Blog

Details

Published: 10 November 2025

Some homes in Wolverhampton fly off the market within weeks. Others sit for months, attract only a handful of viewings, then quietly disappear from the portals, unsold.

The difference isn’t luck, it’s sellability.

Would it surprise you that of the 10.94 million homes that have left UK estate agents books since January 2019, only 6.33 million (or 57.86%) sold and moved. The other 4.61 million came off the market unsold. This is the extent of the sellability issue. 

Looking more locally, the past two years of data reveal a clear pattern in Wolverhampton’s market. Some types of homes are far more likely to sell than others. Let’s look at what the numbers show and what that means for homeowners and landlords across the city.

Sellability by Wolverhampton Property Type

Let’s start with property type (comparing it to the national figures):

In the past two years, 67.25% of houses in Wolverhampton that left all estate agents books in the city sold and completed (i.e. the home owner moved), compared with 61.04% nationally.

64.86% of Wolverhampton flats and apartments sold, while nationally it was 45.98%.

Whilst 62.14% of bungalows sold in Wolverhampton, compared with 57.35% nationally.

Sellability by Wolverhampton House Price Range

Price, of course, changes everything. So, looking at the last two years:

At the lower end, Wolverhampton homes priced up to £250,000 sold 71.24% of the time, compared to the 63.16% national figure.

Between £250,000 and £500,000, 60.88% of Wolverhampton homes sold (and completed) versus 54.25% nationally.

53.48% of £500,000 to £750,000 priced Wolverhampton homes found buyers and sold, compared with 45.77% nationally.

£750,000 to £1 million, the sellability of Wolverhampton homes drops to 51.4%, while nationally it’s 42.47%.

And finally, in the £1 million-plus bracket, just 38.46% of listings in Wolverhampton resulted in a completed sale, compared with 34.78% across the UK.

It shows that the higher the price, the lower the sellability rate because the number of buyers able or willing to pay top end prices in Wolverhampton is limited.

Why Some Wolverhampton Homes Sell and Others Don’t

The numbers tell us what happened, but not why. The reasons usually fall into three camps.

1. Price positioning.
   Every home has a price window where it attracts maximum interest. Start too high and you miss the crucial first few weeks when buyers are most active.

Denton House Research found after analysing over 2 million house sales, that properties finding a buyer within 25 days have a 94% chance of the sale completing (i.e. you moving). After 100 days, even if the home does sell (which is slim), the chance of your sale getting to completion (and you moving home) drops to 56%.

Roughly half of all homes that come to market ever find a buyer. But for the ones that do, speed matters. 41.8% sell within the first 28 days, 70.9% within 63 days, and by 100 days, 77.7% have agreed a sale.

Starting with a realistic price is further backed up with data from Hamptons that shows of the millions of homes that have sold since 2001, aside from the Covid year, British homes have typically sold within about 0.9% to 1.3% of their ‘final’ asking price (final as in the headline asking price before it went sale agreed – not the original asking price if it was reduced in price after it came on the market). This again shows how vital it is to price realistically from the start.

2. Marketing quality.
   Buyers buy with their eyes. Listings with poor photography and weak descriptions get scrolled past. Presentation can be the difference between a viewing and a swipe.
3. Agent skill and communication.
   The best Wolverhampton estate agents keep momentum. They update, negotiate, and manage buyers and solicitors through the sticky middle of a transaction. Others simply upload to portals and wait. The difference shows up in these sellability figures.

What It Means for Wolverhampton Homeowners Planning 2026 Moves

The Wolverhampton market is not broken, but it is selective. The data shows that most homes priced sensibly will sell. It’s the ones that start too high or stand still that struggle.

In estate agency, sellability isn’t luck. It’s about strategy, the right price, the right preparation, and the right partner guiding the process.

If you’re thinking of moving in 2026 and want an evidence-based view of how sellable your Wolverhampton home really is, ask for the facts before you list. The numbers rarely lie, and knowing them could be the difference between a For Sale board and a Sold sign.

