"The regions showing growth are doing so because sellers there feel confident enough to take the first step, and agents in those areas are capitalising by staying highly visible"
- Craig Vile - The ValPal Network
New data from The ValPal Network show a marked shift in homeowner behaviour across the UK, with the Northeast emerging as the strongest region for online valuation activity in November, while London and the wider Southeast recorded sharp double-digit declines.
The monthly analysis, drawn from tens of thousands of valuation leads, shows that the Northeast grew by 45% year-on-year, making it the UK's most active region for prospective sellers. Northern Ireland and the Central Southern region also posted notable increases, suggesting momentum is building outside the traditional high-value centres.
Southern markets retreat
Several of the country's most expensive markets moved in the opposite direction. Central London fell by 36%, Outer London by 38%, and the Southeast by 67% compared with November 2024. The Home Counties also dropped by almost half.
Part of that contrast reflects unusually high activity in late 2024, when many sellers accelerated plans to complete before the April 2025 stamp duty threshold changes, including the reduction of first-time buyer relief from £425,000 to £300,000. That short-term surge has since unwound, revealing a more cautious seller outlook in higher-value areas, exacerbated by negative pre-Budget speculation.
Tax changes influencing sentiment
This resetting of intent appears to be influenced by a combination of affordability pressures, shifting lifestyle priorities and the search for more space. The government's announcement of a new high-value property levy, widely described as a mansion tax and due to take effect in April 2028, may also be shaping sentiment. Major tax changes often influence behaviour years ahead, and downsizers with significant equity may look to secure a sale before the threshold applies.
Hour-by-hour analysis of ValPal usage suggests further change in consumer habits. The strongest activity now takes place between 10am and 2pm, with sustained engagement into the evening.
ValPal's bedroom data also shows a clear trend towards family-sized homes. Three-bedroom valuation requests rose by 52% year-on-year, with two-bedroom homes up 39% and four-bedroom homes up 15%.
"Agents cannot afford to wait for momentum to come to them," said Craig Vile, director of The ValPal Network. "The regions showing growth are doing so because sellers there feel confident enough to take the first step, and agents in those areas are capitalising by staying highly visible. The flip side is that London and the commuter belt are showing real hesitation, and that's exactly where proactive engagement matters most."
"If downsizers or higher-value owners are even thinking about moving ahead of the new levy, they need clear guidance and trusted support. The agents who step in early – armed with local insight, accurate valuations and the right technology - will win instructions long before the wider market wakes up to what's happening."
"Taken together, the figures point to a market in transition. Regions such as the Northeast, Northern Ireland and the Central Southern corridor appear to be gaining confidence, while high-value areas of London and the Southeast are seeing softer sentiment. Clearly, affordability continues to be a significant factor – especially in the Southeast. The expected further cut in interest rates later this month would give the market a much-needed shot in the arm as we move into 2026."
