Rightmove House Price Index July 2026: What It Really Means For Homeowners
September has brought the first monthly asking price rise since May, but the headline only tells half the story. Prices are up 0.7%, sellers face a 12 year high in competition and mortgage rates have risen again. Here is what the latest Rightmove data actually means for your move.
House Prices Are Rising Again. But Look Beyond The Headline.
After a particularly quiet summer, September has finally brought some positive movement.
The average price of a newly listed property increased by 0.7% this month, equivalent to £2,441, taking the national average asking price to £367,440.
That is the first monthly increase since May and slightly stronger than the typical September increase of 0.5%.
So, is the autumn property market bouncing back?
Possibly. But this is not a market where sellers can afford to become complacent.
The September Numbers At A Glance
Average asking price: £367,440
Monthly change: +0.7%
Annual change: -0.8%
Average stock per agent: 65 properties
Average time to secure a buyer: 64 days
Average 2 year fixed mortgage rate: 5.29%
Rightmove describes September as a potential early indication of the usual autumn increase in activity following a subdued summer.
However, asking prices are still 0.8% lower than a year ago and 2.3% below where they were at the beginning of summer.
This looks less like a dramatic market turnaround and more like buyers and sellers returning after the summer slowdown.
Sellers Have More Competition Than They Have Had In Years
This is arguably the most important number in the entire report.
There are currently more properties available for sale than at any September in 12 years.
The average estate agency branch had 65 properties available in August, including homes Under Offer and Sold STC.
At the same time, buyer enquiries are 9% lower than a year ago.
Put those 2 figures together and the message for sellers becomes clear:
Buyers have choice.
Your property is not simply competing on price.
It is competing on presentation, photography, marketing, location, condition and perceived value.
This is why launching correctly matters.
Pricing Correctly From The Beginning Matters
One statistic from Rightmove particularly stands out.
Of the properties that have sold so far during 2026, 74% were priced correctly from the beginning and did not require a subsequent asking price reduction.
That does not mean cheaper homes automatically sell.
It means buyers are increasingly capable of recognising when a property sits outside their expectations of value.
And with more alternatives available, they can simply keep scrolling.
For a homeowner, the question should therefore not be:
“What is the highest price we could put it on for?”
It should be:
“What strategy gives us the strongest chance of achieving the best possible result?”
If you are considering selling, start by understanding where your property genuinely sits in today's market.
The West Midlands Is Telling A Different Story
National averages are useful context, but they are not your local market.
In the West Midlands, the average asking price currently stands at £298,100.
Prices were unchanged during September but are 1.5% higher than a year ago.
The average property is taking around 64 days to secure a buyer.
Compare that with London, where asking prices are down 2.6% annually, or the North East, where they are up 2.7%.
That is why national headlines should never determine your individual moving strategy.
Your postcode, property type, price bracket and local competition matter considerably more.
Mortgage Rates Are Still The Pressure Point
There is another side to September's market.
Affordability.
Rightmove reports that the average 2 year fixed mortgage rate has increased from 5.09% last month to 5.29%.
Higher borrowing costs affect what buyers can comfortably spend each month.
And that ultimately affects sellers too.
Someone may love your property.
But the numbers still need to work.
This is another reason why sellers should understand their likely buyer before deciding how to position their home.
How Long Is It Taking To Find A Buyer?
Nationally, the average seller took 64 days to secure a buyer in August.
That compares with:
60 days in May
62 days in June
63 days in July
64 days in August
There has therefore been a gradual increase through the summer.
But there is a much bigger lesson hidden in Rightmove's regional data.
In Scotland, around 91% of homes currently find a buyer.
In London, that figure is just 42%.
In the North West, it is 71%, while in the South East it is 56%.
There is no single UK property market.
There are thousands of smaller markets behaving differently at the same time.
What Does September Mean If You Are Thinking Of Selling?
The autumn market has started with more activity and asking prices have returned to monthly growth.
That is encouraging.
But sellers are also entering one of the most competitive markets for available stock in more than a decade.
So the opportunity is not simply:
“Prices have gone up. Let's sell.”
The opportunity is to enter the market with a property that is properly positioned from day 1.
That means understanding the local competition, choosing the right launch price, presenting the property properly and having a clear marketing strategy.
The Avenue View
September's figures are encouraging without being spectacular.
Prices have moved upwards. Buyers are returning. Autumn activity is beginning.
But affordability remains challenging and sellers face considerable competition.
For homeowners, that creates a market where strategy matters more than headlines.
The right property, presented properly, marketed effectively and positioned at a level buyers understand can still attract strong interest.
The important part is knowing exactly where your home sits before entering the market.
Frequently Asked Questions
Are house prices increasing in September 2026?
Rightmove reports that average new seller asking prices increased by 0.7% during September to £367,440. However, they remain 0.8% lower than September 2025.
Are these sold house prices?
No. Rightmove's House Price Index primarily tracks the asking prices of properties newly coming to market. The eventual completed sale price may be different.
Is autumn normally a busy period for property?
Rightmove says September usually sees activity increase as people return from summer holidays and refocus on moving plans. This September's 0.7% asking price increase was above the 10 year September average of 0.5%.
What is happening to property prices in the West Midlands?
The average asking price is currently £298,100, unchanged during September and 1.5% higher than a year ago.
How long is it taking to sell a property?
Rightmove's latest national figure shows an average of 64 days to secure a buyer in August. This is the time to find a buyer rather than the complete time from listing through to completion.
Thinking About Moving This Autumn?
Do not make the decision based on the national average.
Find out what is happening to properties like yours, where you live.
Understanding your value, competition and likely buyer gives you a much better foundation for deciding whether now is the right time to move.