Harborne & Edgbaston Q3 2025 Market Insights

The third quarter of 2025 has revealed two distinct stories unfolding across Birmingham’s most prestigious suburbs. Both Harborne and Edgbaston remain deeply desirable locations, admired for their period architecture, top-performing schools, and lifestyle appeal, yet each is moving through its own unique stage of market evolution.

Harborne: A Market Recalibrating with Precision

After several years of pandemic-driven price inflation, Harborne’s Q3 2025 data signals a market returning to equilibrium.It’s no longer an overheated environment, but one where realism and timing are back in balance.

Key figures from the last three months:

• Available properties: 326 (↑15% YoY)

• Average asking price: £403,341 (↓4.5%)

• Sales agreed: 100 (↓11%)

• Achieved sale price: £386,902 (↑10%)

• Price changes: 131 (↑49%)

• Withdrawals: 69 (−3%)

Harborne is now seeing the highest available property levels in years, a sign of growing choice for buyers and increasing patience among sellers. The decline in asking prices, alongside a modest rise in achieved sale prices, suggests that the market is actively finding its true level.

The data shows that properties which present well, are priced fairly, and located within strong school catchments are still selling effectively. The rise in achieved £/sq. ft to £343 reinforces that buyers will pay for efficient, well-designed homes that deliver tangible quality.

This is a market no longer driven by urgency, but by discernment.
Buyers are analytical, financing is more considered, and sellers who adapt quickly to that reality are the ones succeeding.

For sellers, this means embracing realism early rather than chasing old benchmarks.
For buyers, it represents a rare window, one where choice, negotiation power, and long-term value converge.

Edgbaston: A Market of Prestige and Paradox

If Harborne represents steady recalibration, Edgbaston’s Q3 2025 performance is defined by contradiction. It remains one of the Midlands’ most exclusive postcodes, but beneath its stability lies a fascinating split between exceptional success and quiet hesitation.

Key figures from the last three months:

• Properties for sale: 86 (↑16% YoY)

• Average asking price: £853,543 (↓4.2%)

• Achieved sale price: £909,348 (↑41%)

• Sales agreed: 23 (↑53%)

• Withdrawals: 28 (↑87%)

• Fall-throughs: 10 (↑400%)

The headline is striking: achieved sale prices have risen, surpassing asking prices by over 7%. But this is not a uniform trend, it’s the result of elite homes performing extraordinarily well while much of the remaining market pauses for breath.

Fully modernised period homes on the Calthorpe Estate, architecturally distinctive properties, and turnkey family homes are commanding fierce competition.
However, homes requiring work or lacking key features are struggling to find traction, resulting in more price reductions, withdrawals, and extended marketing cycles.

The high fall-through rate, at 43%, underscores the delicate balance at play.
Buyers in this segment are affluent but cautious, sensitive to survey outcomes and broader economic signals. Sellers, meanwhile, are testing the market and often withdrawing when expectations aren’t met.

Edgbaston’s market remains powerful, but selective. It rewards presentation, perfection, and patience, and punishes complacency.

For sellers, this means meticulous preparation: addressing maintenance, staging with precision, and pricing for today’s reality rather than yesterday’s sentiment.
For buyers, it’s a market that still offers world-class homes , but only to those ready to move decisively when the right one appears.

The Outlook: Confidence Through Adaptation

Both Harborne and Edgbaston are moving through important transitions. Harborne is finding its footing after years of accelerated growth, becoming a more transparent and accessible market for families and professionals. Edgbaston remains aspirational but increasingly polarised, rewarding the exceptional and challenging everything else.

In both, the message is clear: success now depends on strategy.
Data, timing, and presentation have replaced speculation as the defining ingredients of a successful sale.

At McHugo Homes, we combine detailed market intelligence with high-calibre marketing execution to help clients navigate evolving conditions like these. Whether your home sits in Harborne’s dynamic family market or Edgbaston’s luxury tier, our approach is tailored, analytical, and design-led, ensuring every property is positioned to perform, not just appear.

If you’re considering selling, or simply want a clearer understanding of where your home stands in today’s (and the post Autumn budget market) we are available to provide a confidential consultation or bespoke valuation.

Because at McHugo Homes, we don’t just market properties — we interpret markets.