Insights & News

It might not be the obvious time to start planning to sell your home, but December is the ideal moment to get ahead. While many wait for the New Year to act, serious buyers are already searching, and competition is lower. From market trends in Horsforth and Moortown to practical advice on preparing your home, we cover what every West Yorkshire homeowner should know right now. Whether you’re upgrading, downsizing or relocating, it all starts with a trusted valuation.

Why December Makes Strategic Sense

Most vendors wait until January to book a valuation, but that means launching at the same time as everyone else. December gives you a quieter window where serious buyers are still active and listings are fewer, making yours stand out.

Rightmove’s data shows a consistent spike in buyer searches between Boxing Day and early January. In fact, their January 2025 report revealed a 26% increase in new property listings on Boxing Day compared to the previous year, with buyer enquiries up 20% over the festive period. This surge in activity can give December listings a valuable head start when competition is at its lowest. Listing in December means you’re ready to catch that uplift while others are still preparing. For properties in high-demand Leeds areas like Roundhay, Moortown, Horsforth and Cookridge, that visibility could mean faster interest and better offers.

Plus, it gives you a chance to prepare well in advance. Whether it’s updating marketing photography, securing a mortgage in principle, or planning a school move, the run-up to Christmas is often quieter in other areas of life, making it the perfect time to focus on next steps.

Serious Buyers Don’t Stop for the Holidays

Contrary to common belief, many buyers remain highly active over the festive period. Relocations, growing families, and job changes don’t wait for the weather to improve. These are motivated buyers, and they’re often working with deadlines.

We’ve seen this time and again at Adair Paxton. The number of valuation requests rises sharply in early January, but those who start early tend to secure stronger interest before the market becomes more competitive. If you want to sell by spring or early summer, now is the time to act.

Buyers who view homes in December often come prepared. They may have sold their property, arranged finance, or be in rented accommodation – all of which speeds up the sale process. By listing when they’re looking, you could benefit from shorter timescales and more committed offers.

What’s Happening in the Leeds Market?

According to the latest Office for National Statistics (ONS) figures, the average house price in Leeds stood at £246,000 in September 2025. This represents a 4.4% increase compared to September 2024, reflecting a steady upward trend in local property values.

This trend reflects ongoing demand across popular family neighbourhoods like Moortown, Roundhay, Adel, Horsforth and Cookridge. These areas continue to appeal to buyers thanks to their green space, school catchments, and strong local amenities. Even with minor seasonal fluctuations, realistically priced homes in these areas are still attracting strong buyer interest.

The Advantage of Early Preparation

Even if you don’t plan to list until January or February, booking your valuation in December allows time to:

• Get expert advice on your property’s current market value
• Plan and complete small improvements that could boost appeal
• Organise your finances and paperwork
• Capture professional photos before the darker days of January
• Line up marketing for when buyer interest spikes
• Discuss timelines and expectations with your estate agent

Preparing early also helps reduce stress. Selling a property involves coordination across several parties – solicitors, surveyors, mortgage lenders, removal firms. The more organised you are, the smoother the process will be when your sale progresses.

Target the Right Audience, in the Right Area

Selling in Horsforth? Family buyers are searching now. Downsizing in Moortown? You could attract younger professionals ready to move quickly. City apartment in Leeds centre? Investors often act before year-end to prepare for the new tax year.

Each area and property type has its own seasonal nuances. At Adair Paxton, we tailor our advice and marketing approach based on your circumstances, ensuring your home appeals to the right buyers at the right time.

Our experienced team knows how to highlight what makes your home stand out. From garden potential to school catchments, modern kitchens to energy efficiency – we focus on the features that matter most to buyers in your area.

Don’t Wait for the Rush, Make December Count

By January, many new listings will hit the market, and buyer attention will be more divided. But December allows your home to shine. The buyers searching now are not window-shoppers, they’re ready to view, offer and complete.

A December valuation gives you breathing space to prepare without pressure. You can decide when to launch based on expert guidance, and your agent can start marketing quietly if preferred, including lining up early viewings and generating interest before the New Year rush.

Remember, the goal isn’t just to list your home. It’s to sell well, and that starts with the right preparation, timing and support.

Final Thoughts

Selling a property is a big decision, and the timing matters. December might feel too early, but the truth is, it’s one of the best times to lay the groundwork for a successful 2026 move.

With 165 years of local experience, surveying expertise, and a clear-eyed view of the market, Adair Paxton is here to guide you through every step. Whether you’re upsizing, downsizing, or relocating, now is the time to start the conversation.

Book your free expert valuation with Adair Paxton today.

Selling your home is often described as one of life’s most stressful events, but it doesn’t have to be. At Adair Paxton, we believe a smooth sale isn’t just possible, it should be the standard. With over 165 years of experience in the Yorkshire property market, we’ve helped thousands of homeowners navigate the selling process confidently, calmly, and successfully. Here’s what a truly seamless experience looks like, and how we make it happen.

