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  • Writer's pictureJason Wells

How the 21.6% Saleability Drop in the Northampton Property Market Might Impact Your 2024 Home Moving Plans



The Northampton housing market, like many others, has experienced a notable shift in 2023. 


The percentage of home sales agreed and moved (completed) compared to those withdrawn from the market unsold has decreased relative to 2022.


Looking at independent data for the Northampton area (NN1 to NN7) …


In 2022, 64.2% of properties that left the books of Northampton estate agents agreed a sale, exchanged contracts, and the owners moved home


(5,171 Northampton area properties exchanged and completed vs 2,885 properties that withdrew from the agent’s books, unsold).


In 2023, 50.3% of properties that have left the books of Northampton estate agents agreed a sale, exchanged contracts, and the owners moved home


(3,620 Northampton area properties exchanged and completed vs 3,583 properties that withdrew from the agent’s books, unsold up to the 20th December 2023), meaning there has been a …


21.6% proportional reduction in the saleability of

Northampton homes between 2022 and 2023


It's interesting to compare that with the East Midlands regional and national stats for both years. 


In the East Midlands, 67.15% of properties were exchanged, completed, and moved in 2022, compared to 51.55% in 2023, a drop of 23.3%. Nationally, 65.55% of properties were exchanged, completed and moved in 2022 compared to 52.39% in 2023, a decline of 20.1%.


This could raise concerns among Northampton homeowners and potential sellers. As a seasoned estate agent in Northampton, I have observed these trends closely and offer insights into this phenomenon and strategies to enhance your home's saleability in 2024.


Understanding the Dip in Saleability in Northampton


Economic Influences: much like the rest of the UK, Northampton has been subject to financial pressures such as inflation and Bank of England interest rate increases. These factors have affected buyer affordability, leading to a more cautious approach to home purchasing.


Market Saturation and Buyer's Market: 2023 saw a surge in Northampton properties on the market. This increase changed the Northampton property market from a strong seller's market to a balanced market or even a buyer's market in some parts of Northampton throughout 2023, where the availability of choices led to a more selective purchasing behaviour.


Changing Buyer Preferences: In Northampton, buyer preferences have evolved. There's a growing demand for properties that offer flexible living spaces, energy efficiency, and modern amenities, which not all available homes meet.


Local Economic and Social Factors: Northampton's local economic and social developments, such as job market shifts and community developments, have also played a role in influencing the housing market dynamics.


Six Tips to Maximising Your Northampton Home's Saleability in 2024


Northampton properties are still selling, yet not at the rate they were in 2021 and 2022. 


Just over 5 out of 10 Northampton people in 2023 have sold and moved (i.e., the 50.3% figure mentioned above). If you want to avoid being in the 5 out of 10 Northampton people who were unable to sell and move this year, there are some things that you can do to stack the cards in your favour.


To start with, the saleability levels in Northampton in 2023 are very similar to the saleability rates between 2014 and 2019. 


  1. Strategic Pricing: Understanding the Northampton market is critical. Homes priced correctly from the outset are more likely to attract serious buyers. This requires a deep understanding of the local market trends, something a knowledgeable estate agent can provide.


  1. Tailoring to Buyer Preferences: Align your Northampton home with current trends. This could mean investing in creating flexible work-from-home spaces, upgrading energy systems, or modernising key areas like kitchens and bathrooms. However, before you start spending tens of thousands of pounds on this, please do pick up the phone so I can give you the best advice for the type of property you own in Northampton. I have lost count of the number of times I've seen a Northampton homeowner spend money on the wrong things without advice, only to find the money they spent did nothing for the value of their home nor made it more saleable. 



  1. Effective Marketing: Utilise a comprehensive marketing strategy that includes high-quality photography, possibly virtual tours, and leveraging online social media and portals. As experts in the Northampton property market, we can target the correct demographic and present your home in its best light.


  1. Preparing for Viewings: First impressions matter. Ensure your Northampton home is well-presented, clean, and decluttered. We can offer personalised advice on the presentation of your home to appeal to potential buyers.


  1. Flexibility and Negotiation: Be prepared for negotiation and show flexibility in terms of viewing times and conditions of sale. This approach can make your property more appealing compared to others on the market.


  1. Capitalising on Local Knowledge: Northampton's unique charm and amenities should be highlighted. As a local market expert in the town, I can help showcase these aspects effectively to potential buyers.


The decrease in the saleability rate in Northampton reflects broader economic trends and evolving buyer preferences. However, with the right approach and strategies, selling your home in 2024 can be a realistic and successful endeavour. 


By understanding the Northampton market, pricing strategically, aligning with buyer preferences, and utilising effective marketing and presentation techniques, you can significantly enhance your chances of a successful sale.


As a Northampton property market expert, I offer more than just transactional advice; I provide insights into what makes our local Northampton market tick. By partnering with a knowledgeable estate agent, you can confidently navigate these challenging times and maximise your chances of a successful home sale in 2024.

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