Don't Wait for the Budget – Here's Why Sellers Should Move Now

The UK housing market is currently in something of a holding pattern. According to the latest surveys from the Royal Institution of Chartered Surveyors (RICS), both buyer demand and new instructions to sell are in negative territory.
Meanwhile, speculation is mounting about what the upcoming Autumn Budget 2025 will deliver — especially in terms of property-tax changes, stamp duty reform, and possible other measures.

In this environment, many homeowners are thinking: "Maybe I should wait till after the Budget, when there's more clarity." But that approach could be exactly the wrong move. Here's why listing now could be a smart play — and why waiting may cost you opportunity.

Supply is being held back — fewer homes on the market means less competition

Because many sellers are pausing decisions until after the Budget, fewer new listings are coming to market. For example, in one report new vendor instructions recorded their weakest reading since 2021.
When supply is constrained, a seller with a well-positioned property may find themselves in a stronger position than they think — fewer directly comparable homes mean less competition and potentially more attention from active buyers.

Buyer demand is still there — serious buyers aren't all disappearing

Although the overall mood is cautious, there remain buyers who must move (job relocation, changing family needs, upsizing/downsizing) and are still looking for suitable homes. When fewer homes are listed, those buyers who are active may find fewer options — which gives a motivated seller an advantage.

On the fence-waiting may expose you to risk from the Budget

The risk of waiting is twofold:

• If the Budget brings favourable measures for buyers (e.g., stamp duty relief, tax incentives), then those who wait may face a surge of competition as more sellers list and buyers seize the opportunity.
• If the Budget brings unfavourable changes (higher property taxes, reduced reliefs), then uncertainty may weigh on demand and your property could sit longer or attract lower offers.
  Given that many homeowners are already putting sale plans on hold specifically because of the Budget, data shows a "wait-and-see" mindset is prevailing.

Capture the market before the Christmas lull

Historically, autumn is a strong time to list: buyers getting settled, gearing up before the year-end, wanting to move before the next school year, etc. That usual bounce is partly muted this year by the Budget uncertainty — meaning less competition for sellers who do act.
If you list now, you have a window to secure a buyer before Christmas, and potentially complete the sale (or be deep in the chain) by the time the market quiets down for the festive period. By contrast, listing in early 2026 means you might face a backlog of listings, more competition, and slower times.

Location- and price-bracket specific: your opportunity may be better than you think

Although higher-value properties (especially those >£500k) are already seeing reduced listings and demand due to tax speculation, the more "mainstream" market is less affected.
If your property sits in the mid-market (for example in the West Midlands / Solihull region), you may benefit from reduced activity at higher levels (which can free up local agents, resources, buyer focus), and from a supply-constrained local market.

Proactive sellers look more attractive

By listing now — with strong photography, good staging, realistic pricing and a reputable local agent — you can capture the attention of those serious buyers while many sellers are adopting a passive "wait" approach. Your property becomes a standout for mobility and availability, which buyers often value highly, especially if they are motivated.

What Action Should You Take?

• Get your property market-ready now. Even if you don't formally list this week, start the preparation: declutter, minor repairs, professional photos, select agent, decide on positioning (price band, target buyer profile).
• Engage a trusted local agent now to advise on timing and pricing. Explain your desire to capitalise before Christmas and ask for a realistic timeline.
• Consider setting a listing window (e.g., go live in late October or early November) so you hit the market just ahead of the full Christmas lull.
• Be realistic on pricing. With momentum low, pricing needs to reflect current conditions. But a good price combined with low supply can still yield strong interest.
• Be ready to act fast on offers. Buyers who are active now may hope to complete before Christmas or early next year — make sure your chain, solicitors and finances are in good shape.
• Monitor post-Budget developments but don't wait for them. If the Budget introduces major positive incentives, you may have achieved a sale already; if it introduces obstacles, you won't be caught off guard.

The current lull in the market — driven by Budget uncertainty — is creating a window of opportunity for sellers who choose to act rather than wait. With fewer listings, still-active buyers, and less competition, now might be the moment to capitalise.
Delaying in hopes of "better clarity" after the Budget is risky: you could find yourself competing with a surge of sellers, facing longer times on market, or reacting to less favourable policy changes.
If your goal is to secure a buyer before Christmas, the preparation and positioning you do now can make all the difference.