Sellers
08/09/2026
It’s no secret that the wider economic backdrop has been a challenging one this year. Ongoing global tensions, political uncertainty and rising mortgage rates have all taken their toll on buyer and seller confidence, and the property market in West Yorkshire hasn’t been immune to that.
But here’s what we want sellers across our areas to understand: slower doesn’t mean stalled. Looking at our own figures, the market is still very much moving, but it has become more important than ever to price a home realistically from day one.
What We’re Actually Seeing
Compared to the spring, recent activity has cooled across most of the market, with the number of sales agreed holding steady, despite a dip in the number of valuation appointments, homes going onto the market and viewings.
Compared to the same period last year, the picture looks softer still, but last year was one of the strongest on record for us, and likely wasn’t typical of the market more broadly across West Yorkshire. Measured against a more normal year, this slowdown looks a lot less dramatic than the headline percentages might suggest.
The Market That’s Still Moving: Up to £300,000
If you look at where the sales are actually happening, the picture becomes clearer.
Between March and May, 90% of our sales were for properties up to £300,000. In June and August, that figure was 88%, showing a market that remains firmly concentrated in the £100,000–£300,000 bracket, with a growing share (29%) at the more affordable end for properties valued below £150,000.
For sellers in this bracket, buyers are still active, viewings are still happening, and homes are still selling, provided the price reflects what buyers are genuinely willing and able to pay in today’s conditions.
Interestingly, we’ve also seen a run of stronger sales at the top end over the last three months, including properties around £400,000, and individual sales at £675,000, £775,000 and even £1 million. It’s a reminder that “slower” doesn’t mean uniformly quiet. Well-priced homes are still finding buyers across the board.
Beware of Agents Overvaluing to Win Your Instruction
With market appraisals down and competition between agents for new instructions increasing, we’re seeing a real risk of properties being overvalued simply to win the business. It’s an understandable temptation for an agent, a higher suggested price is flattering, and it’s an easy way to stand out when you’re comparing valuations, but it rarely serves the seller well.
An overpriced home doesn’t just sit for longer, it misses the crucial early-interest window when a listing is freshest and most visible, and it can develop a “why hasn’t this sold?” stigma among local buyers who are watching the market closely.
This very often results in the property selling for less than it would have done if it had been priced accurately from the start.
How We Price Properties at Robert Watts
This is exactly why we don’t chase instructions with inflated valuations. Our pricing is built on what’s actually happening on the ground in Cleckheaton, Highfield, Wibsey, Birkenshaw and the surrounding areas. Our team are experts who know the genuine recent sold prices, current buyer demand, and have an honest read of how quickly a fairly priced home is moving right now.
The market in West Yorkshire is still performing; it’s just more selective now than it was a year ago, and it rewards sellers who price with the current conditions in mind rather than last year’s expectations.
Thinking of selling in West Yorkshire? Get in touch with us today for a free, honest valuation, and find out what your home is genuinely worth in today’s market.
You can easily book a valuation with us 24/7 : https://www.robertwatts.co.uk/value-my-property/
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