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Published: 16 February 2026

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Half Terms and House Prices: An Oxford Market Update

It’s the February half-term holiday, 2026 – and that means ‘busy’.

You just know that Little Sprouts at Millets Farm will be will be enjoying packed crowds of (very) excited children, the Ignite Sport holiday camps at Oxford City FC and the North Oxford Tennis Club will be in full swing, and if you head down to Hinksey or Cutteslowe Parks, you’ll find that, despite the endless drizzle, the children’s play areas, football pitches and cafés will all be absolutely full of life (and indeed, are those blue skies we see today, at last? Or trying hard to be seen, at least!).

Nevertheless, if you’re currently selling your home in Oxford, can you expect things to feel as busy? Or is February half-term one of those quieter periods, like the Easter break can be, and like the Summer and Christmas holidays almost always are?

Here are our thoughts as independent local estate agents in Oxford.

What’s happening in the property market?

There is good news as we hit the February half-term break. In bigger picture terms, the property market is broadly positive.

House prices continued their upward trend in January, with Halifax reporting rising UK property values – and, notably, that they have risen above £300,000 for the first time, reaching £300,077 in January on a 12-month average, per the Halifax Price Index.

Here’s what else the Halifax Index in January 2026 has shown:

• Monthly Change +0.7%
• Quarterly +0.1%
• Annual Change +1.0%

What is interesting about their figures is that average UK property prices rose from £239,253 in January 2020 to reach £300,077 in January 2026 – an increase of just over 25% in six years.

Also noteworthy is that the price increase from 2020 to 2023 was 18.7%, compared with the 5.7% increase from 2023 to 2026.

Growth in the past three years, yes; but much more muted than those previous three – and certainly behind inflation. This is perhaps a sign that prices that had risen too quickly in the immediate post-Covid years are correcting course.          

At the same time, last week’s vote by the Bank of England’s Monetary Policy Committee was closer than many expected, reflecting ongoing concerns about subdued economic performance.

This may not be great news for the wider economy, but it does, in our view, reopen the possibility of a base rate cut in March, which markets had begun to discount.

Fixed mortgage rates have been edging up again recently, just slightly, following the pattern of swap rates, which had suggested the market was pricing in no further near-term cuts.  

Perhaps that tension is playing on rate setters’ minds.

For local buyers and sellers, this matters. In higher property-price areas like ours, affordability does tend to tighten more quickly when mortgage rates rise, so you can be sure we’ll be keeping a very close eye on it and how it affects you locally.

Which brings us tidily to what probably matters more to you: never mind the national picture, what about the property market and property prices in Oxford?

The Oxford property market is strong despite a flat line in property prices

Here in Oxford, at the time of writing, the average property price over 12 months stands at £491,000, roughly the same as it was a year ago, according to the Office for National Statistics (ONS). And that is positive, because it was not long ago that we were seeing rolling 12-month price drops of 3%, 4%, or even more, at various points over the past year.

Prices may have flatlined on paper – but the reality is, they have improved, from an annual reduction to, now, a levelling off; and that is not the same story throughout the South East of England, where property values in some places still sit at double-digit drops over the course of the last 12 months – especially in parts of London.

This is the context we need to consider when discussing your move locally, whether you’re selling, buying, or simply keeping tabs on your home’s value.

It shows that what is reported in national news headlines or revealed by national indices can differ from the pictures seen in any local or regional marketplace. The national price indices we get from Halifax, Nationwide, or even Rightmove can paint a broad-brush picture, but there can be quite extreme regional variance. In particular, during 2025, the London, South East and East of England markets have been much more subdued, price-wise, than markets in the North of England and the Midlands.

The fact that prices in Oxford are roughly level with where they were a year ago, therefore, compared to drops of 5% to 7% quite commonly across the South and East of the country, and as much as 15% in some parts of London, speaks volumes about the strength of our local market and the desirability of Oxford as a destination for movers. In addition to property values, we have seen rents in Oxford increase by 6.6% over the year, according to ONS data.

