Market set for boost as seller confidence returns, says ValPal data
The UK housing market is set to see a more energetic start to 2026 as improving affordability and renewed confidence encourage sellers to act more decisively, according to new analysis of online valuation behaviour.
In its December market outlook, Rightmove predicted a 2% rise in asking prices across Great Britain in 2026, following a modest fall in 2025, pointing to improving buyer affordability, greater market stability and the return of movers who paused plans amid prolonged economic and Budget-related uncertainty.
Behavioural data from ValPal's online valuation tool suggests that, beneath the surface of last year's subdued transaction volumes, seller intent remained resilient. Analysis of more than 1,260,145 online valuation leads and 239,428 resulting instructions during 2025 shows that while many sellers delayed formal market entry, a significant proportion moved quickly once they decided to act.
Around 30% of instructions were secured within 30 days of an initial valuation request, indicating a cohort of more committed sellers who progressed decisively, even during a slower market. At the same time, a substantial number of instructions occurred much later, underlining how online valuations are often used as an early research or timing tool rather than an immediate trigger to sell.
Across all valuation leads, the average time from valuation to instruction was 61 days, reflecting a mix of early movers and sellers who waited for clearer signals on affordability, pricing and wider market conditions. This figure includes both fast-moving direct website leads and those generated via online marketing, like Facebook ads, which tend to take longer to nurture.
Sellers have done their homework
Commenting on the findings, Craig Vile, director of The ValPal Network, said the data showed that 2025 was less about a lack of demand and more about confidence and timing.
"Many sellers were clearly active in the background, checking values and preparing, even if they were not ready to move straight away. When sellers were motivated or circumstances demanded it, they moved quickly and decisively," he said.
"As the market moves into 2026, improving affordability and greater economic clarity should help shorten decision-making timelines. The data suggests there is a sizeable group of sellers who have already done their homework and are simply waiting for the right moment to instruct."
The findings support the view, shared by many market commentators, that 2025 demonstrated the underlying resilience of the UK housing market, despite muted headline activity. Sellers did not disappear; many were 'waiting and seeing', monitoring affordability, pricing and wider economic signals.
"With Rightmove noting that a significant proportion of movers had been looking for clarity before progressing, early 2026 could see a release of pent-up seller activity, particularly among those who have already engaged with valuation tools and are well prepared to move," said Vile.
"While this does not point to a rapid return to boom conditions, it does suggest a more constructive and confident start to 2026, driven by steady improvements in affordability and sentiment rather than speculation."
