Most sellers assume that if their home is not selling, buyers are rejecting it. In reality, the opposite is often true. Overpriced homes are not being rejected, they are being filtered out before buyers ever see them.
More than 70 percent of UK buyers now use strict price filters on portals like Rightmove and Zoopla. If your property is even 3 to 5 percent above market value, it may never appear in search results at all. That means no clicks, no viewings and no offers, regardless of how well presented the home is.
If you are asking yourself “how do I know if my house is overpriced?”, the answer usually lies in how your property is performing compared to the wider market.
This guide explains the clearest warning signs your asking price is too high, why it happens, and what UK sellers should do next to avoid wasted time and lost value.
Your Property Sits Longer Than Average
One of the earliest indicators of overpricing is time on market.
Across the UK, correctly priced homes typically secure a buyer within 40 to 80 days, and Rightmove data shows sellers currently take an average of 66 days to secure a buyer. However, this varies significantly by region. Properties in northern regions often sell within a month, while London homes can take considerably longer due to higher values and more cautious buyers.
When your property exceeds local averages by 50 percent or more, the market is sending a clear message. Research from Zoopla confirms that homes requiring price cuts take 2.4 times longer to sell than those priced right from the start.
From our experience advising London sellers, this pattern is consistent. Two near-identical flats in the same building can achieve very different outcomes purely because of pricing. A three-bedroom flat in E14 listed at £650,000 sat on the market for four months, while a comparable flat in the same building, priced at £595,000, attracted strong interest and we sold it within three weeks. Understanding realistic timelines is essential, which is why sellers should always benchmark against local data rather than national headlines. For further context, see How Long Does It Take To Sell A House In The UK (2025 Guide).
Viewings Drop Off After the First Two Weeks
Properties priced correctly generate the strongest viewing activity within the first 14 days of marketing. This is the period of peak exposure, when listings are prioritised by property portals and actively circulated to registered buyers. If a property attracts fewer than three viewings in its first two weeks, the asking price is typically above what buyers consider reasonable for the area.
From our experience advising London sellers, including international investors, the viewing pattern is remarkably consistent:
| Week | Correctly Priced Property | Overpriced Property |
| Week 1-2 | 5-8 viewings | 0-2 viewings |
| Week 3-4 | 3-5 viewings | 1-2 viewings |
| Week 5-8 | 2-3 viewings | 0-1 viewings |
| After 8 weeks | Steady interest from serious buyers | Minimal activity |
Online engagement data reinforces this trend. Listing views alone do not indicate success. When a property receives a high number of clicks but very few viewing requests, it usually means the presentation is strong enough to attract attention, but the price is deterring buyers from taking the next step.
Similar Properties Sell While Yours Doesn’t
One of the clearest indicators of overpricing is what happens to comparable properties nearby. When similar homes in the same building or postcode sell within weeks while yours remains available after several months, the issue is almost always price rather than presentation.
From our experience advising sellers across London and the UK, buyers rarely pay a premium unless a property offers something genuinely distinctive. Superior views, a recent high-quality refurbishment, outdoor space or an additional bedroom may justify a price premium of 5 to 10 percent. Beyond that, buyers typically disengage.
Recent sold prices provide the most reliable benchmark. If comparable properties of similar size, condition and location have achieved between £450,000 and £470,000, an asking price of £520,000 is unlikely to attract serious interest.
Before setting or adjusting your asking price, it’s vital to ground your strategy in real market evidence. A professional assessment of how much your house is worth based on actual sold data and local demand will help you price competitively from day one – this is far more effective than pricing based on historic estimates or wishful thinking. For a clear guide on establishing realistic value with current market data, see How Much Is My House Worth?
Serious buyers base their offers on market evidence, not guesswork. When every offer arrives 15 to 20 percent below your asking price, buyers are delivering a clear verdict on perceived value. This is one of the most reliable indicators that a property is priced above market level.
Industry data supports this pattern. Properties requiring price reductions achieve an average discount of around 5.2 percent from their original asking price, equating to approximately £25,000. However, where initial pricing sits significantly above comparable sales, the eventual adjustment required is often far greater.
| Offer Type | What It Signals | Appropriate Response |
| 10-15% below asking | Market testing or negotiation | Usually indicate early market testing or negotiation and may warrant a firm counter-offer if the price is otherwise justified. |
| 15-20% below asking | Property significantly overpriced | Suggest the property is materially overpriced and should prompt an immediate pricing review with your agent. |
| Multiple similar low offers | Clear market consensus on value | Reflect a clear market consensus on value and signal the need to reduce the asking price to a realistic level. |
| No offers after 60+ days | Price too high to generate interest | The price is too high to generate meaningful interest and requires urgent adjustment. |
Buyer caution has become more pronounced in the 2025 market. London prices have softened in recent months as we enter 2026, with annual declines approaching 1.8 percent. Buyers are acutely aware of this data and are adjusting their offers accordingly. In this environment, sellers who ignore market signals risk extended marketing periods and weaker final sale outcomes.
