House Prices in 2026 – What the Data Actually Shows

At this time of the year, there’s a lot of commentary about where UK house prices – often based on speculation but, more often than not, less focus on what the data actually shows.

In this video, Ruban Selvanayagam from Property Solvers cuts through the noise and examines what the real data reveals as we move into 2026 – based on completed sales, not asking prices or click-bait predictions.

This isn’t about forecasting headlines. It’s about understanding how buyers are actually behaving — and what that means if you’re selling, buying, investing or developing property in today’s market.

What’s covered 👇

📉 Why this housing cycle is an adjustment – not a crisis
📊 What ONS & HM Land Registry data really shows on achieved prices
🏙️ Regional divergence – London vs the Midlands & North
💷 Mortgage approvals, affordability and rate sensitivity
⏳ Why liquidity matters more than headline prices
🏷️ The widening gap between asking prices and sold prices
🚫 Why rising withdrawals ≠ forced selling
🏗️ Where the slowdown is really happening – viability, not resale
🏠 Flats vs houses – new-build vs second-hand
📐 How landlords, regulation and EPC rules are reshaping supply
🔍 Why local pricing discipline matters more than national averages.

💡 Key takeaway:
In my view, the UK housing market isn’t collapsing — it’s recalibrating. Prices are stalling, transactions are slower, and buyers are more selective. The winners in 2026 will be those who price realistically, understand local fundamentals, and work with the market as it is — not as they hope it might be.

📚RESOURCES REFERRED TO IN THE VIDEO
Property Solvers' Asking vs. Sold Price Tracker: https://www.propertysolvers.co.uk/we-...
Property Solvers UK House Price Data (key insights on sold prices in your local postcode / area plus other property market trends, recent sales / most expensive + cheapest streets, asking vs. sold prices, speed of sale and more): https://www.propertysolvers.co.uk/hom...

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#UKHousePrices #PropertyMarket2026 #UKHousingMarket #HousePriceData #PropertyTrends #SellingAHouse #PropertyInvestingUK #HousingAnalysis #HMlandRegistry #ONSData #PropertySolvers #UKProperty #RealEstateUK #HousePriceCrash #PropertyInsights

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📌CHAPTERS

00:00 - Introduction: What the Data Really Shows About UK House Prices as We Move into 2026
00:34 - Current Property Cycle is One of Adjustment Rather Than Crisis
01:05 - What a House Price Crash Actually Means
02:05 - What Office of National Statistics (ONS) and Land Registry Data Shows
02:26 - London House Prices Down
02:46 - Lender Indices: Halifax and Nationwide
03:16 - Mortgage Approvals and Buyer Demand
03:54 - Liquidity, Reductions and Withdrawals
04:16 - Property Solvers' Asking vs. Sold House Prices
04:29 - Homebuyers are Active but Highly Price Sensitive
04:39 - Optional Sellers vs Forced Sellers
05:19 - Hesitation and Price Discovery, Not Panic
05:27 - Repossessions, Employment and Credit Conditions
06:01 - Regional and Property Type Divergence
06:48 - Affordability, First-Time Buyers and Stamp Duty
08:17 - Supply, Viability and the Outlook for 2026
09:37 - New Home Sales
10:08 - Landlords' Influence on House Prices
11:52 - To Conclude... What Does the Data Actually Say as We Head into 2026?

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RUBAN SELVANAYAGAM
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Ruban Selvanayagam is a professional cash homebuyer, private rented sector landlord, auction specialist, blogger and media commentator.

JAMES DURR
  / james-durr-b1260a27