Nevertheless, house prices alone don’t necessarily indicate whether a market is moving in a positive direction.

When you look at that general 25% increase over six years, you can understand that properties in general have plenty of equity in them.

In fact, whether we have seen a flatline in values over 12 months, or we were still looking at the 3-4% drops that have felt normal for much of the last 8 months or so, the overall growth we have seen here over not just the past six years, but even many decades, has been so significant that local sellers can afford to take a reduction this year and still make a comfortable move – especially if they are moving locally or to many locations overseas, where sale proceeds may convert favourably on current currency exchange rates.

Most people understand that values are relative. As long as there isn’t a negative equity situation, most movers can think of it as transferring equity from one property to another.

In other words, even if a seller had lost some value in their home this year, if the property they are purchasing had also lost a similar value, there would usually be no financial reason the move couldn’t proceed.

It may depend on mortgage rates, which is why what the MPC votes to do next month is of interest, but generally speaking, it is much more a matter of market confidence.

And that is where the local market is showing real strength, despite anything that prices may or may not have done over the past year – and why this February half-term holiday is still likely to feel busy out there in terms of property market activity.

Plenty of choice for buyers

If you are moving home locally, there are definitely encouraging signs that the Oxford market is coming to life as we hit the half-term break.

At the time of writing, Rightmove shows 204 new listings in Oxford over the past two weeks alone, with 960 properties currently for sale overall. This is a healthy level of choice for buyers in general, but that two-week number, in particular, is another sign of steady and positive market activity.

But will the February half-term holiday week dampen that rising activity? As mentioned, other holiday periods are known to have that stifling effect on property market activity – Christmas and Summer in particular. But historically, this half-term week in February does not tend to have that same effect.

There will be a bit of holiday-making going on, for sure – particularly amongst the skiers out there – but most people do stay at home, perhaps with children off school, but nevertheless not so distracted from life as they often are during those other major holidays.

On top of this, the property market itself is still in that active phase following the post-Christmas/early New Year bounce that we have written about previously (see article here); those who put their Oxford property for sale as part of a ‘New Year’s Resolutions’ drive in early January are starting to go under offer in numbers by around this point, five or six weeks later – and many of them are purchasing another property to move to. This only adds to the swelling number of active buyers who begin their search at around this time, with the idea of a Springtime or early summer move in mind.

So, with listing numbers growing, but competition from other buyers also increasing, if you are buying a property in Oxford right now, it pays to have a plan.

If you’re moving home, clarity is your friend

If you are heading out to view properties this half-term, our strongest piece of advice is to get crystal clear on what you need, what you want (as these can be different), and the reasons you might truly want to be in one particular location rather than another – schools, transport, recreation grounds, bus-gates, hospitals, or whatever else it may be.

That matters far more than the pretty pictures you’ll scroll through online. Those can draw you in – but knowing ‘what, where and why’ helps us as professional estate agents truly get to grips with what will work for you, and what could be made to work.

You want four bedrooms because you want one of those for a dedicated study? You might be missing out on an ideal home with only three bedrooms, that nevertheless has a perfectly sized shed at the end of the garden that could be easily converted.

This is why talking through your requirements with a professional is a good first step. It doesn’t mean any obligation, but from our point of view as agents, it means we can be on the lookout for the right property when we are invited to meet potential sellers.

As we can see, the market is picking up, and we are optimistic, with a good level of choice available to Oxford buyers. But finding the right property isn’t a tick-box exercise. It’s about finding somewhere that genuinely fits your next chapter – and that is what we want to help people achieve.

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Published: 10 February 2026

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The government has set out plans for the most significant changes to private rental sector energy standards in over a decade.

If you’re a landlord in Oxford, we know that much of the private rented sector property stock can struggle to make cost effective improvements, due to the age and style of many properties located here in the city.

There are certain allowances in the proposed legislative changes that might help. It is worth knowing what the changes are and what allowances might ease the transition, so we have put together this guide to lay things out.

The proposed new requirements are expected to affect you by 2030. As local Oxford letting agents, here are the key steps we think you should take now.

