Here's what the data shows, and more importantly, what it means if you're thinking about moving.

Across the Bexleyheath area, the market in May 2026 looks like this compared to the same month last year

What's interesting here is that available stock is up, which tells us there are more homes to choose from than this time last year. But new instructions are down, meaning fewer sellers are actively coming to market in May itself. That's a sign that a good chunk of the stock sitting on Rightmove has been there a while.

Sales agreed are also lower year-on-year. Some of that reflects the wider economic mood, with buyers being a little more cautious, but the gap between the number of homes available and the number actually selling is worth paying attention to.

Price reductions are actually down compared to May last year (49 this May vs 56 last May), which on the face of it sounds positive. But look a bit deeper, and agents across the patch have been reducing by an average of around 3.5 to 5.9 per cent when they do cut. That's not a small trim. That's a meaningful chunk of money being left on the table because the property was overpriced from day one.

Rates have been a topic of conversation for a while now, and June 2026 is no different. Here's where things currently stand:

The base rate has come down from its 2023 peak of 5.25%, which is good news. Fixed rates have been slowly easing too, and experts broadly expect further cuts during 2026, though nothing is guaranteed. The next Bank of England decision is on 18th June.

The key takeaway for anyone currently sitting on their lender's standard variable rate: you're likely paying around 7% when you could be locking in at closer to 4.5%. That's a significant monthly difference. Speak to a broker, because the savings can be substantial.

For buyers, rates are still higher than the pre-2022 lows, but the market has adjusted to them. Sellers who understand what their buyer's monthly payment looks like at current rates will price their homes more realistically — and that helps everyone.

If you're thinking about moving in 2026, here's the honest picture:

The market is active, but selective. Buyers are out there, mortgages are being agreed, and properties are selling. But buyers have more to choose from now than they did last year, and they're less willing to overpay. The homes that are presenting well, priced sensibly, and marketed properly are the ones moving.

Don't wait for the market to do the work for you. Some homeowners are holding out for a big price bounce. That may come eventually, but if you're planning to move in the next 6 to 12 months, the strategic play is to get ahead of any further softening — not wait for it.

Presentation and marketing make a genuine difference. In a market where buyers are comparing 10 or 15 properties before booking a viewing, how your home looks online, how it's described, and how it's promoted on social media determines whether it gets shortlisted or skipped over. This is something we think about with every property we take on.

I'll say it plainly because I think it matters: the biggest mistake sellers make in this kind of market is starting too high. I understand why it happens. Your home means a lot to you, and it's natural to want to see a number that reflects that. But the data is clear — properties that launch at inflated prices are spending longer on the market, having to reduce, and often selling for less than they would have done if they'd been priced properly from the start.

A realistic valuation, based on what homes are actually selling for locally right now, combined with strong marketing, gives you the best chance of achieving the best price. That's not a compromise. That's the strategy.

Aaron & Jesse

Your Bexleyheath Property Experts