Details

Published: 17 October 2025

If you have ever thought about selling your Wolverhampton home, you will know how tempting it can be to stretch the asking price. After all, it is your biggest tax-free asset, and those extra few thousand pounds can feel like a sensible cushion. Yet in the Wolverhampton property market, ambition can sometimes cost more than it earns.

Over the past five and a half years, 6,665 Wolverhampton homeowners have come away from the market without selling. Many of them started with high hopes, only to find their homes withdrawn months later, unsold and unloved by buyers who had moved on to better-priced options.

The Data Behind the Frustration

To understand how this has unfolded, let us look at what has actually happened across Wolverhampton (WV1-4, WV6, WV10 and WV11) since 2020.

Before we start, a property sale is only legally binding when the home's exchange and completion is finalised. Only then can the homeowner move. Therefore, we will only look at that.

• Of the 3,602 Wolverhampton properties that left estate agents’ books in 2020, 2% exchanged and completed. The other 34.8% of homeowners, a total of 1,253 homes, withdrew from the market unsold.
• Of the 3,885 Wolverhampton properties that left estate agents’ books in 2021, 9% exchanged and completed. The other 28.1% of homeowners, a total of 1,093 homes, withdrew from the market unsold.
• Of the 3,384 Wolverhampton properties that left estate agents’ books in 2022, 9% exchanged and completed. The other 27.1% of homeowners, a total of 917 homes, withdrew from the market unsold.
• Of the 3,501 Wolverhampton properties that left estate agents’ books in 2023, 4% exchanged and completed. The other 37.6% of homeowners, a total of 1,316 homes, withdrew from the market unsold.
• Of the 3,678 Wolverhampton properties that left estate agents’ books in 2024, 4% exchanged and completed. The other 35.6% of homeowners, a total of 1,310 homes, withdrew from the market unsold.
• Of the 2,417 Wolverhampton properties that left estate agents’ books in 2025 (so far), 9% exchanged and completed. The other 32.1% of homeowners, a total of 776 homes, withdrew from the market unsold.

So, over the last five and a half years, 6,665 Wolverhampton homeowners, who had spent months and months marketing their homes, only finished back where they started.

The main reason? Overvaluing.

Why Overvaluing Happens

When an estate agent visits your home, the valuation conversation can feel like a performance. You might hear one agent suggest £285,000, another £300,000, and then someone confidently says £325,000 without hesitation. It is flattering. It is exciting. It is often a trap.

Some Wolverhampton agents know precisely what number will win the instruction. They do not need to sell the home straight away; they only need to list it. In many cases, sellers are tied into long agency contracts, during which the price is quietly reduced until it reaches reality.

By that time, the most motivated buyers have already dismissed it.

The Consequences of an Inflated Asking Price on Your Wolverhampton Home

An overpriced property sits on the market longer than it should. Buyers start to ask questions. Why has it not sold? Is there something wrong with it? When a home lingers unsold, it develops a stigma. Even after the price is reduced, newer listings look fresher and attract more interest.

Independent data from Denton House Research and TwentyEA clearly shows the impact.

41.8% of UK homes that do go under offer (i.e., sale agreed/sold stc) do so within 28 days, and 70.9% of sales agreed, do so within 63 days.

And even if you do take longer to sell, the chances of actually moving drop like a stone. You see, UK homes that go under offer within 25 days of coming to the market have a 94% chance of subsequently exchanging and completing (i.e., you moving). Homes that take over 100 days to find a buyer subsequently see their success rate of getting to exchange and completion (i.e., move) drop to just 56%.

So, not only does overvaluing waste months, it also slashes the odds of your moving.

The Wolverhampton Property Market Has Changed

During late 2020 and all of 2021, the Wolverhampton market was fuelled by record demand, cheap borrowing, and pandemic relocation. Agents could list almost anything, and it would sell. That period created unrealistic expectations that still linger today.

