Many homeowners are waiting for autumn, lower mortgage rates or a more certain market before selling. But when everyone waits for the same moment, competition can arrive with them. Sometimes moving before the crowd creates the better opportunity.

Mortgage rates remain above 5% on average, but the picture is more nuanced than the headline suggests. If you are buying, selling or simply wondering whether to wait, here is what the latest mortgage market actually means for your next move.

The UK property market is not one market. Prices, buyer demand and selling conditions can change dramatically between regions, towns and even neighbouring postcodes. Before making your next move, these are the numbers that actually matter.

Summer traditionally slows the property market, but September changes the rhythm. Buyers return, routines restart and activity typically rises. If moving before Christmas is even remotely on your radar, the next few weeks could matter more than you think.