West London Property News

Autumn 2025

ISSUE 16

Horton and Garton Estate Agents

In this edition of West London Property News | Autumn 2025, we see a market defined by balance and realism, as steady demand and measured pricing continue to shape activity across Hammersmith, Shepherd’s Bush, Chiswick and the surrounding areas.

Steady progress in a selective market

As autumn settles in, the West London property market is characterised by steadiness and pragmatism. Nationally, average asking prices are broadly flat year-on-year, edging just 0.1% lower than October 2024.

Yet locally, Hammersmith, Shepherd’s Bush and Chiswick continue to show their underlying strength, supported by motivated buyers and well-prepared sellers. Year-on-year comparisons show stronger sales activity in 2025. Our Hammersmith and Shepherd’s Bush office recorded a peak in new instructions in May and remains 27% higher than last year for homes coming to market, with sales agreed up by 47%. In Chiswick, new instructions are up 25% and sales agreed have risen by a healthy 36%.

Across the UK, increased stock and softer demand have created more balance. It’s a buyers’ market in name, but a strategic sellers’ market in practice – where realism, preparation and confidence remain the keys to achieving results.

SALES

Confidence in preparation

While the traditional autumn bounce has been subdued, partly due to anticipation around the November Budget, transactions across West London remain steady. Homes launched at accurate price points are attracting early interest and progressing to completion – especially those that are well presented and proactively marketed.

Rightmove’s recent analysis of over 300,000 listings shows that homes priced correctly from day one are twice as likely to find a buyer, and typically do so in around 21 days, compared with 47 days for those needing a price cut – a clear reminder that decisive pricing remains one of the most powerful tools sellers have.

Louise Jones MNAEA, Sales Manager, adds: “Realistic sellers are achieving results. We’re not in a boom cycle, and that’s fine – this is a phase defined by realism. The conversations we’re having now are focused on strategy and presentation, not panic.”

Local activity continues to centre around family houses and well-located flats, particularly those that balance space, value and access to schools.

There’s less urgency in the market right now, but not less intent. Buyers are still moving, they’re just doing so with more consideration and that’s creating a steadier, healthier pace. Homes priced in line with current sentiment are selling, often within weeks.
John Horton, Owner and Director

Momentum hasn’t disappeared; it’s simply evolved. Success now depends on a tailored marketing strategy – there’s no one-size-fits-all approach. Every property, every seller and every set of circumstances is different. The right strategy considers location, timing, buyer profile and presentation. This is a market that rewards preparation: accurate pricing, professional marketing and clear communication. The fundamentals remain strong, even if the pace is gentler.
Ashley Clements, Managing Director

LETTINGS

A calmer market, still defined by quality

After several years of intense demand, the lettings market feels more balanced. Properties are still letting quickly, but tenants have a little more breathing room to make considered choices. Renewals remain high, which reflects both tenant satisfaction and landlord confidence.
Aggie Tukendorf, Lettings Manager

After several years of exceptional demand, the lettings sector is showing the first signs of balance. Across the UK, rental inflation has slowed to 2.4% – the lowest rate in four years – as supply improves and tenants regain choice. Affordability is also playing a role in the slowdown and ongoing readjustment following the sharp rental increases of recent years, which far outpaced typical income growth.

In West London, however, demand remains resilient. Many tenants are choosing to renew, reflecting both satisfaction with their homes and the security that comes from professional management.

For landlords, the message mirrors the sales market: Careful presentation and proactive management are everything.

Supply has improved slightly, but good homes are still in short supply. That means quality presentation and proactive management are key. Landlords who take a long-term view are the ones retaining great tenants.

Looking Ahead

Realism, resilience and reassurance

The next few months will likely bring the Bank of England’s first-rate reduction since 2023, easing pressure on affordability and giving both buyers and sellers cause for cautious optimism.

But in a selective market, strategy continues to matter more than timing. The West London areas of W4, W6 and W12 remain among the most desirable places to live and success here, as always, is built on preparation, presentation and pragmatic advice.