(Recently Listed – Bayston Road, London N16 – Guide Price £1,500,000)
Best July for Sales Since 2020 and Momentum Is Building
By Julian Reid – Owner Julian Reid Estate Agents
After an already lively spring, Stoke Newington’s housing market has found a higher gear. July delivered the busiest month for sales agreed since 2020, with serious buyers and well-prepared sellers striking deals at pace. That’s not just our experience on the ground, Rightmove’s latest figures confirm July’s surge, and point to more tailwinds for the rest of the summer and into autumn.
Why activity is so strong right now
Two forces are powering the market: competitive pricing and excellent choice. Across the UK, the average new seller asking price eased by a seasonal 1.3% this month to £368,740, returning to the typical late-summer pattern after bigger-than-usual dips in June and July. Which is helping more deals get across the line. Buyers benefit from sharper pricing; sellers benefit from the uptick in viewings and offers that realistic pricing generates.
Zooming in on buyer and seller behaviour: sales agreed are 8% higher than this time last year, and the number of homes for sale is 10% higher year-on-year, a decade-high level that gives buyers more to choose from. Even so, new listings are only 4% ahead of last year, a potential early sign that supply could begin to tighten as the busy season progresses, often a supportive backdrop for prices into the autumn.
Pricing right the first time (it really matters)
One theme stands out in 2025: price it right, sell it faster. Rightmove’s data shows a genuine two-speed market. About 34% of homes see a price reduction during marketing, and the average time to find a buyer is 62 days. But here’s the kicker: if a home is priced correctly from day one and doesn’t need a reduction, the average time to secure a buyer is just 32 days. Where a reduction is needed, the average stretches to 99 days. In plain English: getting your guide price right from the start is the single biggest lever you control.
That aligns perfectly with what we’re seeing across N16. Well-presented Victorian conversions on tree-lined streets like Church Street and Albion Road, or larger family houses near Clissold Park, are drawing committed buyers quickly when the launch price reflects today’s conditions. With more listings visible at once, over-pitching tends to push you down a buyer’s shortlist, while a confident, evidence-based price gets you onto that shortlist and into the viewing diary.
Affordability is quietly improving
Confidence isn’t only coming from pricing. The Bank of England’s third rate cut of 2025 and gentle competition among lenders have helped nudge borrowing costs lower. Rightmove’s daily tracker puts the average two-year fixed mortgage rate at 4.49%, down from 5.17% a year ago, that’s roughly a £117 monthly saving on the “average home” scenario (20% deposit, 30-year term). Markets still see scope for only small additional reductions from here, but the direction of travel has already improved sentiment and affordability for many Stoke Newington movers.
What this means for sellers in Stoke Newington
If you’re thinking of selling before the clocks change, conditions are positively aligned:
- Demand is active: Best July for agreed sales since 2020 signals real intent among buyers.
- Choice is high but targeted: A decade-high stock level creates competition, yet new listings growth is slowing, which can favour realistically priced homes.
- Pricing is the differentiator: Come to market at the right figure and you’ll likely see viewings and offers sooner, avoiding the time-penalty of later reductions.
- Finance is friendlier: Lower typical mortgage rates and a steadier outlook help buyers proceed with confidence.
At Julian Reid, Estate Agents in Stoke Newington, we build your pricing strategy around recent local comparables, live buyer feedback, and the micro-market your property sits in (quiet garden flats off Lordship Road are a different audience to high-ceilinged, top-floor conversions near Newington Green). We also sequence marketing to capture that crucial early-days attention: standout photography, fast-to-book viewing slots, and detailed, buyer-friendly particulars.
What this means for buyers
If you’re on the hunt in N16, the current landscape is rich with opportunity:
- Sharper pricing means a wider range of homes now fall within budget.
- A greater number of listings gives you time to compare, arrange second viewings, and proceed decisively on the right one.
- Mortgage options, while not plunging, are incrementally better than last summer, improving month-to-month affordability.
Our advice: get your Agreement in Principle lined up, be responsive on viewing times, and lean on us for intel about each street’s buyer profile and recent offers achieved. In a competitive but fair market, preparation wins.
A selection of Recently Listed Homes From Julian Reid
Here are just a few of our most recently listed properties for sale from our Stoke Newington office –
House for Sale in London – Guide Price £1,500,000
Apartment Sold in London – Guide Price £750,000
House for Sale – London – Offers Over £750,000
To see the very latest homes coming to the market, click ‘New to market homes’, this lists all of the very latest homes as they come to the market.
See our ‘Recently Sold Properties’.
Considering a Summer Move?
Please feel free to call me at our Stoke Newington Office if you are considering selling your home in the N16 or surrounding areas of North London, either for an informal chat about the market and how we might help you with this or to book a market appraisal.
You can also use our Instant Online Valuation tool.
Good luck with your house hunting.
Julian Reid
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