The hidden risk of overvaluing your home when moving in today’s market
With many homeowners turning ambitious conversations into tangible moving plans, the start of the year traditionally marks a surge in activity, particularly for families planning for the future.
While the property market remains fundamentally healthy, experts at Beresfords say overvaluing property is one issue that continues to undermine the progress of those looking to sell.
Mark Lawrinson, Operations Director for Residential Sales at Beresfords Group, said: “The market is in a good place overall, but pricing accuracy has never been more important for those looking to move in the current market. We have seen confidence return in the last year, with a noticeable uplift in activity following the Budget, and a strong appetite from buyers who are no longer willing to put life on hold.
“However, there is not a lack of supply driving the market, where buyers have to compete at any cost. Buyers are informed, they have choice, and they are prepared to wait. Overvaluing no longer gets corrected by demand and it works against the seller almost immediately. Getting the price right from day one is critical because the market responds very quickly to properties that feel unrealistic.”
Here is a list of helpful advice tips to ensure homeowners don’t jeopardise their selling and moving journey in future:
1. A stable market rewards realism not optimism
The current residential market, particularly for homes under £2 million, remains stable following the Budget, with no major changes to stamp duty alongside steady buyer confidence. However, stability means sellers can no longer rely on rising prices to mask over-ambitious expectations. Buyers are being careful, analytical and are concentrating on value. In a market without intense competition, unrealistic pricing is more likely to deter interest than drive buyers’ interest.
2. Buyers have choice and are increasingly selective
Today’s buyers are viewing as many properties as possible, tracking price reductions and comparing value – they are researching and monitoring the market constantly When a property is launched above its true market level, many buyers will simply disregard it rather than attempt to negotiate which means a loss of momentum early often resulting in less viewings, an extended time on the market and a weaker negotiating position later in the process.
3. Overvaluing can delay your entire moving timeline
An inflated asking price does not just affect the sale itself, it can disrupt an entire chain. When a property fails to attract early interest, onward purchases are then delayed and bottlenecks form, holding up planned moves quickly. This can be problematic for anyone, especially families working to school deadlines. It’s important to factor in that the average move can take approximately five months, so planning for school timelines needs extra care. Speaking to an agent as early on as possible to strategise a timeline can make all the difference between a smooth transition, so there are no missed opportunities.
4. Online valuation tools don’t reflect local realities
While automated valuation models and national data provide a useful reference point, they often overlook finer details which may influence buyer behaviour. Factors such as micro-location, road positioning, proximity to transport infrastructure or historical pricing trends can significantly affect value. A knowledgeable agent with local market expertise understands nuances like these and can apply them in a way which ensures you’re more informed than online tools.
5. High-value homes face additional pricing pressure
At the top end of the market, recent Budget measures introducing new ongoing surcharges for properties over ?2 million, which have already impacted sentiment. Higher long-term ownership costs and broader uncertainty have softened demand for luxury homes, particularly in London and the South East. In this environment, accurate pricing is essential as buyers are more cautious and less tolerant of overpriced homes.
6. Smart pricing creates momentum, even without a boom
In today’s market, success is driven by momentum rather than speculation. Homes that are priced correctly from the outset attract stronger early interest, encourage competition and are more likely to achieve close-to-asking offers. By contrast, properties that enter the market at an inflated level often end up chasing buyer expectations downward, losing time and interest along the way.
7. The takeaway for movers in 2026
For those planning a move this year, the market remains active and full of opportunity, but it demands realistic sellers. Overvaluing is no longer a low-risk strategy, it is one of the most common reasons for sales stalling. Working with a knowledgeable local agent and setting an accurate price from the start gives sellers the strongest possible foundation for a successful and timely move.
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