The autumn property market has started with a modest improvement, according to Rightmove’s September 2026 House Price Index. However, with buyers enjoying plenty of choice, accurate pricing and good presentation remain essential for anyone hoping to secure a sale.

For sellers and landlords across North Essex and South Suffolk, the report offers encouragement alongside a clear reminder to base decisions on current local conditions.

The average asking price of newly marketed homes across Great Britain increased by 0.7% in September to £367,440. This was the first monthly increase since May and slightly stronger than the usual September uplift.

Nevertheless, asking prices remain 0.8% below the same time last year. The improvement suggests a seasonal recovery following a quieter summer, rather than clear evidence of a sustained rise in values. These figures reflect the prices sellers initially ask for their properties, rather than the amounts buyers ultimately pay.

Closer to home, the East of England recorded an average asking price of £414,809, up 0.2% over the month but 1% lower than a year earlier. The average time to find a buyer in the region was 69 days.

These regional figures provide useful context, but they cannot determine the value of an individual home. Location, condition, property type and competition from similar homes all influence the price a buyer will be prepared to offer.

Buyers have considerable choice. Rightmove reports that the number of homes available for sale is at a 12-year high for the time of year, while buyer enquiries and sales agreed are both 9% below September last year.

For sellers, this makes the initial asking price particularly important. Buyers can compare several suitable properties and may overlook a home that appears expensive against its competition.

Rightmove’s analysis found that 74% of homes sold so far this year did not need an asking price reduction. That does not guarantee a sale for every realistically priced property, but it reinforces the value of getting the launch price right.

At Boydens, our advice is to agree a price supported by comparable evidence, prepare the property carefully for photographs and viewings, and review feedback promptly. If interest is limited, an early discussion about price, presentation or marketing can help keep the sale moving.

Timing also deserves careful consideration. Nationally, the report puts the average time to find a buyer at 64 days, followed by a further 150 days to complete. Together, that is approximately seven months, although individual transactions vary considerably.

Sellers starting now should therefore allow realistic timescales, particularly where a chain is involved. Instructing a solicitor early and gathering the necessary paperwork can help avoid preventable delays.

For landlords, the report is relevant whether you are retaining, selling or considering another property. It measures the sales market, so it should not be used as evidence that rents or tenant demand are moving in the same direction.

If you are considering selling a rental property, obtain an up-to-date valuation and discuss the likely buyer audience before deciding how to proceed. Where a tenant is already in place, exploring a sale to another landlord may be worthwhile. The tenancy details, rental income and property condition will all help prospective investors assess its suitability.

Landlords retaining their properties can use this as a prompt to review overall performance, including rental income, running costs, maintenance and future expenditure. A change in asking prices alone does not establish whether a property remains a sound investment.

For those looking to expand, greater choice may create opportunities to negotiate. Any purchase should still be assessed against achievable local rent, likely costs and the property’s condition.

Boydens has been helping owners across North Essex and South Suffolk since 1966. Whether you are planning a move, reviewing your rental portfolio or considering selling an investment property, our teams can help you understand your options.

Contact your local Boydens branch in Colchester, Kelvedon, Frinton-on-Sea or Sudbury for a sales valuation or a review of your rental property.

Source: Rightmove House Price Index, 21 September 2026. Figures relate to asking prices and market activity reported by Rightmove; regional and national averages are not individual property valuations.