If you were to take a slow wander from the quiet, leafy lanes of Downham, through the sprawling greens of Ramsden Bellhouse, and up towards the friendly bustle of Ramsden Heath, you’d notice something rather unusual for August. Usually, this is the time of year when the market is at its most frantic as families try to secure a move before the school gates open. But right now? The air in CM11 1 feels a lot more like a lazy Sunday afternoon than a Monday morning rush.
The big surprise this month? The current housing supply has reached a level where there are significantly more properties for sale than active buyers.
We have seen a notable shift in market dynamics compared to just a few weeks ago. In property language, we call this a "Buyer’s Market." Imagine you’re at a bakery. In a high-demand market, there’s one loaf of bread left and ten people fighting over it. Right now in CM11 1, it’s the opposite: the shelves are full of delicious cakes, and there are only a few shoppers wandering the aisles. You can take your time, look at the ingredients, and maybe even ask for a bit of a discount because the level of choice for buyers is so high.
The Magic Number: 16.7
We look at a specific ratio to understand the balance of the market, which compares the total stock levels to the volume of agreed sales. This gives us a clear picture of the current landscape. Right now, the ratio of properties currently for sale against the rate of monthly transactions stands at 16.7.
To give you some context, just last month that figure was 11.1. That represents a significant increase in the volume of housing supply relative to demand in just thirty days. Whenever this metric is higher than six, the power shifts firmly into the hands of the people looking to buy, as the competition for sellers becomes much more intense.
What’s happening on the ground?
Right now, we have 59 properties looking for new owners across CM11 1. However, market activity is currently resulting in about 4 sales being agreed each month. It’s a bit like a game of musical chairs where there are plenty of chairs, but only a few people playing the music.
This doesn’t mean people aren’t buying—we’ve seen some incredible homes change hands recently, like the stunning Rohan House on Glebe Road for £2,300,000 or a lovely spot on Park Lane in Ramsden Heath for £1,400,000. It just means that buyers are being very picky. Because they have the luxury of choice, they aren't under the same pressure to commit to a purchase as they might have been a year or two ago.
What does this mean for you?
If you are thinking of selling: You need to be the "Star Student." Because there is a higher volume of housing supply than there are people ready to buy, your house needs to look the best and be priced very sensibly. With 59 properties currently for sale, you can’t just stick a sign in the garden and hope for the best; you need to ensure your home stands out against the competition for sellers.
If you are looking to buy: This is your time to shine! You have more choice than we’ve seen in a long while. You don’t need to feel pressured to make an offer five minutes after walking through the front door. The current stock levels give you the room to negotiate and find a home that truly fits your life.
If you’re just watching the neighbourhood: Even though market activity is a bit more measured, the value of homes here remains high. The average price people are actually paying in CM11 1 over the last year is around £661,961. People still love living here—there is simply a greater abundance of options on the market this August.
Whether you're in a big detached house in Ramsden Bellhouse or a cosy spot in Downham, the market is telling us one thing: the current level of choice for buyers is the defining feature of the summer.