Your Estate Agent Suggests a Price Reduction
Estate agents are commercially aligned with outcomes, not inflated asking prices. Their commission is earned on completion, not on how high a property is listed. When an experienced agent recommends reducing your asking price, it is usually because market feedback has become clear.
In 2025, more than one million price reductions occurred across the UK, the highest level since 2019. Sellers now wait an average of 79 days before making their first reduction, compared with just over 60 days in 2022. Each week of delay reduces momentum, erodes buyer confidence and increases the risk of a property becoming stale. Once that happens, buyers begin to question what is wrong with the home, even when the only issue is price.
From working with landlords and sellers across London property portfolios, the cost of resisting market reality is clear. A property initially overpriced by £50,000 may eventually sell for £40,000 less than it would have achieved if priced correctly from the outset. The premium is lost, and the seller absorbs additional months of holding costs, mortgage interest and ongoing expenses. Understanding the full financial impact of extended time on the market is critical. A realistic view of How Much Does It Cost To Sell A House. helps sellers assess whether waiting for an unrealistic price genuinely makes financial sense. Where sellers are also unsure whether their expectations remain aligned with current market values, revisiting How Much Is My House Worth? alongside agent advice can provide a clearer, evidence-led framework for making pricing decisions.
Competing Listings Offer Better Value
Buyers make direct comparisons between all available properties at a given price point. A two-bedroom flat priced at £525,000 is not only competing with other two-bedroom flats, but with everything else a buyer can secure for that budget.
If a buyer can obtain a larger property, a stronger location or a higher standard of finish for similar money, they will choose the better value option. The decision buyers make is straightforward: does this property represent the best value among my alternatives?
In practice, comparisons often break down across several factors. Buyers quickly assess price per square foot, overall condition, location quality and lifestyle features such as balconies or outdoor space. Where a competing property offers more space, a recent refurbishment, a superior setting or added amenities at a similar price, the higher-priced home is usually eliminated from consideration.
This dynamic has become more pronounced as buyer choice has increased. With approximately 7 percent more homes on the market in 2025 compared with previous years, buyers have greater leverage and are less willing to compromise. In this environment, properties must be priced competitively from the outset to remain visible and relevant.
| Factor | Your Property | Competing Property | Impact on Buyer Decision |
| Price per sq ft | £850 | £750 | Competing property wins |
| Condition | Average | Recently renovated | Competing property wins |
| Location | Good | Excellent | Competing property wins |
| Outdoor space | None | Balcony | Competing property wins |
Southern England illustrates this most clearly. In several coastal and regional markets, a significant proportion of homes are now remaining unsold for more than six months. In these areas, price adjustments are no longer optional, but unavoidable for sellers seeking a realistic sale.
Online Engagement Drops After Initial Interest
Modern estate agency provides detailed insight into buyer behaviour through online listing analytics. Sellers should expect their agent to report not just viewings, but how many buyers view, save and return to a listing each week.
Strong early interest followed by a steady decline in engagement is a common indicator of overpricing. In most cases, early viewers have researched the property and decided it does not represent good value at the asking price. Typically, buyers will have compared recent sold prices, assessed the asking price on a price-per-square-foot basis, and weighed the property against alternatives available at similar budgets.
This behavior is closely linked to pricing accuracy. When sellers are unsure whether declining engagement reflects market conditions or mispricing, revisiting How Much Is My House Worth? provides a clearer, evidence-led benchmark based on real sold data.
Key performance indicators to monitor include weekly listing views, the number of times a property is saved or favourited, viewing requests in the first two weeks, and whether buyers return for second viewings. A healthy listing generally attracts high initial views, consistent saves and multiple viewing requests early on. Warning signs appear when views are low from the outset, saves remain minimal, viewing enquiries are scarce, or interest drops off entirely after the initial launch period.
| Metric | Healthy Performance | Warning Sign | What It Means |
| Views per week | 200+ in first month | Under 100 in first month | Low initial interest |
| Saved/favourited | 10+ per week | Under 5 per week | People browse but don’t commit |
| Viewing requests | 3-5 in first two weeks | 0-2 in first two weeks | Price barrier too high |
| Repeat viewers | Same buyers return | No second viewings | Initial interest fades quickly |
Digital platforms now allow buyers to assess dozens of options instantly. If a property fails to maintain consistent engagement beyond its first few weeks on the market, pricing is usually the underlying issue rather than presentation or marketing quality. This is often when sellers begin asking why their home is not selling, a dynamic explored further in Why Is My Home Selling So Slowly? Market Realities Explained.
