CM23 Property Market Update – October 2025

(Bishop’s Stortford, Manuden, Farnham & Berden)

October has been a noticeably different month in the local property market compared to September, and the numbers tell an interesting story. Here’s what we’ve seen across Bishop’s Stortford and the nearby villages, and what it may mean as we head towards the Autumn Budget later this month.

New Properties Coming to Market

99 homes were listed in October with an average asking price of £476,605.

In September, we saw:

• 116 new listings

• Average price £524,050

So we’ve had fewer properties launching, and the average asking price has come down.

What’s behind that?

A few things:

• Sellers appear to be pricing more realistically from the start.

• Some homeowners are choosing to wait and see what happens in the Budget on 26th November before making a move.

• The market has settled slightly after a busier late summer.

It doesn’t mean demand has gone — it just means new stock is being added more cautiously.

Sales Agreed

75 sales were agreed in October, with an average sale price of £531,906.
That’s higher than in September, where the average agreed price was £495,777.

What this suggests

Even though there were fewer properties coming to the market, the quality homes are still selling well, and at solid prices. There is still genuine buyer demand, particularly for:

• Family homes

• Well-presented properties

• Homes ready to move straight into

In short, buyers are still buying — they’re just more selective than before.

Price Reductions

Price reductions did still happen — they averaged £22,100 this month, which works out to about 5% off the asking price.
In September, reductions averaged £18,603 (around 4.5%).

The takeaway

When houses are launched too high, the market is forcing them back down.
However, homes that are priced correctly from day one are still selling without needing any adjustment.

So the strategy right now is quite simple:

Get your pricing right early → attract interest → avoid reductions later.

What Could Change Next? – The Autumn Budget

We’ve got the Budget coming on 26th November, and there is a lot of focus on what might happen around:

• Stamp Duty

• Landlord tax

• Capital Gains

• Help-to-buy style incentives

Any change to Stamp Duty could unlock more movement, especially for first-time buyers and families looking to upsize.
Any changes to landlord tax could bring more rental homes onto the sales market, or it could push some landlords to hold tight instead.

Either way, the weeks after the Budget will be important to watch.

We’ll put out a breakdown as soon as we know what’s changing.

Final Thoughts

October shows a steady market rather than a slow one:

• The right homes are still selling well

• Buyers are still active

• Accurate pricing and good presentation are the difference between a quick sale and sitting still

If you’re thinking of moving early next year, now is the time to start planning. Quiet preparation now usually means smoother moves later.

Considering a move in 2026?

Even if you're just looking for a steer on value, timing or where the market is heading, we are more than happy to help.