The hidden risk of overvaluing your home when moving in today’s market

By Mark Lawrinson, Operations Director for Residential Sales at Beresfords Group

With many homeowners turning ambitious conversations into tangible moving plans, the start of the year traditionally marks a surge in activity, particularly for families planning their next chapter. While the UK property market remains fundamentally healthy, one issue continues to undermine progress for sellers, overvaluing.

At Beresfords, we are seeing renewed confidence across the market. Buyer activity strengthened throughout the past year, with momentum building after the Budget and a clear appetite from buyers who are no longer willing to put life on hold. However, this is not a market driven by shortage alone, and pricing accuracy has never been more important.

The market is in a good place overall, but it is also more informed. Buyers today have access to data, choice and time. They are prepared to wait for the right home at the right price.

Overvaluing no longer gets corrected by demand. Instead, it works against sellers almost immediately. Properties that feel unrealistic are quickly overlooked, and once momentum is lost, it can be difficult to regain.

Below are key considerations for homeowners planning a move this year:

The current residential market, particularly for homes under £2 million, has remained stable following the Budget, with no major changes to stamp duty and steady buyer confidence. Stability, however, means sellers can no longer rely on rising prices to soften ambitious expectations.

Buyers are analytical and value-focused. In a market without intense competition, unrealistic pricing is far more likely to deter interest than encourage it.

Today’s buyers are viewing multiple properties, tracking price reductions and comparing value closely. When a home launches above its true market level, many buyers simply disregard it rather than attempt to negotiate.

This often results in reduced early interest, fewer viewings, a longer time on the market and ultimately a weaker negotiating position later on.

An inflated asking price does not just affect the sale itself. It can disrupt an entire chain. When early interest is missed, onward purchases are delayed and bottlenecks form quickly.

This is especially important for families working to school deadlines. With the average move taking around five months, careful planning is essential. Speaking to an experienced agent early to map out a realistic strategy can make the difference between a smooth transition and missed opportunities.

Automated valuation models and national data provide useful reference points, but they often overlook the finer details that influence buyer behaviour.

Micro-location, road positioning, proximity to transport links, local demand patterns and historical pricing trends all play a significant role in determining value. A knowledgeable local agent understands these nuances and can interpret them in a way online tools simply cannot.

At the upper end of the market, recent Budget measures introducing ongoing surcharges for properties over £2 million have impacted sentiment. Higher long-term ownership costs and broader uncertainty have softened demand for luxury homes, particularly across London and the South East.

In this environment, accurate pricing is essential. Buyers are more cautious and far less tolerant of homes that appear overpriced.

In today’s market, success is driven by momentum rather than speculation. Homes priced correctly from day one attract stronger early interest, generate competition and are more likely to achieve offers close to asking price.

By contrast, properties that enter the market at inflated levels often end up chasing buyer expectations downward, losing both time and leverage along the way.

For those planning a move in 2026, the market remains active and full of opportunity. However, it demands realism. Overvaluing is no longer a low-risk strategy. It is one of the most common reasons sales stall.

Working with a knowledgeable local agent and setting an accurate price from the outset gives sellers the strongest possible foundation for a successful and timely move, allowing plans to progress with confidence rather than compromise.

Book your valuation with Beresfords today.