The final quarter of 2025 is shaping up to be one of the most pivotal periods for the housing market in recent years. With a delayed Government Budget on the horizon, shifting buyer sentiment, and an increasingly competitive sales environment, activity across the UK—and here in East Kent—is evolving rapidly. Below is our assessment of the current landscape and what it may mean for homeowners, buyers, and prospective sellers in Canterbury, Sandwich, and the surrounding villages.
A Cooling National Market Creating Local Opportunities
Across the UK, the average new seller asking price has fallen by 1.8% in November alone—the sharpest November drop in more than a decade—and sits 0.5% below the same period last year. While East Kent does not always track national trends exactly, broader market sentiment inevitably filters through to local buying behaviour.
For buyers in Canterbury, Sandwich, and rural East Kent, this cooling environment means increased choice and stronger negotiating power. The number of homes on the market nationally is now at a decade high. Locally, we are seeing a similar pattern: more stock coming to market, longer viewing lead times, and greater willingness among sellers to consider offers below initial expectations.
For sellers, this means pricing strategy is more important than ever. Realistic, evidence-based pricing aligned to current local demand is essential to maintain momentum.
Price Adjustments Becoming More Common
Rightmove reports that 34% of properties currently listed have undergone at least one price reduction, with an average reduction of 7%. We have observed similar dynamics across East Kent, particularly in mid-market family homes priced between £400,000 and £700,000.
Higher-value properties—particularly £1m+ country homes—are experiencing increased caution among buyers. This aligns with the national trend that shows the upper tiers of the market slowing more noticeably. In areas such as The Stour Valley, Sandwich Bay, and rural villages east of Canterbury, premium listings are taking longer to convert and are seeing more negotiation at offer stage.
Demand Remains Underpinned by Improved Mortgage Conditions
Despite wider uncertainty, the lending environment offers a measure of stability. The average two-year fixed mortgage rate has fallen from 5.06% this time last year to 4.41%, providing some reassurance to committed buyers.
We are seeing mortgage-approved buyers in East Kent remain active, especially those upsizing within the region or relocating from London—although this trend is somewhat softer than in previous years due to the wider economic backdrop.
The Upcoming Budget: The Key Variable Shaping Market Sentiment
One factor overshadowing all current market activity is the late-year Government Budget. Anticipation of potential changes to property-related taxation—particularly at the higher end of the market—is creating a “wait-and-see” mentality among both buyers and sellers.
In East Kent, this is manifesting in three notable ways:
- Delayed decision-making: Some buyers are postponing offers until Budget measures are confirmed.
- Cautious pricing: Sellers are more willing to adjust expectations to secure committed buyers ahead of any policy announcements.
- Slower upper-tier market: Premium coastal and countryside homes are most affected, as any tax changes could disproportionately impact this segment.
Until fiscal policy is clarified, the market will likely remain price-sensitive and negotiation-driven. Once the Budget is delivered, we expect a short period of recalibration as buyers and sellers reassess their positions.
East Kent Outlook for Early 2026
We anticipate a winter market characterised by stability rather than growth, but with pockets of strong activity where properties are well-priced and presented to a committed buyer pool.
Looking ahead to early 2026:
- Buyers may find the next several months an opportune moment to secure value before confidence returns post-Budget.
- Sellers will benefit from sharper pricing strategies and proactive marketing to stand out in a high-supply environment.
- The local market remains fundamentally strong—supported by Canterbury’s cultural and educational appeal, Sandwich’s ongoing development activity, and the coastal belt’s enduring desirability—but is temporarily subdued by national sentiment and policy uncertainty.
As always, the nuances of the East Kent market differ from national averages. Our team continues to monitor conditions daily and can provide tailored advice based on hyper-local insight.
Source: Rightmove Housing Market Update – November 2025.