For anyone trying to buy, sell or move home, it can be difficult to know what to make of the housing market.
Headlines often focus on uncertainty, affordability pressures and changing interest rate expectations. But behind that, people are still moving.
At UKREiiF, Richard Donnell, Executive Director at Zoopla, shared a clear view of the market. There are record numbers of homes for sale, transaction volumes remain strong, and first-time buyers are still active.
The housing market has not stopped. But it has changed.
People Still Want to Move
Moving home is rarely just a financial decision.
People move because their lives change. They need more space, less space, a different location, a shorter commute, a first home, a rental property, or a fresh start.
That is why activity can continue even when the market feels uncertain.
Richard highlighted that there are record numbers of homes for sale, showing that people still want to move. He also pointed to strong transaction volumes, with the market back to around 1.2 million transactions a year.
That matters because a functioning housing market depends on movement.
When people can move, chains can progress, sellers can list, buyers can buy, and the wider property market has more confidence.
Affordability Is Still the Big Challenge
While people are still moving, affordability remains one of the biggest pressures in the market.
Higher mortgage costs, household bills, deposit requirements and wider financial pressures all affect what people can afford. For many buyers, the question is not simply whether they want to move. It is whether the numbers work.
This is especially important for those trying to move from renting into home ownership.
Richard noted that the housing market increasingly works for people who can access a mortgage or have support from family. For those who need help bridging the gap into home ownership, the challenge is much greater.
That affordability gap is one of the reasons demands remains high in the rental market.
First-Time Buyers Are Still Active
One of the more positive points from the discussion was the strength of first-time buyers.
Despite the challenges, first-time buyers are still finding ways to access the market.
That does not mean it is easy. Many are having to save for longer, adjust their expectations, consider different locations or rely on family support where available.
But their continued activity shows that demand for home ownership is still there.
For sellers, this is important. A cautious market does not mean there are no buyers. It means buyers are likely to be more considered, more price-sensitive and more focused on affordability.
Sellers Need to Understand the New Market
For sellers, the message is not that the market has disappeared.
It is that pricing and presentation matter.
When buyers are more cautious, they will compare properties carefully. They may be less willing to overpay, quicker to question value, and more aware of what they can afford each month.
That means realistic pricing is important.
A well-presented home, priced in line with current market conditions, is more likely to attract serious interest. Overpricing can risk slowing momentum, especially when buyers have more choice.
Buyers Have More Choice, But Still Face Pressure
For buyers, more homes for sale can mean more choice.
That can be positive, especially after periods where supply felt limited. More choice can give buyers time to compare properties and make more informed decisions.
But choice does not remove the affordability challenge.
Monthly costs still matter. Mortgage rates still matter. Deposits still matter. And for many buyers, especially first-time buyers, the gap between wanting to move and being able to move can still feel significant.
That is why understanding your budget early is so important.
Before beginning a property search, buyers should have a clear view of what they can afford, what support is available, and how different mortgage options could affect monthly payments.
The Market Is Moving Differently
The key point is that the housing market is not frozen.
It is moving differently.
People are still buying and selling, but decisions are being shaped by affordability, confidence and personal circumstances. Some buyers are active. Some sellers are adjusting. Some renters are staying in the rental market for longer. Some first-time buyers are finding a way forward, while others are still waiting for the right conditions.
This is a market where good advice matters.
Whether you are buying, selling, renting or planning your next move, understanding what is happening beneath the headlines can help you make a clearer decision.
Looking Ahead
The housing market continues to move, but affordability is reshaping how people move through it.
For buyers, the focus is on what is realistic. For sellers, it is about understanding demand and pricing carefully. For renters, the pressure of affordability may continue to influence future decisions. For first-time buyers, access to finance and support remains key.
The market has not stopped.
But it is more considered, more price-sensitive and more shaped by affordability than before.
All of our UKREiiF panel sessions are now available on demand.
