Harborne and Edgbaston: Market Confidence Grows in Q2 2025

The property markets in Harborne (B17) and Edgbaston (B15)-based on houses only- delivered a clear message in Q2 2025: activity is rising, stock levels are increasing, and both sellers and buyers are adjusting to the realities of a price-sensitive environment. Beneath the surface of broader economic uncertainty, these two key Birmingham suburbs are showing renewed resilience, with local dynamics worth examining closely.

Two Markets, One Theme: Recovery in Momentum

Both Harborne and Edgbaston experienced a significant increase in properties available for sale over the last three months. Harborne saw a 21.8% rise year-on-year, while Edgbaston recorded a 29.6% increase, each marking a multi-year high for Q2. These stock increases indicate improving confidence among vendors — and a more competitive environment for buyers.

Edgbaston

Harborne

Buyer activity responded in tandem. Sales agreed in Harborne rose by 12.5% year-on-year (and nearly 30 percent from Q1), while Edgbaston recorded a 9.5%. These figures suggest that buyers, while cautious, remain engaged — especially when pricing reflects current market sentiment.

Pricing Pressures Meet Buyer Pragmatism

Both markets experienced notable pricing recalibrations:

• Price changes surged: Harborne recorded a 50 percent year-on-year rise in adjusted prices, while Edgbaston’s price changes rose by 41 percent, in line with national trends.

• Sales agreed below asking: In Edgbaston, sales were agreed at an average of £889,373, down 5.6% year-on-year but sharply up from Q1, indicating a recovery in transactional confidence

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• In Harborne, average agreed sale prices rose modestly by 3.1% year-on-year, reaching £400,235 — a strong signal of support at mid-range price points.

Price Per Square Foot: An Indicator of Market Strength

• Harborne’s average sale price per sq ft climbed to £356, up 5.3 percent year-on-year.

• Edgbaston’s agreed price per sq ft jumped to £503, a 5 percent annual increase and a notable 26 percent rise from Q1.

While sellers in both markets initially priced ambitiously, particularly in Edgbaston, buyers ultimately validated quality and location — provided expectations aligned with reality.

How Q2 Compares to the Longer-Term Norm

When measured against six-year Q2 averages:

• Harborne listings are up 24%; Edgbaston listings up 40%.

• Both areas recorded modest gains in sales agreed, suggesting demand is keeping pace with supply.

• Withdrawals were lower than average in both markets — a sign that more sellers are staying the course, rather than retreating from the market.

Outlook: Strong Fundamentals, but Precision is Critical

Q2 2025 has reinforced the idea that Harborne and Edgbaston remain highly desirable, but no longer immune to wider market forces. Increased choice is benefiting buyers, while sellers who understand the need for accurate pricing and timely strategy are more likely to transact successfully.

Thinking About Your Next Move?

At McHugo Homes, we specialise in guiding homeowners through complex market conditions with clarity and precision. Whether you're preparing to sell in Edgbaston, considering your options in Harborne, or simply curious about your home's current value, we offer real-time insights and tailored advice based on local data.

Schedule a confidential market review or valuation today and take your next step with confidence.