It Starts with an Honest, Expert Valuation

A successful sale begins with an accurate appraisal. Too often, sellers are given overinflated figures in an attempt to win instructions, but unrealistic pricing can lead to extended time on the market, multiple price reductions, and lost buyer confidence.

At Adair Paxton, every valuation is backed by our surveying heritage and intimate knowledge of the Yorkshire property market. We draw on comparable sales data, local insights and property-specific factors to give you a fair, evidence-based valuation you can rely on. It’s not just about listing high, it’s about getting you sold at the right price, with the right buyer, in the right timeframe.

Our valuations also include an explanation of market conditions and comparable sold prices, helping you make an informed decision. Whether you own a modern apartment in Leeds City or a characterful family home in Roundhay, our tailored advice sets realistic expectations from day one.

Preparation That Sets Your Property Apart

Presentation plays a huge role in attracting serious interest. That’s why we help every client prepare their home for market in a way that enhances its best features and appeals to the most relevant buyers.

From practical tips on decluttering and staging, to arranging professional photography and accurate floorplans, we make sure your home looks its best online and in person. In a market where buyers often scroll listings quickly, those first impressions really count.

We’ll also advise on repairs or upgrades worth doing pre-sale. Whether it’s a fresh coat of paint, tidying the garden, or simply dressing a spare room as an office, small changes can make a big difference to how buyers perceive value.

Every detail matters, and we’ll work with you to make sure your property stands out.

Targeted Marketing That Reaches the Right Buyers

A smooth sale depends on more than just listing your home online. It requires strategic, multi-channel marketing that puts your property in front of serious, qualified buyers.
At Adair Paxton, we tailor our marketing approach to each home. That means professional listings across Rightmove, OnTheMarket and our own website, as well as exposure through email alerts, buyer databases, social media and direct prospecting. We also leverage our strong local network to reach motivated buyers looking for homes just like yours.

We use data to ensure your home is positioned competitively, and our marketing is always supported by quality visuals and clear, compelling descriptions. Our aim isn’t just to generate interest; it’s to attract the right buyer who’s ready and able to proceed.

Clear Communication Throughout

One of the most common frustrations we hear from sellers who’ve used other agents is a lack of communication. We do things differently.

You’ll have a single, senior point of contact throughout your sale. Someone who knows your property, understands your goals, and keeps you informed at every step. From regular updates on viewings and feedback, to clear guidance during negotiations, we make sure you’re never left in the dark.

It’s all part of our director-led, client-first approach. Selling your home is personal, and we treat it that way.

We also make ourselves available when it matters most. You won’t be passed from person to person or left chasing updates. We understand how important clarity is, especially when making major decisions.

Sales Progression Done Properly

Here’s something many sellers aren’t told: agreeing a sale is only half the story. Without strong sales progression, things can stall. That’s where our team comes in.

We don’t step back once an offer is accepted. Instead, we proactively manage the transaction through to completion by liaising with solicitors, surveyors, mortgage brokers and the buyer to keep things moving.

This attention to detail helps avoid common pitfalls, reduce the risk of fall-throughs, and give you peace of mind during the final stages.

It also allows us to anticipate issues before they escalate. For example, if a survey raises queries, we can provide expert guidance and suggest practical resolutions to keep things on track.

What a ‘Smooth Sale’ Looks Like in Practice

Every sale is different, but the principles of a seamless experience remain the same: realistic pricing, strong marketing, clear communication, and active management from start to finish.

A smooth sale is rarely down to chance. It comes from the combination of a clear strategy, local market knowledge, and attention to the details that matter most to buyers. From ensuring the listing stands out in a crowded marketplace, to handling negotiations with care and clarity, it’s the cumulative effect of doing every stage well that leads to a successful outcome. That’s the value of working with a team that understands both the practical steps and the emotional journey behind selling your home.

That’s what a smooth sale really means. And it’s what we deliver every day for sellers across Yorkshire.

Ready to Take the Next Step?

Selling your home doesn’t need to be stressful. With the right support, it can be a straightforward and rewarding process.

At Adair Paxton, we combine experience, expertise and a personal approach to deliver sales that are smooth from start to finish. Whether you’re upsizing, relocating or simply exploring your options, we’re here to guide you every step of the way.

Get in touch with our residential sales team or request a free expert valuation today.

When you’re preparing to sell your home, it’s natural to hope for the highest possible return. But there’s a big difference between a well-informed asking price and an unrealistic one. Overpricing can lead to longer time on the market, lower offers, and ultimately, a more stressful move.

In today’s digital-first market, buyers are well-informed and have access to real-time property data. They know what homes are selling for, and they know when something is overpriced. Getting your price wrong at the outset can be a costly mistake.

If you’re selling in Leeds and across Yorkshire, understanding the risks of overpricing is key to setting yourself up for success.

Why do sellers overprice?