However, since the middle of 2022, things have normalised. The average time on market has lengthened, price reductions have risen sharply, and buyers have regained negotiation power. The average property now sells for around 98.6% of its final asking price, compared with nearly 102% during the boom. That shift may not sound dramatic, but on a £500,000 home, it is almost £17,000 less in the seller’s pocket.

Overvaluing only widens that gap and reduces the chance your home will sell (and you move home).

Why Wolverhampton Estate Agents Keep Doing It

If overvaluing hurts homeowners and agents alike, why does it continue?

Pressure. Some larger estate agency firms still judge performance by listings, not completions. Staff bonuses are often linked to how many homes they put on the market, not how many they sell. As a result, the motivation shifts from accuracy to acquisition.

Telling a Wolverhampton seller what they want to hear wins more listings than telling them the truth. It also allows agents to appear “busy” in their marketing updates, even when most of their listings remain unsold.

It is a volume game, and the homeowner pays the price.

The Emotional Toll for Wolverhampton Homeowners

For many, overvaluing does more than delay a sale. It destroys plans. Wolverhampton families who wanted to upsize, Wolverhampton retirees looking to downsize, and couples moving for work have all been stuck in limbo. The months spent waiting, re-photographing, reducing, and re-listing add emotional fatigue on top of financial frustration.

By the time an offer finally appears (if it ever does), many homeowners are exhausted and willing to accept less to move on. Ironically, that often means they sell for less than they would have achieved if the home had been priced right from the beginning.

How to Avoid the Trap as a Wolverhampton homeowner

1. Seek multiple opinions.

Invite at least two or three Wolverhampton agents to value your home. If one figure stands out as much higher, ask for evidence. Question: What percentage of their listings actually reach completion? Be very careful about tying yourself to a long sole agency agreement.

1. Research sold data, not asking prices.

Use portals to check homes marked as "Sold Subject to Contract" or "Sold". These reflect what buyers are really paying, not what sellers hope for.

1. Track the local ratio of listings to sales.

If more than 40% of homes on the portals are sold STC, it is a seller's market. If that figure falls below 30%, buyers have the upper hand.

1. Work with an agent who values trust over flattery.

A good agent focuses on the end goal: your exchange and completion, not just a board outside your home. Confidence should come from competence, not contracts.

The Truth About Overvaluing

Overvaluing feels harmless at first. It sounds optimistic, even clever, bonus money in your back pocket. Yet in practice, it costs homeowners time, money, momentum, and, actually, you moving.

The data does not lie. Since January 2020, 13,802 Wolverhampton homeowners have sold and moved, yet 6,665 Wolverhampton homeowners have withdrawn from the market without selling, most due to unrealistic pricing. These are not failed homes. These are frustrated people.

If you are planning to sell, do not chase a fantasy number. Price your Wolverhampton home where the market is, not where you wish it were.

Remember, you only get one chance to make a first impression when your home hits the market. A realistic price attracts serious buyers quickly and gives you the best shot at moving successfully.

If you are thinking about selling and want an honest, evidence-based opinion on your Wolverhampton home's actual market value, with no fluff, no bull, no pressure, and no nonsense, we would be delighted to help.

Details

Published: 11 October 2025

Becoming a landlord can be a rewarding way to generate regular income and build long-term wealth through property. Alongside the rental returns, property values typically rise over time, creating strong potential for capital growth.

However, letting a property is not simply about collecting rent — there are many costs to consider. Being fully aware of these ensures you invest wisely, avoid surprises, and protect your profits.

Upfront Costs of Buying a Rental Property

If you’re purchasing a buy-to-let rather than using a property you already own, the initial outlay can be significant:

• Deposit – Buy-to-let mortgages usually can 25%–40%.
• Stamp Duty Land Tax (SDLT) – In addition to standard SDLT, a 5% surcharge now applies to second homes and buy-to-lets (from April 2025).
• Legal & Survey Fees – Conveyancing typically costs £1,000–£2,500, with surveys ranging from £250–£1,000.
• Mortgage Fees – Some lenders charge arrangement or valuation fees.