What Is Set to Change?

The government has announced its intention that from 1st October 2030, all privately rented properties will need to meet the equivalent of EPC Band C, or have a valid exemption.

This would be a significant step up from the current minimum of Band E that has been in place since 2020.

However, there is something else worth noting in this regard.

The government is proposing to reform how EPCs work. Instead of just the single energy efficiency rating we’re used to, future EPCs (expected from late 2026) are likely to show multiple metrics:

• Fabric performance (insulation, windows, doors)
• Heating system (boiler, heat pump, etc.)
• Smart readiness (solar panels, batteries, smart meters)

Under the current proposals, your property would need to meet a Band C‑equivalent level on the fabric metric first, then Band C on either the heating system or smart readiness metric – with that second route being your choice.

Early Action Will Be Rewarded

If your property already achieves EPC Band C under the current system before 1st October 2029, current indications are that you will benefit under so‑called “grandfathering” provisions.

The government’s response suggests that these properties would be treated as compliant under the new system until that EPC expires (up to 10 years), even once the new metrics are introduced.

This could prove to be crucial: it means landlords who act now using today’s EPC recommendations are unlikely to be penalised when the new system arrives. In fact, you gain greater certainty and may not need to worry about the new metrics at all until your current EPC expires.

These are as yet proposals, remember – this could all yet change. Which means it may be a gamble on your part to do this ahead of 2029; nevertheless, it may prove one worth taking.

Investment ‘Cap’ Lower Than Expected

The government originally floated a £15,000 cost cap per property, but following consultation feedback – including from thousands of landlords and lobbying from the lettings industry – this has been reduced in the latest proposals to £10,000.

Better still, analysis in accompanying impact assessments suggests the average spend per property is expected to be significantly lower than this – between £5,000-£6,000, rather than the full £10,000.

If you invest in relevant improvements and, on hitting that cap, find the property still doesn’t meet the standard, you will be able to register a 10‑year exemption and continue letting.

Importantly, any qualifying improvements you make from 1st October 2025 onwards will count toward this cap, which is designed to encourage early action rather than last‑minute rushes.

Relief for Lower-Value Properties

The government has proposed an “affordability exemption” for properties valued below £100,000. For these properties, the cap is lower, effectively set at 10% of the property’s value rather than the full £10,000.

For example, a property worth £70,000 would only require investment up to £7,000 before an exemption could be claimed. This recognises that lower‑value properties often generate lower rental returns.

The benefit in Oxford – given average property values of just under £500,000 across the city, according to data from the Office for National Statistics – is, we imagine, fairly non‑existent.

Nevertheless, for balance and completeness, this is what has been proposed.

Making Use of Grant Funding

If you are worried about the costs involved in improving the energy efficiency of your property, it is worth noting that there is third‑party funding available – including government grants – and this funding is expected to count toward your £10,000 cap.

The Warm Homes: Local Grant scheme and other programmes may be available to eligible landlords – see link here for information.

There is an important exception: Boiler Upgrade Scheme (BUS) grants (£7,500 for heat pumps) do not count towards the cost cap.

But this does mean, for example, that if you have £3,500 left under your cap, you could install an £11,000 heat pump using the BUS grant – effectively getting a low‑carbon heating system installed within your investment limit.

Exemptions

The government has seemingly taken onboard some of the concerns that have been raised by the lettings sector and landlord groups, and has proposed an expanded exemptions regime, including:

• Solid wall insulation (SWI) exemption: If your property would need SWI to meet the new ‘fabric standard’ but you choose not to install it (perhaps due to concerns about damp or aesthetics), you would be able to register an exemption.
• Negative impacts exemption: If you can evidence that a measure would damage your property or devalue it by 5% or more, an exemption is available. This seems somewhat of a grey area at this stage; we expect that a Red Book or other formal valuation report by a chartered surveyor is likely to be required.
• Third‑party consent: Still applies where freeholders, planning authorities, or tenants refuse permission.
• New landlord exemption: Applies to anyone acquiring a tenanted property, giving six months to comply.