It’s a common scenario, sellers setting a price based on hope rather than data. The most frequent reasons include:

• Emotional attachment to the home
• Wanting to recover renovation costs
• Trusting online valuation tools without deeper analysis
• Receiving inflated valuations from agents keen to win instructions

Online tools like Zoopla or Rightmove can be helpful as a starting point, but they don’t always reflect the true condition of your property, recent local sales, or market sentiment. It’s easy to see why sellers are tempted to go high, especially if they’ve poured time and money into renovations, or if they’re aiming to fund a more expensive purchase.

Whatever the reason, pricing too high in a cautious market can stall your sale before it begins. And if your home sits on the market too long, that early momentum is hard to get back.

Common pricing myths

There are a few beliefs that regularly trip up sellers:

“We can always drop the price later.”
Technically true, but not without consequences. The first few weeks on the market are when your home will get the most attention. This is your property’s moment to shine — it appears in alerts, on search portals, and in email updates. If buyers don’t engage with it then, dropping the price later won’t bring back that initial buzz.

“Buyers will negotiate.”
Some will. But many won’t even arrange a viewing if the price seems unrealistic. With filtered search functions and comparison tools, today’s buyers are laser-focused on value. If they feel a home is overpriced, they’re more likely to scroll past than book a viewing.

“My area is always in demand.”
Even in highly desirable areas like Roundhay, Moortown, or Horsforth, market dynamics still apply. Leeds is a vibrant city, but local price sensitivity remains. Overpricing can make nearby homes look like a bargain, and encourage buyers to focus elsewhere.

The impact of pricing too high

The effects of overpricing ripple far beyond just receiving fewer enquiries.

• Your property may miss the attention of the right buyers. If it’s priced outside their search range, they may never see it.
• It may linger unsold and develop a “stale” perception. Properties that sit on the market too long often raise red flags.
• Mortgage valuations can fall short, causing delays or even failed sales if lenders don’t agree with the agreed price.

Buyers are savvier than ever. They can see sold prices, get instant valuation estimates, and set price alerts. If your property doesn’t stack up, it’s often dismissed without a second thought.

Over time, unsold listings can feel “tainted”, even if the issue was just pricing. A reduction helps, but it doesn’t always reset buyer perceptions. In many cases, homes end up selling for less than they might have if priced correctly from the outset.

How to recognise an unrealistic valuation

Not all high valuations are incorrect, some homes do justify a premium. But if one agent’s figure is notably higher than others, it’s worth asking why. Key questions include:

• Have they shown evidence of recent, comparable local sales?
• Are they taking current market shifts into account?
• Do they understand your home’s layout, finish, and unique selling points?

A good agent won’t just give you a high figure to win your instruction. They’ll back their valuation with data, local experience, and a reasoned explanation.

At Adair Paxton, our valuations are always grounded in evidence. With a background in chartered surveying and over 165 years of local market knowledge, we provide honest, realistic advice that sets you up for success.

What if you’ve already overpriced?

If you’re already on the market and not seeing the results you hoped for, don’t panic. Many sellers find themselves in this situation, the key is to act quickly and strategically.

Here’s what we recommend:

• Review feedback from viewings and online performance
• Reassess your price compared with similar homes under offer
• Talk openly with your agent about how your listing is being received
• Refresh your marketing with new photos, wording, and price

Sometimes a complete relaunch (treating it like a brand-new listing) can reinvigorate interest. At Adair Paxton, we regularly help sellers, who have been on the market with other agents, reposition their home for better results.

Even small changes can have a big impact. The goal is to regain momentum and attract motivated buyers who are ready to proceed.

The power of realistic pricing

When a property is priced accurately, the difference is noticeable:

• More online clicks and physical viewings
• More engagement from serious buyers
• More offers, closer to the asking price
• Fewer delays or renegotiations due to mortgage valuation issues

A fair price builds trust. Buyers are reassured that the seller is realistic, and this often leads to smoother negotiations and faster completions.

In today’s market, that’s more important than ever. While mortgage rates have stabilised in 2025, they remain higher than many buyers are used to. As a result, affordability is still under pressure. Buyers are cautious, they have firm budgets, and they’re unlikely to overstretch for an overpriced home, especially if they don’t need to move quickly.

By pricing correctly from the start, you position your home as a serious contender. You create competition, urgency, and, most importantly, confidence.

Honest valuations from Leeds property experts

At Adair Paxton, we believe in getting the foundations right. And that means giving honest, informed valuation advice you can rely on. We don’t inflate figures to win instructions, instead we provide realistic, evidence-based pricing that reflects what your property is truly worth in today’s market.

Our valuations are backed by decades of experience and delivered by professionals who live and work in Leeds. From Horsforth and Adel to Moortown and Roundhay, we understand the local trends that impact your home’s value.

And when it comes time to launch, we back that valuation with expert marketing, high-quality photography, and a director-led service that stays with you through every stage of your sale.

If you’re thinking of selling – whether you’re upsizing, downsizing, or relocating – start with a valuation you can trust.

Request your free market appraisal today.