As the mornings turn crisp and the first yellow leaves gather along Midland Road, Wellingborough’s housing market has eased into a quieter, more deliberate rhythm. After a lively spring and a balanced summer, September brought a sense of equilibrium: homes are still selling, rents remain solid, but both buyers and tenants are taking a little longer to decide.
Average asking prices nudged up again to £274,950, the highest since April, while average advertised rents slipped slightly to £1,017 pcm. It’s a picture of subtle shifts rather than shocks — a market catching its breath after three busy quarters.
Wellingborough’s sales scene held firm through September, though momentum eased from the summer peaks. The average asking price of £274,950 rose +0.3 % month-on-month and +4.7 % year-on-year, continuing a mild two-month climb.
However, the average sold price, at £216,502, sits roughly £58,000 (≈ 21 %) below asking. That spread has widened compared with late-2023, reflecting renewed buyer caution even as headline values stay buoyant.
With 801 homes on the market and 57 sales completed, the sold-to-stock ratio sits near 7 %, consistent with a steady-but-selective marketplace. Properties are taking around 8½ weeks to secure a buyer — the slowest since January — and about 8 % of listings saw price reductions during the month.
As the data in the graph above (New, Sold and Average Properties for Sale) shows, supply has hovered near its two-year high while completed transactions have eased. That imbalance means realistic pricing and presentation matter more than ever. Well-positioned homes — especially the tidy terraces off Queensway or semis along Northampton Road — still draw viewings quickly, but optimistic pricing now risks sitting unsold into winter.
Behind the numbers, the story is one of negotiation rather than retreat. Six consecutive monthly increases in asking prices show sellers’ confidence, yet the widening ask-to-sold gap reveals that buyers remain price-sensitive.
Compared with 2022–23, the current tempo feels steadier — slower than the post-pandemic surge, yet faster than last winter’s lull. The town’s mid-market remains anchored around the £220k–£280k band, with mortgage-ready buyers focusing on energy-efficient homes or those already updated to modern standards.
Sold Properties vs Properties for Sale highlights this gradual rebalancing: supply is broad, sales volumes are modest, and weeks-to-sell lengthened slightly. It’s a calm market — not booming, not falling — driven by realism and affordability rather than urgency.
Rental activity cooled a touch in September but remains brisk by historic standards. The average asking rent dipped −1.1 % on the month (−2.2 % year-on-year) to £1,017 pcm, while achieved rents averaged £1,018 pcm — virtually identical, underscoring fair pricing on both sides.
There were 234 properties to let and 60 lets agreed, producing a 25.6 % let-through rate and an average time-to-let of just 3 weeks. Even as supply reached its two-year high, well-presented homes found tenants fast.
As seen in Figure 3 (Lettings Data), stock levels have rebuilt from last winter’s shortages, giving renters more choice and gently cooling rents. The busiest segments remain two-bed terraces and small family semis around Queensway and Burton Road, where demand is steady but less frantic than mid-2024.
Compared with last year, marketing periods are slightly longer, but still swift relative to national averages. Tenants are weighing budgets carefully as the cost-of-living squeeze lingers, while landlords face a more price-aware audience than the overheated rental climate of 2023.
Nationally, the housing market has entered a period of measured stability. Most major indices — Zoopla, Rightmove, Nationwide and Halifax — show flat-to-modest monthly changes and 1–2 % annual growth, confirming a market that’s steady, not stalled.
Analysts broadly agree that 2025 will end quietly, with Savills forecasting +1 % for this year before stronger cumulative gains (around +24 % to 2029), and JLL seeing similar multi-year growth in both prices and rents. Zoopla’s House Price Index reports +1.4 % year-on-year UK growth, while Nationwide posts +2.2 %, underlining regional steadiness.
On rentals, Zoopla projects a 2–3 % rise over the next 12 months, easing from earlier peaks as supply rebuilds. ONS data supports that trend: national rent inflation has cooled to ~5.7 % year-on-year from the 7 % highs seen in 2024.
Monetary-policy guidance from the Bank of England suggests inflation should return to target by mid-2027, paving the way for gentle rate reductions rather than sharp cuts. That prospect is already improving buyer confidence. Meanwhile, sentiment surveys from RICS indicate subdued new-instruction levels into autumn but no sign of distress selling.
For towns like Wellingborough, this national backdrop translates into reassurance. Stable mortgage rates and gradual economic recovery mean affordability is inching in the right direction. Sub-£300k homes, particularly those appealing to first-time buyers, remain in consistent demand — a foundation for slow-and-steady growth into 2026.
Price accurately from the start. With an average 21 % ask-to-sold gap, overpricing risks weeks of lost momentum.
Expect longer marketing periods. Eight to nine weeks is the new normal — plan accordingly and refresh marketing after four weeks if viewings slow.
Leverage presentation. Homes that feel “move-in ready” still secure swift offers, especially those with modern heating and good EPC ratings.
Negotiate confidently. Serious buyers remain active; deals are closing where expectations meet mid-point reality.
Stay realistic on rent levels. The slight −2 % annual dip locally mirrors easing demand — better to let quickly than chase last year’s peak.
Highlight efficiency and upkeep. Tenants prioritise low running costs and well-maintained homes.
Plan ahead for regulation. With ongoing rental-reform discussions and Material Information Part C requirements expanding, compliance is increasingly key.
Use momentum wisely. Three-week average lets show that competitively priced properties still move fast — a good time to reduce voids and secure reliable tenants ahead of winter.
If 2024 was about adjustment, 2025 has been about equilibrium. September’s data reinforces that theme: prices holding firm, rents easing gently, and sentiment anchored by realism rather than speculation.
Wellingborough enters the final quarter on solid ground — a market neither overheated nor cold, but quietly confident.
If you’d like to talk through what these figures mean for your own move or portfolio, we’re always here to help — over coffee, or across a valuation table.
Data source: Zoopla Pro (Jan 2021 → Sep 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/house-price-index/
https://www.nationwide.co.uk/media/hpi/reports/annual-house-price-growth-steady-in-september-1
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/september2025
https://www.bankofengland.co.uk/monetary-policy-report/2025/august-2025
https://www.gov.uk/government/statistics/forecasts-for-the-uk-economy-september-2025
https://obr.uk/efo/economic-and-fiscal-outlook-march-2025/
Subscribe to receive the latest property market information to your inbox, full of market knowledge and tips for your home.
You may unsubscribe at any time. See our Privacy Policy.