Most exemptions are expected to last 5 years, but the cost cap exemption is expected to last 10 years, which again should help reduce the administrative burden.

Tax and VAT Considerations

The zero‑rate VAT on energy efficiency installations (insulation, heat pumps, etc.) continues until March 2027 under current rules, which could represent a significant saving – but of course the clock is ticking.

Additionally, HMRC guidance and tax commentary indicate that replacing an existing heating system with a modern equivalent can, in some circumstances, be treated as a repair or maintenance cost and deducted from rental income for tax purposes, rather than being capital expenditure. This will depend on the specific facts and on how HMRC views the works, so specialist tax advice is strongly recommended before assuming a particular installation (such as a heat pump) will qualify as a revenue expense.

What Steps Should You Take Now?

1. Check your EPCs
   Know where you stand. Properties already at Band C or close to it should consider upgrading before October 2029 to benefit from likely grandfathering.
2. Budget for improvements
   The proposed compliance date might be 2030, but that is now only four years away. Planning now allows you to spread costs, make use of any void periods to carry out works, and avoid last‑minute, stressful projects as 2030 approaches.
3. Consider available grants
   Check eligibility for schemes like the Boiler Upgrade Scheme or local authority grants linked to the Warm Homes Plan.
4. Use quality installers
   Government strongly recommends TrustMark‑accredited installers following PAS 2035 standards to ensure quality work and consumer protection.
5. Keep records
   From 1st October 2025, save all receipts for qualifying improvements, as they are expected to count toward your cost cap.

The Bottom Line

These changes represent a clear step‑up in requirements, and many landlords will understandably see them as a burden.

We recognise that, but the government has at least shown some willingness to listen to landlord and industry concerns.

The reduced cost cap, proposed grandfathering provisions, expanded exemptions, and recognition of early action should all help make compliance more manageable – even if they don’t remove the challenge entirely.

With a few years until the anticipated compliance deadline, landlords who plan ahead – particularly those who can achieve a Band C on current EPCs before October 2029 – are likely to find themselves in a strong position as the new regime takes effect.

As always, we’re here to help guide you through these changes and to ensure your property remains compliant and attractive to tenants as the rules evolve.

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Published: 29 January 2026

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New Tenancy Agreement Requirements Announced: What Oxford Landlords Need to Know

Specific legal requirements for what to include in new tenancy agreements have been announced.

Here at Cherry Picked Residental, we specialise in letting and managing properties for landlords across Oxford. Here is our guide to help you navigate the upcoming changes to tenancy agreements under the Renters’ Rights Act, before the date arrives!

With the 1st May 2026 deadline fast approaching for most new private assured tenancies, now is the time to understand what’s required and make sure your documentation is ship-shape and watertight.

The key change: written statements become mandatory

From 1st May 2026, most new private assured tenancies must include a written statement containing specific mandatory information, provided before the tenancy is agreed.

This represents a significant legal change to how rental arrangements are formalised, and getting it right is crucial to avoid enforcement action and potential fines.

What must be included in your written statement

The government’s draft secondary legislation sets out a comprehensive list of mandatory information set to be included. Here’s what every written statement for an assured periodic tenancy is expected to contain under the new rules.​

Basic tenancy information

Your written statement must clearly identify the core details of the tenancy:

• The landlord’s full name – if the property has multiple owners, every joint landlord must be named.
• All tenants’ names – every individual who will be party to the agreement.
• A service address in England or Wales – this is where tenants can serve notices on the landlord.
• The property address being let – one hopes this one is a no brainer.
• The date from which the tenant is entitled to possession of the property.

The regulations also note contact details and certain identifiers will be included, so in practice your template will need to capture all prescribed items rather than just the headline points above.

Financial terms

Financial transparency is central to new requirements:

• The rent amount and payment schedule – how much is payable, how often and on what dates.
• A clear statement that rent can only be increased using the statutory rent increase process (the updated Section 13 route), rather than by informal or unilateral increases.
• Utility and service arrangements – whether utilities, TV licence, communication services or council tax are included in the rent or paid separately.

