BR6 Housing Market Review – January 2026

January has opened with a change in tone across the housing market, and while national headlines talk of renewed confidence, homeowners in BR6 would be wise to look beyond the noise and focus on what is actually happening on their own doorstep. This part of the London fringe has always behaved slightly differently from the wider market. It is not driven by first-time buyers or speculative investors, but by family movers, equity-rich downsizers and long-term owners making considered decisions. That remains the case as we move into 2026.

Nationally, January has delivered the strongest start to the year in over a decade. According to Rightmove, the average asking price of homes coming to market jumped by 2.8 per cent in January to £368,031, the largest January increase ever recorded and the biggest monthly rise since mid-2015. On the surface, that sounds bullish. Confidence has clearly returned after the uncertainty that followed last year’s Budget, and buyer activity surged in the days immediately after Christmas. Rightmove recorded its busiest Boxing Day ever, with demand in the two weeks after Christmas running 57 per cent higher than the two weeks before, while new listings jumped by more than 80 per cent.

However, those same figures also reveal a less comfortable truth for sellers. The number of homes available for sale nationally is at its highest for a January since 2014, and roughly a third of properties already on the market have needed a price reduction. In plain terms, confidence has returned, but competition has returned with it. Buyers may be more active, but they are also more selective, better informed and under no pressure to rush. 

This matters in BR6 because this is not an area where buyers stretch blindly. They compare roads, plot sizes, schools, condition and presentation in forensic detail. Many are trading up from nearby postcodes, or relocating from inner London with a clear idea of what they want. When there is choice, as there is now, asking prices are scrutinised and optimism is tested quickly.  Our recently published article titled "serious sellers are moving – and here’s what they’re doing differently" explains this in further detail.   

Mortgage affordability has improved compared with late 2023 and early 2024. Rightmove’s data shows average two-year fixed rates at their lowest since before the September 2022 mini-Budget, and wage growth has outpaced house price growth over the past year. That has helped bring buyers back into the market, particularly at family-house levels. But higher borrowing costs have left a lasting mark on buyer psychology. Value matters more than it did during the boom years, and buyers are far less forgiving of poor pricing or tired presentation.

Looking more locally, forecasts from Zoopla underline that Bromley is entering 2026 in a steady rather than surging position. Ranked 97th out of 120 UK postal areas for growth prospects this year, Bromley is expected to see modest price rises broadly in line with last year’s 0.2 per cent growth. That is not a warning sign. It is a reflection of a mature market adjusting to higher mortgage rates and a more balanced relationship between supply and demand.

Zoopla’s figures show average days to sell sitting at around 46, compared with a UK average of just under 40. Fourteen per cent of properties have required price reductions of five per cent or more, and almost a quarter have been on the market for over six months. Demand has not disappeared, but it is disciplined. Buyers are prepared to move quickly when something is priced correctly and presented well, but they are equally prepared to wait when it is not.

This context is crucial for BR6 homeowners, particularly those sitting on properties valued between £650,000 and £3,000,000. At these levels, averages across the borough or even the postcode become less useful. What matters is what is actually selling, where, and why.

Data from PriceHubble paints a clear picture of recent activity within BR6 itself. Over the past 12 months there have been 592 house sales, compared with just 91 flat transactions. This is, first and foremost, a houses market. In 2025 alone, 482 houses changed hands, underlining that despite economic headwinds, family homes in this area continue to sell when priced and marketed correctly.

The average sale price for a house in BR6 over the last year sits at £577,140. On its own, that figure can be misleading for many owners reading this. It is dragged down by smaller houses, compromised locations and properties requiring extensive work. More telling is the performance of the top end of the market. The top ten per cent of house sales achieved an average of £1,106,130. That is where quality homes on strong roads, with good plots and sensible pricing, are transacting.

This gap between average prices and top-end achieved values explains why automated online valuations often fall short for BR6 homes. Algorithms struggle to account for the difference between two houses with the same postcode but very different attributes. A formal, in-person appraisal allows for proper consideration of condition, layout, orientation, scope to extend and recent comparable sales that never make the headlines.

Flats tell a different story. Average flat values sit just under £280,000, with the top ten per cent reaching around £498,000. Transaction volumes are lower, and buyer demand is more sensitive to mortgage rates and service charges. For most homeowners reading this article, flats are not the benchmark. Houses are.

What is consistent across all price ranges is the importance of first impressions. In a market where buyers have choice, the initial launch period is critical. Properties that come to market overpriced often end up chasing the market down with reductions, while those that are priced competitively from the outset tend to generate stronger early interest and better final outcomes. This is not about underpricing for the sake of it. It is about positioning a property where buyers can see value relative to alternatives.

BR6 buyers are pragmatic. They understand that mortgage rates are higher than they were during the ultra-low period, and they factor that into their offers. They also understand that well-located family homes remain scarce in absolute terms. When something ticks the right boxes and is sensibly priced, competition still exists. When it does not, silence follows.

Timing also deserves mention. Early 2026 is shaping up as a sensible window for those considering a move this year. Spring traditionally brings the strongest levels of buyer activity, particularly from families planning moves around the school calendar. Listing too late can mean competing with a flood of new stock, while listing too early without proper preparation can blunt momentum. This is where experienced advice becomes valuable.

Preparation is not just about decoration, although presentation matters. It is about understanding what buyers in your price bracket expect, what they will overlook and what they will not. Some properties benefit from modest pre-sale works that significantly improve marketability. Others are better left alone, with price reflecting condition. There is no universal rule, and this is where generic online guidance falls short.

The overriding message for BR6 homeowners in January 2026 is that this is a stable, functioning market with real buyers, not a runaway one. Confidence has improved, affordability has edged forward and activity levels are healthy. At the same time, buyers are cautious, analytical and in no rush to overpay. Sellers who succeed are those who listen to experienced local advice, price with realism and present their homes properly from day one.

If you are in the early stages of considering a sale, the most sensible first step is not to rely on an instant online estimate. Those tools can provide a rough starting point, and they certainly have a place within the intial stages of considering a sale, but they cannot replace an informed appraisal carried out in your home, backed by local evidence of what has actually sold and why. An experienced agent will talk you through current market conditions, achievable values, recent comparable sales and whether any works are worth considering before you go to market.

In a postcode like BR6, where individual houses vary so widely and buyer expectations are high, that conversation can make the difference between a straightforward sale at a strong price and a drawn-out process filled with frustration. Early 2026 offers opportunity, but only for those prepared to approach the market with clear eyes and sound advice.