Financing Costs

Some landlords opt for interest-only mortgages, keeping monthly payments lower. Broker fees may also apply if you use an intermediary.

Ongoing Running Costs

Successful landlords budget for the day-to-day expenses of property ownership:

• Insurance – Buildings insurance is essential, but landlord policies provide wider cover such as rent protection and liability (typically £200–£800 annually).
• Ground Rent & Service Charges – Applicable on leasehold properties.
• Maintenance & Repairs – A good rule of thumb is to set aside 1% of the property’s value annually for general repairs, boiler servicing, replacements, and emergency call-outs.

Compliance & Legal Responsibilities

Landlords must meet strict safety and legal obligations, including:

• Gas Safety Certificate (annually, typically £60–£100).
• Electrical Installation Condition Report (EICR) (every 5 years, typically £150–£350).
• Energy Performance Certificate (EPC) (valid for 10 years, £100–£120, minimum rating E — due to rise to C).
• Fire Safety – Smoke and carbon monoxide alarms (typically £50–£100 each).
• Licensing – Some areas require landlord licences (£200–£1,000).

Letting & Management

If you appoint an agent, expect to pay:

• Tenant Find Service – Typically 100% of the first month’s rent.
• Full Management – Typically 10%–15% of monthly rent.

If self-managing, you’ll still face costs for referencing, inventories, and check-ins.

Void Periods & Turnover

Budget for periods without tenants — you’ll cover council tax, utilities, and re-letting costs. Between tenancies, refreshing the property with cleaning, repairs, or redecorating is often necessary.

Tax & Accounting

• Income Tax – Rental profits are taxed at your personal rate.
• Capital Gains Tax (CGT) – Payable when selling, at 18% for basic-rate taxpayers or 24% for higher-rate bands.
• Accountancy Fees – Professional tax advice can be worthwhile.

Hidden & Unexpected Costs

Even with careful planning, landlords should prepare for:

• Rent arrears or legal fees for evictions.
• Damage beyond deposit cover.
• Insurance excesses.
• Future regulation changes (e.g. the upcoming Renters’ Rights Bill).

Final Thoughts

Becoming a landlord in Walsall or Wolverhampton can be a profitable long-term investment, but it requires planning, compliance, and financial discipline. By understanding the true costs involved, you can make informed decisions and maximise your returns.

If you’re considering a buy-to-let or would like expert property management support, our lettings team at Skitts is here to help. Call us on 0121 520 2255 or email us at This email address is being protected from spambots. You need JavaScript enabled to view it.

Details

Published: 03 October 2025

It’s Tough, But Not as Tough as You Think

The typical first-time buyer home in Wolverhampton costs £175,170, which is a lot of money in anyone's book.

For years, the housing affordability debate has been framed in terms of house prices compared to average incomes. That makes a neat headline, but it isn't how first-time buyers think. When you are weighing up your first home in Wolverhampton, the question isn't "how many times my salary is the house worth?”. It’s “what slice of our take-home pay will the mortgage swallow each month?”

Looked at through that lens, the story for Wolverhampton first-time buyers is very different from the doom and gloom you often read. Yes, it is tough today, as mortgage payments take 32.3% of a Wolverhampton first-time buyer’s household income.

Yet, history shows there were periods when it was far tougher.

The late 1980s squeeze

Cast your mind back to the late 1980s. House prices were much lower in pound note terms, but interest rates were a punishing 14.4%. In 1989, first-time buyers in Wolverhampton were handing over 45.0% of their household income to cover mortgage payments (the national average was 47.2%). It was brutal.

The point is simple, Wolverhampton house prices were much lower at £43,190 in 1989, but the mortgage burden was far higher. Affordability, in the truest sense, was worse than today.