If they are paid separately, you must explain how and when payment is due, or how the tenant will be notified of charges.

• The security deposit amount (if applicable) – you must state the amount to be paid as a deposit.

You do not have to specify in the written statement which deposit protection scheme will be used, although you still have to comply with the existing tenancy deposit protection rules and provide the prescribed information separately.​

Notice periods and possession rights

Tenants need to understand their rights and obligations around ending the tenancy and how possession works.

The minimum notice period the tenant must give to end the agreement has a defined statutory minimum, and will be set in regulations.

A statement explaining possession procedures, which is drawn from the Housing Act 1988, must cover three key points:

• The landlord can normally only end an assured tenancy through obtaining a possession order from the court.
• To obtain a court order, the landlord typically needs to serve a notice in the prescribed form setting out the statutory grounds for possession (commonly referred to as a Section 8 notice).
• The notice period will depend on which grounds for possession are being used and what those grounds relate to.

As the wording of these possession explanations is prescribed, your documentation will need to align with the final form set out in the regulations.​

Property standards and safety

Your written statement must include several declarations about property standards:

• A statement confirming the landlord’s obligation to ensure the property is fit for human habitation, reflecting the modern “fitness” duties that apply to most private tenancies.
• A statement outlining the landlord’s obligations under Section 11 of the Landlord and Tenant Act 1985, covering repairs to the structure, exterior and key installations.
• A statement detailing the landlord’s obligations under the Electrical Safety Standards in the Private Rented Sector regulations.
• If the property has gas, a statement covering the landlord’s obligations under the Gas Safety (Installation and Use) Regulations.

These elements are designed to ensure tenants are explicitly told, in writing, what standards they can expect from their home.

Equality and accessibility

Two important provisions relate to equality and accessibility:

• Information about Section 190 of the Equality Act 2010 – this confirms that landlords may not unreasonably withhold consent to disability‑related improvements that would help a disabled occupant enjoy the premises.
• Information about the tenant’s rights around adaptations and how to request consent in a way that is consistent with the Equality Act framework.

In practice, this should encourage earlier conversations about reasonable adjustments and clarity over what will be permitted.

Pets and pet requests

The new regime also strengthens tenants’ rights around keeping pets:

• Tenants will be able to request permission to keep a pet under a new section inserted into the Housing Act 1988 by the Renters’ Rights Act, and landlords may not unreasonably withhold consent.
• The written statement must explain this right to request a pet and how landlords will deal with such requests, including any timescales for responding.

Any conditions attached to consent, such as requiring additional cleaning or damage clauses, will still need to comply with the Tenant Fees Act and the existing deposit cap, as there is no separate “pet deposit” permitted.

Special circumstances

If applicable:

• For supported accommodation, you must include a statement identifying it as such and explaining why it meets the criteria set out in the regulations.​

This helps distinguish supported tenancies from standard private lets where slightly different rules and expectations can apply.​

How this affects Oxford landlords

For our clients across Oxford and its surrounding towns and villages, there are clear practical implications we are keeping on top of on your behalf:

• For new tenancies starting on or after 1st May 2026: providing the written statement before the agreement is signed or otherwise agreed. This information can be incorporated directly into our tenancy agreement or provided as a clearly linked separate document.
• For existing written tenancies created before 1st May 2026: we do not need to issue entirely new agreements just because of the written statement rules, but we must provide all named tenants with a government‑issued information sheet by 31st May 2026. This information sheet is expected to be published in March 2026.

We don’t operate on verbal agreements as an agency, but if you are reading this and currently not a client of ours, and if you do have any existing verbal‑only agreements that started before 1st May 2026, you need to take action – and soon.

Landlords will be required to provide a full written statement with details of the key terms by a statutory deadline (currently expected to fall later in summer 2026), not just an information sheet.

Where a tenancy is partly written and partly verbal, the transitional rules are expected to focus on ensuring the tenant at least receives the government information sheet, with additional written terms provided where necessary to plug obvious gaps.​

The risks of non‑compliance

Failure to provide a compliant written statement, or to meet the deadlines for existing tenancies, exposes both landlords and agents to enforcement action, including financial penalties.

