With fluctuating house prices and mortgage costs, when is the right time to move or wait?
Deciding to sell your home isn’t always easy. Sometimes the reason is apparent: you’ve outgrown the space, need to move for work, or want to be closer to family. However, in 2025, the decision involves more factors than ever.
As house prices vary in some areas and mortgage costs stay higher than the ultra-low rates from a few years ago, many homeowners are asking the same question: Should I move now or wait it out?
This is especially relevant for those with fixed-rate mortgages or who are concerned about not getting as much for their home as in previous years. However, the decision to sell is not purely financial; lifestyle, timing, market conditions, and personal goals all influence this choice.
We consider the advantages and disadvantages of selling in the current market and the reasons you might consider postponing your decision.
What’s happening in the property market in 2025?
After a turbulent few years, the housing market in 2025 is stabilising, although not uniformly. Nationwide, average prices remain relatively steady compared to the peaks of 2023; however, some areas have experienced modest increases while others are still adjusting, according to data from the Land Registry & ONS UK House Price Index trends and regional summaries for 2023 to 2025.
Rising interest rates from 2022 to 2024 decreased demand and slowed price growth, according to data highlights showing that many regions are now experiencing renewed activity, especially in areas where affordability remains accessible for first-time buyers and those seeking to move up.
On the mortgage front, rates are lower than their late 2023 peak but still well above the historic lows that many homeowners secured before the economic shift. This means moving could involve switching from a 1.5% mortgage to something closer to 4.5%, a jump that significantly affects monthly payments, even if the property’s value hasn’t increased.
For some, this may be enough reason to stay put. For others, it’s about recognising opportunity while others hold back.
Reasons you might consider selling now
Despite the uncertainty, there are still strong reasons to relocate in 2025, and many homeowners are doing just that. The right motivation, combined with a realistic grasp of the market, can turn a hesitant “may be” into a confident yes.
Here are everyday situations where selling now may make sense:
You’ve outgrown your current home
If your living situation no longer suits your lifestyle, whether due to family size, remote work, or layout limitations, the need for change may outweigh financial concerns. No interest rate can match daily discomfort or lack of space.
You’re downsizing and releasing equity
Those looking to downsize can cut their mortgage and monthly costs, even with increasing interest rates. Moving to a smaller home can free up cash, reduce maintenance, and offer a fresh start in a more suitable location.
You’ve found the perfect onward property
Sometimes, the perfect home appears unexpectedly. If you’re financially ready and confident in your decision, waiting for the market to shift could mean missing the chance entirely.
You want to move to a better school catchment or location
These factors often carry more weight than short-term market conditions. If your action aligns with educational deadlines or long-term priorities, market timing becomes less important.
Reasons you might decide to stay put for now
Certainly, there are valid reasons to delay selling. For some, the numbers just don’t add up, while for others, the disruption outweighs any benefits.
Common reasons to delay selling include
You’re locked into a low fixed-rate mortgage
If you are currently paying 1.5% interest and moving would require remortgaging at 4% or higher, the cost of borrowing could be a substantial deterrent. Even if you can port your mortgage, borrowing extra funds may be more expensive, lowering overall affordability.
You wouldn’t break even (or make enough to justify the move)
If property prices in your area have decreased and your equity is limited, selling now might not give you enough funds for a strong subsequent purchase. Waiting a year or two could permit a price recovery or an increase in savings.
You’re planning significant life changes soon
If you expect to change jobs, start a business, or take parental leave, the financial and logistical burden of moving might become overwhelming all at once. Staying in place gives you the chance to regroup and plan with clarity.
You’re unsure where you’d go
Some people hesitate to list their property without a clear plan for the future. If the supply of suitable homes in your target area is limited, or if you’re caught in a complicated chain, waiting may help reduce stress.
What to consider when making your decision
There is no one-size-fits-all answer to the sell-or-stay dilemma, but there are clear ways to evaluate your situation. A good first step is to consult a local estate agent and ask for a realistic valuation. Knowing what your home could fetch in the current market gives you a solid starting point.
Next, speak to one of our highly experienced mortgage advisers. They can help you understand how much you might be able to borrow based on today’s rates and what your monthly payments could look like in a new home. Even if you’re not ready to apply, a rough estimate can clarify whether a move is feasible or worth postponing.
Additionally, consider the bigger picture. Are you emotionally ready to leave your current home? Are you willing to compromise on size or location to stay within your budget? Would postponing your decision help you save more, reduce debts, or improve your mortgage options?
Every decision requires trade-offs. However, being transparent about your reasons, finances, and long-term goals allows you to evaluate those trade-offs more confidently.
Tips if you’re unsure and want to keep your options open
Uncertain about committing either way? There are steps you can take now to facilitate selling later, or to help you feel more at ease about staying.
Start by ensuring your home is in excellent condition. Fix minor problems, declutter, and complete overdue maintenance. Even if you don’t list immediately, you’ll be better prepared when you do.
Review your mortgage details. Know the end date of your current deal, any early repayment charges, and your lender’s porting policy. If you’re nearing the end of your fixed term, consult a broker about your remortgage options, including any changes if you move.
You can also monitor listings in your area and start speaking to agents in your preferred location. Observing how quickly properties sell and at what price will give you valuable insight into market activity, helping you feel more prepared to act when an opportunity arises.
Finally, take the time to discuss it. If you share ownership with a partner or family member, deciding together will reduce uncertainty and stress, especially if one of you is more emotionally attached to the current home than the other.
Timing isn’t everything, but clarity is
Selling your home is one of the most important financial decisions you’ll ever make. In a fluctuating market, it’s easy to get stuck in analysis paralysis, waiting for the “perfect time” that might never come. However, clarity about your goals, budget, and lifestyle needs is often more crucial than trying to perfectly time the market.
Whether you decide to move now or stay in your current place for another year, understanding the consequences of each option helps you stay in control. There’s no right or wrong choice, only the one that fits your life at this moment.
Are you ready to explore your mortgage options?
We’re here to guide you through exploring your mortgage options, offering personalised insights to help you make informed decisions. Together, we’ll assess your financial goals and decide if now is the right time for your next move. Let us help you take the next step with confidence! Contact Burlington Financial by calling 01262 674988 or emailing enquiries@burlington-financial.uk.
