with short-term fluctuations, the overall trend remains firmly upward.

National Lettings Outlook – Summer 2025

While the local Wellingborough lettings market remains stable, national rental forecasts help provide broader perspective. According to the latest Zoopla Rental Market Report, average UK rents are expected to rise by 4.5% in 2025, driven by limited rental stock and steady demand. This follows a national increase of 6.6% over the past 12 months.

HomeLet’s June 2025 Rental Index reported that average rents across the UK now stand at £1,285, with some regions still seeing double-digit annual growth. However, affordability pressures are expected to temper growth in the second half of the year.

Meanwhile, the ONS Private Rental Price Index shows that rents across England have risen by 8.1% year-on-year, but the pace of growth is gradually slowing. Analysts expect rental inflation to moderate slightly into 2026 as more landlords return to the market and tenant affordability reaches a ceiling.

If you'd like a more detailed breakdown, or to chat through your own property plans, feel free to get in touch. We're always happy to talk through the numbers, whether you're buying, selling, letting, or just keeping an eye on the market.

All data sourced from Zoopla Pro.
Further reading and sources:

Savills forecast: https://www.savills.co.uk/research_articles/229130/377820-0

Zoopla HPI: https://www.zoopla.co.uk/discover/property-news/house-price-index

Rightmove HPI: https://www.rightmove.co.uk/news/content/uploads/2025/06/Rightmove-HPI-16th-June-Final.pdf

Nationwide/MoneyWeek: https://moneyweek.com/investments/house-prices/house-prices

Lettings data and commentary:

Zoopla Rental Market Report: https://www.zoopla.co.uk/discover/renting/rental-market-report/

HomeLet Rental Index (June 2025): https://homelet.co.uk/homelet-rental-index

ONS Private Rental Price Index: https://www.ons.gov.uk/economy/inflationandpriceindices/bulletins/indexofprivatehousingrentalprices/latest