As we move from summer into autumn 2025, it’s fair to say the market has felt very mixed this year. Most estate agents I speak with across the Lake District and Cumbria, and more widely through my work with Propertymark, are reporting a varied picture. I am fortunate to have insight not just locally, but across the country, which means I can see trends unfolding as they happen.

Here in the North West, the market remains relatively strong compared to the rest of the UK. There are a few key reasons for this: Manchester continues to be a major hub, yet many people are looking for a quieter life outside the cities. Cumbria and the Lake District are obvious beneficiaries of this shift, attracting both UK-based and international buyers. This demand has supported prices, but I am also seeing a more realistic pricing approach from homeowners. Sellers now recognise that if they want to move, they need to price sensibly. Negotiation is very much expected, particularly at the higher end of the market, and most homeowners understand this.

Earlier this year, the stamp duty changes in April created a pause. Many expected a rebound in May and June, but that never truly materialised. Instead, the market settled into what I would call a more “normal” pace, more reflective of pre-Covid conditions, when homes often sat on the market for several months before selling. For my clients, this environment has meant that negotiations are possible at reasonable levels, and in many cases, I am saving them far more than my fee, often amounts they would not have achieved negotiating alone.

Industry data this summer has highlighted the mixed picture well. Nationwide has reported a 0.6% increase in prices, while Halifax shows a 0.4% rise. Rightmove, however, has revised its annual growth forecast down from 4% to 2%, which mirrors the reality on the ground. Locally, I see more stock available than at any time in recent years. The positive news is that buyers who are active in the market now are generally serious, high-quality purchasers, and I am able to guide them through the UK property system while ensuring they buy in areas, whether in Cumbria, the Lake District, or parts of the Yorkshire Dales, that will hold their value even during more uncertain times.

At the top end of the market, there is still a significant proportion of property that is never publicly advertised. I have recently secured a home off-market in the top 5% of valued homes locally, where discretion and calmness of process were essential to both parties. These kinds of opportunities continue to come to me regularly, and this is an area where a buying agent makes all the difference.

Looking ahead, there is much industry chatter around stamp duty reform. Leaked suggestions from government indicate we may see changes in the autumn budget. The most notable idea is that the liability might shift from the buyer to the seller. If this happens, it could encourage downsizers to bring forward their plans to avoid additional costs. Of course, nothing is confirmed, and as always, the detail will matter enormously. The intention behind such a reform is to ease the burden on buyers and stimulate the lower end of the market, which in theory would help activity feed upwards. Whether this works in practice remains to be seen.

For now, my focus remains on helping clients navigate the realities of today’s market. Strategic negotiation, patience, and being open to adapting a property to suit your needs are often the key to success. No home is ever 100% perfect, but with the right vision and the right local contacts, it can become the home you truly want. This is where Lake District Relocation stands apart, I not only find and negotiate your property, but I can also introduce you to trusted local tradespeople who can help with renovations, kitchens, bathrooms, decorating, extensions, and more. For those relocating to the area, this removes a great deal of uncertainty and helps you settle more quickly.

The two most challenging types of move I see remain downsizing and relocation from abroad. Both can be overwhelming, but they are also areas where I specialise. If this is you, please know that there is support available, and I would be happy to help.

As we approach autumn, I expect negotiations to continue to play a big role, and for buyers, this means opportunity. With the right advice and the right strategy, this is still a very good time to buy in the Lake District and Cumbria.

In Summary

The property market moving into autumn 2025 feels more balanced, with realistic pricing, greater opportunities for negotiation, and strong demand continuing across the Lake District, Cumbria, and the wider North West. For buyers, this is a time to be strategic, well-advised, and ready to adapt.

If you are considering a move in 2026, whether relocating, downsizing, or searching for a second home, it is never too soon to start the conversation. Early planning is key, and I can guide you through the process from the very beginning. If you’d like to explore your options, please do get in touch, I would be delighted to help.