Cottingham Q1 2025 Property Market Report
Understanding what is really going on in the Cottingham property market is key to cutting through the noise and seeing the true picture–both locally and nationally. Despite the near
constant doom and gloom headlines predicting a housing crash since September 2022, the statistics tell a very different story. The
So, let’s investigate those property market stats, starting with the life blood of the housing market – new properties coming on to the market.
Nationally, 444,742 UK properties came onto the market in Q1 2025.
(Q1 = Jan & Feb & March)
Interesting when compared to 444,668 in Q1 2024 and 407,946 UK properties in Q1 2023.
New properties coming onto the market are a fundamental bellwether of the property market.
Why? Well in 2008 when we had a house price crash, the number of properties coming on the market in Q1 was over double that of 2007, this meant supply (number of homes on the market) vastly exceeded demand and consequently as economics dictated, house prices fell.
The balance of the number of houses that sell versus how many come onto the market determines what happens to house prices.
Want an insider’s tip to determine the direction of the Cottingham property market?
Start by hopping onto Rightmove and running a search for properties currently for sale in Cottingham. Make a note of that number. Then, run the same search again—but this time, include properties that are marked as ‘sold subject to contract’ (SSTC). Jot that number down too. The difference between the two gives you how many homes are currently sold stc.
Now, calculate the ratio: how many homes are available versus how many have sold (SSTC).
If that ratio is climbing month on month, it suggests confidence is returning and the market is picking up pace. If it’s falling, demand is cooling and things may be slowing down.
Want to get even more forensic? Break it down further—by property type and bedroom count. Detached, semi-detached, terraced, apartments… whatever fits your needs as a seller or buyer.
It’s a simple yet powerful way to read the pulse of the local market—and to make sure you act at the right time.
Next, looking at house sales nationally, 308,258 properties sold (stc) in Q1 2025.
However, the devil is in the data. Comparing with last year, in Q1 2024, 289,178 were sold stc and in Q1 2023, 276,482 properties sold stc.
Next, I want to look at what is selling nationally by price band.
34.6% of the properties that came on the market in Q1 2025 were in the up to £250k
price band, yet 40.6% of the home sales (SSTC) were in this price band.
41.2% of the properties that came on the market in Q1 2025 were in the £250k to
£500k price band, and an almost identical 41.1% of the home sales (SSTC) were in
this price band.
13.7% of the properties that came on the market in Q1 2025 were in the £500k to
£750k price band, yet only 11.3% of the home sales (SSTC) were in this band.
5.3% of the properties that came on the market in Q1 2025 were in the £750k to £1m
price band, yet only 3.9% of the home sales (SSTC) were in this band.
5.2% of the properties that came on the market in Q1 2025 were in the £1m + price
band, yet only 3.1% of the home sales (SSTC) were in this band.
Looking locally at the Q1 stats, starting with the number of properties in the Cottingham
area (HU16) that came onto the market in Q1 2025…
118 properties came onto the market in Q1 2025
in the Cottingham area.
The average price of those Cottingham properties coming to the market was £274,075.
The price range/band that saw the most listings was the £200k to £250k range, where 24 Cottingham area properties came onto market (followed by the £250k to £300k range, where 22 properties came onto the market).
Now, looking at sales in Cottingham…
108 properties were sold in Q1 2025 in the Cottingham area.
The average price of those Cottingham properties selling was £258,539.
The price range/band that saw the most sales was the £250k to £300k range, where 25 Cottingham area properties were sold (followed by the £200k to £250k range with 19 properties sold subject to contract).
Typical first-time buyer properties are leading the recovery.
Although economic turbulence remains, the UK property market is performing better than pre-pandemic activity levels.
Some of you might have noticed with the national listings and sales figures mentioned above, that the lower priced range of properties are performing better than the higher priced properties. For example, just over a third (34.6%) of UK listings were £250k or below, yet that price band accounted for just over four out of ten house sales (40.6%). Meanwhile, at the other end of the scale, in the £2m+ price range, even though the numbers are very small, the difference is quite startling, 1.26% of listings were £2m+, but only 0.52% of sales agreed were in the same range.
So, what does this all mean for Cottingham homeowners wanting to sell in this market?
Realistic pricing when you put your house on the market is everything!
In Q1 2025, there have been 224,750 price reductions on the 698,006 properties on the market.
In comparison, there were…
198,682 price reductions in Q1 2024, on the 633,417 properties on the market.
243,602 price reductions in Q1 2023, on the 590,481 properties on the market.
119,068 price reductions in Q1 2022, on the 424,796 properties on the market.
Buying or selling in Cottingham in the next 9 months?
Here’s what you need to know…
It’s nearly always better to price realistically from the outset—while your property is fresh on the market—than to start too high, miss the initial honeymoon period, and end up having to reduce. That reduction can lead potential buyers to ask, “What’s wrong with it?” Yes, higher mortgage rates and broader economic uncertainty remain challenging—but for many Cottingham buyers who were pushed to the sidelines during the intense bidding wars of 2021 and 2022, today’s slower-paced market offers time to breathe, plan, and strategise as we head into the traditionally busy post-Easter season.
There’s still healthy demand for well-presented homes, but if your asking price is out of sync with the current market, attracting serious buyers becomes harder.
Getting the price right is crucial—but not always easy. While many sellers turn to the property portals for guidance, remember: those figures often reflect aspiration, not reality.
As estate agents, we’ve got a broader toolkit: recent sold prices, £ per square foot, comparable homes, and crucially—an understanding of who is in the market right now for your type of home.
If the price needs adjusting, it’s better to do so quickly. And if you want to stand out, make sure your home looks like better value for money than the alternatives.
If you’re planning to trade up, now could be a smart time.
Let us not forget UK house prices are 15.1% cheaper today in real terms (i.e. after inflation) than three years ago.
Not in a rush to sell?
Becoming a landlord might be a route worth exploring—happy to chat about that too.
Just bear in mind: if prices do soften over the next 12–18 months, it may take a few years to return to last year’s levels.