Rightmove’s February house price index reveals favourable buying conditions, with the high number of homes for sale giving buyers choice and negotiating power.
Although market activity is difficult to compare with this time last year due to the looming stamp duty deadline, Rightmove says current trends look stronger when compared with 2024.
The number of newly listed properties for sale is 1% lower than this time last year, but 11% higher than two years ago. Similarly, the number of sales agreed is 5% below this time in 2025 but is 9% higher than at this time in 2024.
“With the peak spring selling season approaching, buying conditions for 2026 movers are favourable,” Rightmove said.
Although the average asking price is “virtually flat” at £368,019 (down £12) the standstill provides a boost to first time buyers. With a 4.7% rise in average earnings outpacing the total property price growth of 1.5% over three years, affordability is improving.
The Financial Conduct Authority’s mortgage market review could lead to changes for the mortgage market, but in the meantime, enhanced flexibility on loan-to-income limits and stress testing are helping buyers to explore options – including loans of up to six times income.
Overall, 2026 is shaping up to be a good year to buy due to improved affordability and plenty of choice, Rightmove said.
“Last year’s review of the Loan-to-Income cap and reminder to lenders about stress testing flexibility by the FCA, have had the intended positive outcome of enabling the typical buyer to borrow more,” Righmove’s mortgage expert Matt Smith added.
“On top of this, there continues to be a strong focus from lenders on helping first-time buyers, with many lenders creating new products to help eligible buyers to borrow larger sums. This is a big contributor to improving affordability as both first-time buyers and home-movers are better equipped to borrow what they need and can afford to repay.”
Propertymark CEO Nathan Emerson said the figures make it difficult to form a “clear and definitive picture” of how the market will perform.
“Early indications suggest conditions may be stabilising rather than slowing, but we will need to see how the remainder of February unfolds,” he added. “Overall, 2026 is shaping up to be a more balanced and sustainable year for the housing market.”
