Market Reports December 9, 2022

Regional Property Market Update Winter 2022: London

Market recalibration 

Price moderation and a sales slowdown are likely over the coming months but should be considered in the context of economic history, the frenzied post-pandemic market and the longer-term outlook.

The Autumn Statement provided a sobering assessment of the UK economy, but forecasts for the housing market are less dramatic than during 1989-1993 and the Global Financial Crisis in 2007. Inflation is expected to peak during the final quarter of 2022 before falling back over the course of 2023, and unemployment looks likely to remain lower than the 10-year average (5.3%)¹. The Global Financial Crisis, caused by banks lending more than borrowers could afford to pay, led to the more stringent mortgage lending criteria imposed since 2014. Today, only an estimated 4.2% of homeowners have less than 10% equity in their home².


Map_The Guild Winter 2022_London


Price correction

Property price growth is moderating and price correction is forecast. At 7.2% in the year to October, annual price growth remains considerably stronger than the 3.3% average between 2010 and 2019ᶟ. Since June 2020, average property prices have risen by close to £50,000, the equivalent of 24%, with lockdown and lifestyle changes spurring the market. Single-digit price correction is predicted for 2023/2024 before price growth is anticipated to return in 2025⁴. Buyers will continue to benefit from the 0% rate of stamp duty up to £250,000 until March 2025. With almost one in three movers ‘needs-based’⁵, such buyers will present sales opportunities. 

2022 is set to be the busiest market since 2017, with the exception of 2021. Zoopla estimates there are around 293,000 sales currently in the pipeline to be completed before the end of the year. Sales volumes are predicted to be around 1 million in 2023, a level more on par with the pre-pandemic norm (Zoopla, JLL). October saw a 13% uptick in new supply to the market compared to a year ago, although stock levels remain low by historic standards (RICS).  

Across the London market, the time taken to sell a property has nudged upwards over the past month. However, at 54 days it remains less than 69 days in October 2019 (Rightmove). Tower Hamlets is currently the most active property market in the region. 

Table_The Guild Winter 2022_London

9%, 9%, 9%

Average property prices are expected to end the year 9% higher than where they started, but this growth is set to be countered by a 9% fall in property prices over the course of 2023/2024. House price growth of 9% is then expected over the course of 2025 to 2027¹. While such predictions will undoubtedly impact the market, almost one in three movers are ‘needs-based’, prompted by personal circumstances and job changes. These people will still need to buy and sell property.

The decade to 2021 saw the population of England and Wales grow by 3.5 million and the number of households by 1.4 million. In London the number of households increased by close to 158,000 and the population by over 625,000. Early 2023 will see the release of new census information reflecting how the number of private dwellings across the capital has changed. 

¹Dataloft, ONS, Office for Budget Responsibility, 10-year average 2010-2019, ²JLL ᶟDataloft, Nationwide, ⁴Office for Budget Responsibility, ⁵Dataloft, Property Academy, survey of 10,000 home movers 2022



Properties for sale in London


Hounslow, Middlesex, 1 bedroom

Hounslow, Middlesex, 1 bedroom

This freehold detached property, with its sleek modern interiors, offers a formal lounge which opens up via bi-folding doors onto a private courtyard / garden, a generous kitchen/dining room, plus a w/c on the ground floor. On the first floor is a super sized double bedroom with built in wardrobes and an en-suite shower room. Externally there is a secure gated driveway with parking up to two cars, gated side access and a private courtyard garden. 


Herne Hill, Lambeth, 4 bedrooms

Herne Hill, Lambeth, 4 bedrooms

This chain free four bedroom period terraced house is located only moments from Ruskin Park. Residing in a poplar enclave of houses that form their own little community, the area offers excellent transport links to central London as well as Carnary Wharf. This four bedroom period property comes to market chain free. The house has an extended kitchen as well as utility room. The property with its loft conversion also offers good size bedrooms and two bathrooms. The garden is a fair size with room for entertaining.


Walthamstow, London, 4 bedrooms

Walthamstow , London, 4 bedrooms

This beautifully refurbished double-fronted family home is located a few minutes walk to Epping Forest. On the ground floor there is a cosy snug, study, a spacious through lounge and a generous kitchen/diner. The first floor offers three bedrooms with a first floor bathroom and stairs leading to a further bedroom with en suite. 


Contact us

Sell your property with your local expert this winter. Contact your local Guild Member today.



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