Lifestyle Still Leads

Harborne & Edgbaston see family homes at the centre of activity

August brought a steady rhythm to the Birmingham property market. Nationally, mortgage rates are showing signs of stabilisation, while speculation around the autumn budget has kept both buyers and sellers alert. Locally, Harborne (B17) and Edgbaston (B15 houses) continue to demonstrate resilience — though the trends in each postcode reveal some important contrasts.

At McHugo Homes, our focus is always on cutting through the headlines with data-led insights. Here’s what you need to know this month.

Supply Rising, But Demand Holds Firm

Both Harborne and Edgbaston saw stock levels climb year-on-year, giving buyers more choice.

• B17 (Harborne): 323 properties on the market, up 15.8% compared with August 2024 and well above the long-term average.

• B15 (Edgbaston Houses): 83 homes available, a 16.9% rise on last year and almost 57% higher than the six-year average.

More availability often creates opportunities for buyers, but in both areas, demand is ensuring the market doesn’t tip into oversupply.

Sales Agreed: Momentum, but with Local Differences

The sales picture in August highlights steady demand, though each postcode is telling its own story.

• Harborne (B17): 38 sales were agreed, almost identical to last year (37) but a strong uplift on July’s 31. This underlines consistent demand, especially for well-presented family homes, even as more stock enters the market.

• Edgbaston (B15 houses): Transactions remain modest in number, with 6 sales agreed in August. However, this marks a threefold increase on last year, showing renewed confidence at higher price points. That said, activity has cooled from July’s 11 sales, reminding us that the upper end of the market can move in bursts rather than at a steady pace.

Taken together, the data points to a selective but engaged buyer base. Purchasers are willing to act decisively when the right property comes along — but they are also conscious of choice and value, particularly as stock continues to build.

Family Homes at the Centre of Activity

The profile of sales tells us even more. In Harborne, average achieved prices rose by 14.5% year-on-year to just under £400,000. Interestingly, the price per square foot dipped slightly, an indication that it is larger homes – with gardens, family space, and flexibility – that are attracting committed buyers.

In Edgbaston, the premium segment is equally robust. The average sale price reached £759,167, up 15.5% from last year, with achieved £ per square foot also higher than in 2024. Families relocating for schools, green space, and connectivity to Birmingham are sustaining values at the upper end of the market.

Pricing Trends: Confidence, but Nuance

Price movements show confidence among sellers — though the story differs slightly between B15 and B17.

• Harborne (B17):

  • New listings asking prices averaged £416,023, up 7.1% year-on-year

• • Sales agreed prices rose faster, to £398,441 (+14.5% annually).

  • However, price per sq ft on agreed sales slipped to £327 from £341 last year, suggesting larger family homes are driving the averages.

• Edgbaston (B15 houses):

  • New listings asking prices climbed to £1.16m, up 8.3% on 2024.

  • Sales agreed averaged £759,167, up 15.5% year-on-year.

  • Both new listings and agreed sales recorded higher £ per sq ft values than last year, pointing to sustained appetite for premium homes.

Price Adjustments Still in Play

Despite pricing strength, negotiation remains part of the process.

• B17: 44 price changes this August (up from 25 last year), reflecting buyer caution in the face of more choice. Withdrawals and fall-throughs, however, were much lower, highlighting greater commitment once deals are struck.

• B15: Price changes remained minimal at just 4, but withdrawn listings rose to 9. This suggests some sellers tested ambitious pricing before stepping back.

The Enduring Value of Lifestyle

When we analyse markets, we always ask: what is driving the willingness to pay? The data here makes the answer clear. Buyers are not simply purchasing bricks and mortar; they are investing in lifestyle. Harborne’s village feel, independent cafés, and sense of community remain a draw, while Edgbaston’s combination of heritage, green space, and proximity to the city places it firmly at the top of Birmingham’s property ladder.

What This Means for Homeowners

For those considering selling, the conclusions are significant. The resilience of achieved prices, coupled with historically low levels of fall-throughs in Harborne and minimal price reductions in Edgbaston, points to a market that is both competitive and increasingly certain. Sellers of family homes, in particular, are well positioned to achieve strong outcomes if properties are presented and priced with precision.

At McHugo Homes, we believe data must be interpreted with context. It is not enough to note that values are rising; one must understand why. The current market shows that lifestyle – the promise of community, education, and space – is the premium that buyers are prepared to pay for.

The August data makes one thing clear: Harborne and Edgbaston remain lifestyle-led markets, with family homes setting the pace for both values and demand. Even with more stock available, committed buyers continue to seek out properties that offer space, schools, and community, and are paying accordingly.

If you’re a homeowner in Harborne or Edgbaston, now is an excellent moment to review your position. Whether you’re considering selling this autumn or planning further ahead, we’d be delighted to provide you with a tailored market assessment and explore how your home fits into the current market landscape.