Premium Listings, Selective Buyers, and a Market Divided

October 2025 delivered a fascinating month for two of Birmingham’s most desirable postcodes. Harborne and Edgbaston, a month marked by rising expectations from sellers, increased choice for buyers, and pronounced differences between the types of homes coming to market and those actually securing offers.

This wasn’t a month driven by frenzy or urgency as it was last year with stamp duty “holiday” period coming to an end in early 2025. Instead, it highlighted the thoughtful, selective behaviour now shaping the premium end of the Birmingham market.

More Homes on the Market, but Fewer New Ones Arriving

Both suburbs ended October with more overall choice available to buyers, though fewer new homes were launched during the month.

Harborne’s snapshot shows:

• 320 homes on the market (up from 293 the year before)

Just 38 new listings, down dramatically from 55 in 2024
This reflects a clear behavioural shift: homeowners are choosing to wait for the more favourable spring months. Or, as is coming up in most conversations, a pause whilst we await the news of the latest Budget that could have impacts on the property market.

Edgbaston (B15), though not represented with a dedicated October dataset, mirrors this pace through its year’s pattern: a growing pool of available stock, but notable caution from homeowners looking to launch late in the year.

Asking Prices Jump Significantly - Driven by Property Type, Not Market Inflation

One of the most striking features of October was the sharp rise in advertised values in Harborne:

• New listing average: £493,579 at £402 per sq ft

• Up 33% year-on-year on headline price

Up 20% year-on-year on £ per sq ft
This does not mean that Harborne house prices rose by a third in twelve months.

Instead, it reveals a shift in the mix of homes launching:

• More large, premium family houses

• Fewer flats and terraces

• A weighting toward higher-value roads and spacious period homes

Edgbaston’s upper quartile market behaves in similar fashion. It is highly influenced by mix: a handful of large detached homes or period property can dramatically increase average asking prices for a given month.

Sales Agreed Tell a Very Different Story - A Classic Case of Two-Speed Market Behaviour

While new asking prices soared, the homes actually going under offer in Harborne told a more modest, more grounded story:

• Sales agreed average: £325,590

• Down from £415,871 the previous year

£ per sq ft rose slightly to £324
This is the clearest indicator of what’s really happening in the market:

• Buyers gravitated toward smaller, more manageable homes

• Flats and terraces dominated the agreed sales

• Family homes priced at the upper end saw interest but not necessarily commitment

This “two-speed” pattern—premium listings rising, while mid-market homes transact—is exactly what we see in Edgbaston as well. Buyers at the top end are more cautious; buyers in the mid-range remain active and confident.

Buyer Activity Remains Steady, Despite Seasonal Slowdown

Harborne’s October performance shows a measured but healthy level of activity:

• 40 sales agreed, up from 31 in October 2024

Slightly below the six-year average of 46
A surprising detail:
Sales agreed actually increased from September to October — a 21% rise.
That is unusual for autumn and speaks to a resilient core of serious buyers in these postcodes.

The same dynamic is evident in Edgbaston’s year-long trajectory: a quieter but consistent flow of committed purchasers who act when the right home appears.

Withdrawn Listings Rise - Evidence of Over-Ambitious Pricing

October saw a meaningful jump in homes taken off the market:

39 withdrawals in Harborne, compared with 28 last year
This figure is telling. Withdrawals often occur when:

• A home launches at a price that doesn’t meet buyer expectations

• Sellers decide to wait for spring

• Plans change or timescales soften

This behaviour is particularly common in premium suburbs like Harborne and Edgbaston, where sellers often have the financial flexibility to pause and reassess rather than accept a lower-than-expected offer.

Fall-Throughs Hit Their Lowest Level for Years - A Strong Sign of Market Stability

Perhaps the most encouraging statistic of the month:

• Only 5 fall-throughs in Harborne

• Down from 10 the year before

Well below the six-year average of 13
With an 88% completion rate, the market is demonstrating:

• Serious buyers

• Stronger financial readiness

• Fewer issues with chains or mortgage valuations

• More alignment between buyer expectations and final agreed prices

Harborne and Edgbaston continue to attract well-qualified purchasers who move carefully but confidently.

What This Means for Sellers

1. High expectations need high-quality presentation.
   The October data shows that premium homes are attracting attention but not always converting.

2. Buyers at the top end are more selective than ever.
   Accurate pricing is essential, particularly for large period properties.

3. If you want to move early next year, preparation now is critical.
   Spring is historically the most active season — and competition will rise.

4. Homes priced in the mid-market are selling well.
   Especially terraces, smaller semis and apartments.

What This Means for Buyers

1. More choice, less pressure.
   The increased availability of homes is giving buyers time to think.

2. Premium homes may offer negotiation opportunities.
   Especially if they have been on the market longer.

3. Completion rates are excellent.
   Once agreed, deals are more likely to reach the finish line.

4. October shows that the “serious buyer” is still very much present.
   This is not a slow market - it is a selective one.

Harborne and Edgbaston ended October with a clear message: this is a thoughtful, steady market where buyers have choice, sellers are ambitious, and the homes that succeed are the ones priced and presented with precision.

The gap between new asking prices and the homes actually selling speaks to a nuanced landscape, one that rewards realism, preparation and an understanding of what today’s buyers value most.

Thinking of Moving in the New Year?

If you're considering putting your home on the market in the new year, now is the ideal time to start the conversation. Early planning allows us to shape a tailored pre-market strategy that positions your home for maximum impact when buyer activity rises.

Book an appointment with McHugo Homes and let’s begin preparing your next move with confidence.