New data from The ValPal Network points to a widening divide in seller sentiment across the UK, with regional markets powering ahead while London and the Southeast experienced steep declines in online valuation activity during November.
The Northeast led the country with a 45% year-on-year rise in valuation leads, making it the strongest-performing region and signalling renewed confidence among prospective sellers.
Northern Ireland and the Central Southern region also recorded solid growth, suggesting activity is consolidating outside traditional high-value areas.
In contrast, several of the UK’s most expensive markets saw sharp reversals. Central London valuation activity fell by 36%, Outer London by 38% and the Southeast by 67% compared with November 2024. The Home Counties dropped by almost half, partly reflecting the unwinding of unusually high activity late last year as sellers rushed to beat
APRIL STAMP DUTY CHANGES
The data indicates that affordability pressures, lifestyle shifts and concerns around forthcoming tax policy are driving homeowners in higher-value areas to pause, while regional markets continue to gather momentum.
The Government’s planned high-value property levy, due in 2028 and widely regarded as a mansion tax, is already influencing behaviour.
Major tax changes often shape seller decisions years ahead, and downsizers with substantial equity may look to move before new thresholds are introduced.
CHANGING HABITS
Consumer habits are shifting too. ValPal’s hour-by-hour analysis shows peak usage between 10am and 2pm, with strong engagement continuing into the evening. Family-sized homes remain the biggest draw: three-bedroom valuation requests rose 52% year-on-year, two-bedroom homes by 39% and four-bedroom homes by 15%.
Craig Vile, director of The ValPal Network, says: “Agents cannot afford to wait for momentum to come to them.
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.”
MARKET IN TRANSITION
And he adds: “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.”