2007: déjà vu for new Wolverhampton first-time buyers

Fast-forward to the eve of the financial crisis. In 2007, first-time buyers in Wolverhampton had to commit 40.9% of their household income to their mortgage. Sound familiar? Another peak, another squeeze (the national average was 44.2%).

That number matters because it indicates that even in relatively recent history, affordability was worse than it is now. Today's first-time buyers often tell the older generation that “it was easier in your day." The numbers tell a completely different story.

The 2023 peak

Now, let's talk about the recent pain. In 2023, the affordability rate in Wolverhampton reached 34.8% of the household income. That was the highest in over 15 years. Mortgage costs soared on the back of rising interest rates, and many first-time buyers put their plans on ice (the national average was 37.4%).

Yet, and this is crucial, even at the 2023 peak, it was still 14.8% proportionally cheaper than in 2007, and 22.6% more affordable than the late 1980s.

A glimmer of relief for Wolverhampton first-time buyers

Since 2023, the burden for Wolverhampton first-time buyers has started to ease. In 2024, the rate dropped to 33.2%, and by 2025, it had decreased to 32.3%. Still heavy, still demanding discipline, but trending in the right direction.

This shift tells us two things. First, the market is not static as the environment for first-time buyers moves year to year. Second, affordability must be measured not just in pounds on a price tag but as a living, breathing percentage of real household income.

The role of wages and inflation

The average UK home today is £34,000 cheaper than it was in 2022, once adjusted for inflation.

At first glance, that sounds impossible. Let us explain.

The average value of a UK home in 2022 was around £270,000.

However, in the last three years there has been inflation of 11.45%. Therefore, a British home that cost £270,000 in 2022 would need to be worth £304,400 in today’s money to stand still regarding inflation (to have the same spending power). The average UK house price today is £270,400 (just £400 more – or 0.15% more). That gap means the "real" value of a home has dropped by 11.3% - (i.e. 11.45% inflation less 0.15% house price growth makes 11.3%).

Put another way, UK homes are effectively 11.3% or £34,000 cheaper.

At the same time, UK headline wages are 16.28% higher since 2022. Take inflation off that wage rise (16.28% wage growth less 11.45% inflation) and real ‘after inflation’ wages are 4.83% higher since 2022. So while headline house prices in headline (nominal) terms have flatlined, buyers’ actual spending power has strengthened.

That combination is rare. Properties are 11.3% cheaper in real terms, and incomes are 4.83% higher in real terms. Add to that the fact that interest rates, while still not at the levels seen in the 2010s (and they never will be again), rates are beginning to edge down, and more homes are coming onto the market, and the balance has shifted. Buyers now have more choice, and crucially, more negotiating power.

This wider backdrop matters. Inflation has taken a significant bite out of family budgets, but unlike the late 1980s, wages have also been rising. That is why the proportion of income going on mortgage payments hasn't rocketed back to the eyewatering levels we saw a generation ago.

Why the headline asking price of homes distracts us

A Wolverhampton starter home today looks eyewatering when you compare it with salaries. But the raw multiple of income to house price is a misleading way to judge affordability. What matters is whether the monthly mortgage outgoings are sustainable.

This perspective also explains why so many buyers do eventually take the plunge. A £200,000 headline asking price with a £190,000 mortgage may seem daunting, but a monthly payment of £995, once wages are factored in, can feel more achievable.

Peaks and troughs in perspective

History shows the journey is cyclical. There are peaks, there are troughs, and affordability is always more nuanced than the headlines suggest.

Final thought

Buying your first home in Wolverhampton will never be "easy." It takes saving, sacrifice, and the courage to make a commitment. But don't fall for the myth that it is uniquely impossible today. Previous generations faced even harsher affordability barriers, yet they still managed to climb the ladder.

Does this surprise you? Whether you are a parent advising your grown-up children or a first-time buyer yourself, the choice ultimately rests with you. Do you buy now, or wait?