Homeowners trading up to more expensive properties made up 70% of simultaneous sellers and buyers in the first quarter of 2026, according to property data platform reallymoving – the highest proportion in nearly five years.
The company attributes the steady resurgence in upsizing activity to a gradual easing in borrowing costs which have made it more manageable for households to take on larger mortgages. The improvement in affordability has been reinforced by a sustained fall in real house prices.
The figure represents a marked recovery from a low point in 2023, reallymoving says, when downsizer activity peaked as mortgage costs surged. Since then, the share of upsizers has risen steadily. The proportion of transactions backed by a mortgage reached 82.5% in January 2026, its highest level in eight years.
Rob Houghton, co-founder and chief executive of reallymoving, said the increase in upsizing illustrates how closely mover behaviour tracks borrowing costs.
“When mortgage rates peaked, we saw downsizer activity surge, suggesting many homeowners were freeing up equity to help family members buy,” he explained.
“Now that borrowing costs have eased, upsizers are firmly back in the driving seat.
“Real house prices have fallen significantly in recent years, so while mortgage rates remain higher than the ultra-low levels of the pandemic era, the overall affordability equation has improved. Despite the cost-of-living crisis, the jump to a larger property has become achievable again for many homeowners.”
Behavioural data also points to a shift in the places upsizers are choosing to move to. The median distance covered in a home move has fallen to nine miles, its lowest level since before the pandemic, as home owners seek additional space without leaving established communities.
The number of upsizers choosing to remain in their current postcode is also increasing, with the 41% of homeowners staying local representing a 10-year high.
“We’re seeing a clear shift towards people upsizing within their existing communities and staying close to schools, work and support networks rather than relocating further afield, Houghton said.
“The trend for longer distance moves we saw during the pandemic years has now fully reversed.”
He concluded:
“If mortgage rates continue to fall through 2026, the traditional ladder dynamic – homeowners stepping up to larger properties – could reassert itself as the defining feature of the market.”