What to Do When You Spot These Signs
Recognising the warning signs is only the first step. Action must follow quickly to avoid extended time on the market and unnecessary value erosion.
Get an Honest Market Valuation
Start by seeking fresh valuations from two or three experienced agents and make it clear your property has not sold. Agents focused on long-term relationships will provide realistic, evidence-led advice rather than aspirational pricing.
While the average UK house price stood at around £270,000 in late 2025, national figures mask significant regional variation. London averages are more than double this, and even within London, values can vary sharply by postcode, building and buyer profile.If expectations are based on outdated estimates or headline averages, it is worth revisiting How Much Is My House Worth? to recalibrate pricing against current sold data and active demand.
Make the Price Reduction Meaningful
Small reductions of 2 to 3 percent rarely change buyer behaviour. In 2025, the average effective price reduction was approximately 5.2 percent, primarily because this moves a property into a new search bracket on property portals.
For example, reducing a £525,000 asking price to £515,000 has little impact. Reducing to £499,950 immediately exposes the property to buyers searching up to £500,000, significantly increasing visibility and enquiry levels.
Meaningful adjustments early in the marketing cycle consistently outperform incremental reductions spread over time.
Improve Property Presentation
Price is the primary driver of sales, but presentation still matters, particularly once a property is competitively priced. Before or alongside any price adjustment, ensure the home is positioned as strongly as possible:
- Professional photography where current images underperform
– A thorough deep clean and declutter
– Resolution of minor repairs and cosmetic issues
– Clear staging of key rooms to highlight space and flow
– A refreshed listing description aligned with buyer priorities
When price and presentation work together, results improve quickly. In practice, properties that undergo a decisive price adjustment of around 8 to 10 percent often secure a buyer within weeks, even after several months of inactivity.
| Original Asking Price | Time on Market | Effective Reduction | Result |
| £550,000 | 4 months | Reduce to £499,950 (9%) | Sold within 3 weeks |
| £475,000 | 3 months | Reduce to £459,950 (3%) | Sold within 6 weeks |
| £825,000 | 6 months | Reduce to £749,950 (9%) | Sold within 4 weeks |
Consider Market Timing
UK housing activity follows seasonal patterns, with spring and early autumn typically seeing higher buyer engagement. Many sellers ask about the best months to sell a house but timing alone will not compensate for unrealistic pricing.
If you are approaching a quieter period such as December, holding until January can make sense. However, seasonal timing should never be used as a reason to avoid necessary price corrections. A well-priced property will sell in any month, while an overpriced one will struggle regardless of season.
Comparing your property’s performance against local averages and seasonal norms makes it much easier to answer the question, “how do I know if my house is overpriced?”
Navigate London’s Property Market With Expert Guidance
Ernest-Brooks International supports property owners across London with realistic pricing strategies and data-led marketing. Our approach combines deep local market knowledge with international reach, connecting London homes with qualified domestic and overseas buyers. Based in Canary Wharf with offices across Asia, we understand how international investors assess value, price sensitivity and market timing. Our award-winning service has been recognised across multiple industry platforms, including Best International Property Consultancy 2025, Best Real Estate Agency – Single Office London and Best Property Consultancy – UK. These awards reflect a consistent focus on transparency, pricing accuracy and results rather than inflated expectations.
Whether you are questioning your asking price or need guidance on repositioning a stalled listing, professional insight can significantly reduce time on market and protect final sale value.
Contact Ernest-Brooks International for a free property valuation and discover how a proven, evidence-led approach can help you achieve a successful sale in today’s market.
Common Questions About Property Pricing
How long should I wait before reducing my asking price?
In most UK markets, correctly priced homes attract offers within 35 to 45 days. If you reach 60 days without meaningful interest, a price reduction should be considered immediately.
How much should I reduce my price by?
The average effective reduction in 2025 was around 5 percent. Larger, decisive reductions of 8 to 10 percent often outperform multiple small cuts by moving properties into new search brackets.
Will reducing my price mean I lose money?
Often the opposite. Properties that sit too long typically sell for less than they would have achieved if priced correctly from the outset, due to buyer scepticism and reduced competition.
What if I cannot afford to reduce the price?
If a specific price is required to meet financial obligations, postponing the sale may be more sensible than remaining on the market at an unrealistic level.
Should I take my property off the market and relist later?
In some cases. Properties listed for more than 90 days can develop negative history. Temporarily withdrawing and relaunching at a corrected price can reset buyer perception, but only if the new price genuinely reflects market value.