Civil penalties for breaches of the new duties can reach several thousand pounds per offence, and repeat or serious non‑compliance may lead to more severe sanctions.

In a competitive rental market like we have here in Oxford, regulatory issues and disputes around unclear terms are the last thing most landlords want distracting from securing and keeping good tenants.​

Our approach: getting ready now

Although the final version of the statutory instrument is expected in March 2026, we are already working with our own landlords to review and update tenancy documentation so it can be quickly aligned with the confirmed wording, based on the details in this latest government announcement.

The draft legislation does, after all, offer a clear roadmap, and starting early means we won’t be rushed, nor should our clients feel under pressure when the deadline arrives.

We are also monitoring sector feedback on these requirements.

Industry bodies such as Propertymark and the NRLA have successfully pushed for clarifications on timing and delivery methods, and there are ongoing discussions about how best to reflect agents’ details and to accommodate the upcoming landlord unique identifiers that will be linked to the new Private Rented Sector Database (a separate but related reform under the wider Renters Rights Act 2026).

What you should do next

If you are a client of ours already, don’t worry – we’ve got you covered.

If not, then to prepare and stay ahead of changes, Oxford landlords should:

• Review current tenancy agreements and any side letters – identify where they fall short of the new written statement requirements.
• Watch for the March publication of the final statutory instrument and the government information sheet – these will set the definitive requirements and wording.
• Plan your timeline – if you have tenancies starting in early May, build in time now for agreement updates and for issuing the information sheet to existing tenants.

By all means, if you are unsure about these changes and feel it is time to seek professional advice, please do contact us to discuss updates.

We can help you prepare compliant documentation that folds the prescribed wording into your existing templates without over‑complicating them.​

Final thoughts

These changes add some administrative steps to the letting process, but they do serve an important purpose: ensuring tenants have clear, comprehensive information about their rights and obligations from day one. In our experience across Oxford’s diverse rental market, this kind of transparency helps prevent disputes, sets clear expectations and supports stronger landlord‑tenant relationships.

The key is preparation, however. By understanding what’s required and acting now, you’ll be ready when 1st May arrives and your lettings can continue smoothly without interruption – and without you feeling under any stress or pressure.

If you have questions about how these changes affect your specific properties or circumstances, please get in touch.

This article is for guidance purposes and reflects the draft secondary legislation available in January 2026; landlords should seek professional advice for their particular situation and keep an eye out for the final statutory instrument expected in March 2026.

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Published: 23 January 2026

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This week brought some mixed economic news. For several months we have seen gradually falling inflation, leading to six base rate cuts since August 2024, with hopes for more. But this week we heard that inflation has ticked up again, to 3.4% in December, from 3.2% in November.

At the same time, however, the Rightmove House Price Index reported the largest January rise in average asking prices since the index began 25 years ago. 2.8%!

In many ways this is being read as signalling renewed economic confidence.

So what does this mean for your house move in Oxford? Is one right and one wrong? Does one bit of news matter more, and the other less. If you are selling your home?

Overall, there is still plenty of reason to feel confident about moving home.

Here is a breakdown of the key developments and what they mean for the weeks and months ahead.

Understanding December’s inflation rise

Before sounding any alarm bells, it is worth understanding what drove December’s inflation uptick. Not only that, but to note that it had been expected – albeit the expectation was to see 3.3%, and it rose to 3.4.

The increase was largely attributed to specific sectors rather than broad price pressures across the whole economy, with tobacco duty changes and higher December air fares playing a big part in the rise.

Economists often describe these as largely “one‑off” or time‑limited factors: temporary bumps in certain industries or sectors, rather than clear evidence of a full reversal in the broader disinflation trend.

The bigger picture on inflation

Despite December’s surprise, the wider view among many forecasters is that inflation is still likely to move closer to the Bank of England’s 2% target over the course of 2026. That matters.

The exact pace and timing are uncertain, and recent data is a reminder that the path downwards will not always be smooth. In fact, we shouldn’t expect it to be.

