Harborne Property Market Update

Harborne opened 2026 with a property market full of intriguing contrasts. Availability levels have expanded, new instructions have declined, yet transaction activity shows notable resilience. For those familiar with this sought-after Birmingham suburb, the figures reveal a market in careful recalibration — balancing the area’s enduring village charm, excellent amenities, and strong community against broader economic headwinds affecting the national property market.

Market Supply and New Instructions

In January, 292 properties were available for sale, up 16.8% from 250 in January 2025. This expansion sits well above the long-term average of 235 and reflects the build-up of stock as transaction velocity has slowed. Buyers now have substantially more choice, creating opportunities for those prepared to search carefully and negotiate thoughtfully.

Meanwhile, new instructions fell to 53, down 24.3% from 70 in January 2025, though still slightly above the long-term average of 51. Whether potential sellers own period terraces in the conservation area, family homes near top schools, or modern developments closer to the university, fewer are testing the market — a sign of cautious sentiment.

Comparing to December 2025’s quiet 27 new listings, January’s 53 represents a seasonal uplift of 96%, demonstrating that market rhythm remains intact. However, the absolute number remains below last year’s, underscoring the measured approach of homeowners entering the market.

Pricing Dynamics and Market Positioning

Average asking prices reached £473,169, up 15.1% from £411,099 in January 2025. This growth reflects Harborne’s continuing appeal, driven by its village atmosphere, independent High Street shops and cafés, excellent schools and convenient access to both the city centre and motorway network.

Price per square foot averaged £373, up modestly from £367, suggesting slightly larger or differently configured properties came to market. While overall average prices have risen, per-square-foot pricing has remained relatively stable, indicating a sustainable valuation level.

For sellers, these figures are encouraging, but the divergence between asking and achieved prices highlights the importance of realistic expectations. Buyers are discerning, and over-optimistic pricing may hinder sales.

Sales Activity and Transaction Volumes

January saw 30 sales agreed, up 36.4% from 22 in January 2025. While slightly below the monthly average of 31, this increase demonstrates Harborne’s resilience compared to many other suburban markets.

The average achieved price was £364,615, down 19.9% from £455,155 in January 2025, while price per square foot for sales agreed properties stood at £330, a 16% decline from £393 in January 2025. The 13% gap between asking and achieved price per square foot suggests negotiation is key and that transacting properties differ in size, quality, or condition from newly listed homes.

For purchasers, this underscores opportunities for careful searching and realistic offers. For sellers, it reinforces the importance of pricing accurately and matching market demand.

Pricing Strategy and Market Corrections

Price reductions increased to 28, up 21.7% from January 2025, showing vendors adjusting expectations when initial pricing fails to attract offers.

Withdrawals dropped dramatically to 9, down 59.1% from 22, a positive sign of improved market health and vendor commitment.

Fall-throughs doubled to 20, highlighting the ongoing challenges in completing transactions, often due to chain complexity, financing issues or dare we say a reflection of a change in changing people habits of goalpost changing. Experienced agents, thorough buyer qualification, and clear communication are vital for successfully navigating these hurdles.

Seasonal Context and Market Rhythm

December 2025 saw 261 properties available, 27 new listings, and 21 sales agreed. January’s figures — 292 available, 53 new listings, 30 sales agreed — demonstrate the expected seasonal bounce in activity, with transaction volumes showing a 43% uplift from December. This illustrates that Harborne retains strong buyer engagement despite broader market uncertainties.

What This Means for Buyers

With 292 properties available and a 36.4% increase in sales agreed, buyers have more choice and opportunities for negotiation. The 13% gap between asking and achieved prices per square foot suggests realistic offers are being rewarded.

However, the doubling of fall-throughs emphasizes the importance of working with experienced conveyancers, maintaining clear communication, and preparing for potential chain complexities. Patience and decisiveness remain key.

What This Means for Potential Home Sellers

Sellers face a nuanced market: realistically priced, well-presented homes are achieving sales, but aspirational pricing strategies are less effective.

Price reductions rose 21.7%, highlighting the need for discipline.
Withdrawals fell 59.1%, a positive signal for committed vendors.
Fall-throughs doubled, reinforcing the importance of vetting buyers and managing expectations.

Presentation and marketing remain critical. In a market with 292 properties, professional photography, compelling descriptions, and highlighting unique lifestyle benefits — such as school proximity, garden space, period features, and village convenience — can make the difference between a successful sale and a missed opportunity.

Looking Ahead

Harborne enters 2026 with expanding property availability, cautious vendor activity, and resilient transaction volumes. Its fundamental strengths — village atmosphere, excellent schools, independent shops, green spaces, and strong community — remain compelling.

For buyers, opportunities exist for patient, prepared individuals. For sellers, competitive pricing, exceptional presentation, and strategic marketing remain essential. Harborne’s appeal endures, offering village living with city convenience, and 2026 is set to reward those navigating the market with insight and patience.