For homeowners and movers, it is the broader trend which matters more than any single monthly figure. It is the medium‑term outlook after all that will guide interest rate decisions and, in turn, mortgage pricing.

What this could mean for interest rates

With inflation ticking up slightly, the February interest rate decision has become more finely balanced. It makes it more likely that the Bank of England will hold rates steady at that meeting, as policymakers will want clearer evidence that inflation is firmly under control before making cuts.

Here is how we expect this to affect Oxford homeowners and buyers:

• For those on variable and tracker mortgages: Payments are likely to stay broadly where they are in the near term. However, if inflation resumes its downward trend later in the year, further rate cuts are still expected in 2026 and these sorts of mortgages track the base rate – tracker rates directly, variable rates less so, but broadly speaking.
• For those seeking fixed‑rate mortgages: Lenders have been competing in recent weeks to bring their product rates down and win customers. This latest inflation news may cause fixed‑rate reductions to level off in the short term, but there remain some appealing products for buyers and those remortgaging.

The property market remains resilient

Some genuinely encouraging news is that the property market continues to show real resilience. Rightmove’s latest index shows January produced the largest jump in average asking prices for any January since the measure began, suggesting that buyer confidence and demand have picked up again.

For sellers in Oxford, it will come as welcome relief. It is well known that London’s market has taken a downturn in recent months – at odds with the rest of the country, overall, but perhaps a historic correction of sorts, after the steep rises seen in London over previous years. 

But certain markets have followed suit, and whilst Oxford hasn't seen the same level of price decline as London, it has nevertheless fallen - which naturally affects confidence amongst those thinking of selling. The average property value in Oxford currently is, in fact, 5% lower than it was 12 months ago, according to Rightmove’s data. The average property here is now £560,288.

That said, well-presented, well-priced homes are attracting strong interest, and, in many cases, actually securing better prices than a few months ago.

Overall, however, confidence has taken a knock as prices have dropped – not just in Oxford but across Oxfordshire and, indeed, the South East.

Rightmove’s House Price Index news might be the signal, therefore, that this low confidence might be about to turn.

For buyers, rising prices are never ideal, but they do indicate a healthy, functioning market rather than a stagnant or falling one. Also, for any buyers who have been watching, waiting for the bottom of the market, this might be the sign you need that things are not likely to fall further. 5% in a year is significant, but as confidence starts to return to the wider market, this pattern is likely to reverse fairly quickly.

A promising window of opportunity

Taking all of this together, the first half of 2026 looks set to be a favourable time to make your move in Oxford.

We remain one of the country’s most sought-after locations, with our history, University environment, low crime rate, excellent transport links and access to wonderful green spaces and surrounding countryside. Demand for quality homes here often outstrips the supply coming to market.

Mortgage rates, while not guaranteed to fall further immediately, are generally far more manageable than they were 12–18 months ago, bringing some previously priced‑out buyers back into the market.

If you are selling, you are doing so against a backdrop of recovering asking prices here in Oxford. If you are buying, moving sooner rather than later may mean getting in ahead of any further price growth should the current momentum continue.

A balanced approach to moving in 2026

A rise in inflation, even a relatively modest one driven by specific categories, is not ideal news and does add a note of caution to the near‑term outlook.

At best, it may delay the interest rate cuts that many were hoping to see early this year, and there is no guarantee about the speed or scale of future reductions.

However, context is crucial. The overall picture still looks positive – by comparison to the way things looked in 2025, for example. Inflation is expected by many to ease over time, borrowing costs have reduced, and when it comes to the property market, we see it demonstrating renewed strength.

For those considering a move in Oxford in 2026, with every reason to expect that the fall in property prices may at last be levelling off, it is a positive moment for sellers and buyers alike.

As always, speaking with a professional adviser is the best way to understand how these trends apply to your specific budget and plans. If you are thinking about selling or buying in Oxford this year, we would be delighted to talk you through the local market, help you plan your move and support you in finding your new home, or securing a buyer for your own.