(Recently listed – Coombehurst Close, Hadley Wood – £2,450,000 – Full Details)
North London and Hertfordshire Property Market Update
By Nick Staton – October 2025
Reading the headlines of the property section of most of the serious media outlets over the weekend, one could be forgiven for thinking that the property market is barely limping along.
On the ground across Barnet, Hadley Wood, Brookmans Park and Totteridge, the picture is far more balanced, and quietly positive. We haven’t had the typical “Autumn Bounce” of previous years, with frenetic bidding and increased pricing.
Instead, we’re seeing a civilised, well-functioning market marked by stable pricing, genuine buyers, improving affordability and a steady flow of sales agreed.
With, of course, many people waiting to see the outcome of the Chancellor’s budget at the end of November, especially with regard to any changes to stamp duty.
Pricing: steady by design, not by default
Rightmove’s October House Price Index shows average new-seller asking prices up 0.3% month-on-month, while the annual figure is marginally down at –0.1%, placing the national average at £371,422.
Yes, +0.3% is softer than the ten-year October average of +1.1%, but context matters. With the number of available homes at a decade high, buyers have meaningful choice and are comparing closely; as a result, sensible, evidence-based pricing is winning the day, while over-ambitious guide prices are simply bypassed. That’s a sign of a market that’s working properly, not a lack of demand.
Activity year to date: ahead of last year
The year-to-date trends underline this resilience:
- New buyer demand is up 2% versus the same period in 2024.
- New sellers coming to market are up 5% year on year.
- Sales agreed are up 5% compared with 2024.
These are not “boom” numbers; they are the hallmarks of a market matching well-priced homes with proceedable buyers and progressing chains.
Why Autumn 2025 feels calmer than Autumn 2024
Last autumn was buoyed by the first interest-rate cut in over four years and by movers trying to get ahead of April 2025’s stamp duty changes. That pulled some demand forward and created punchier headlines. Autumn 2025 is steadier: affordability has improved, buyers are purposeful rather than panicked, and guide prices are anchored to today’s evidence, not yesterday’s optimism. The result is a healthier rhythm – fewer over-stretched offers and fewer fall-throughs.
Local lens: what’s moving in our patch
Across our four core areas, we’re seeing good stock levels and motivated, value-sensitive buyers. The differentiator is how – and where – you launch.
- Barnet – Substantial family houses and character terraces near transport and green space are performing well when guided to current comparables. Presentation -light, decluttered rooms, tidy gardens, and clear floorplans – translates directly into viewings in week one.
- Hadley Wood – For premium homes, precision is everything. With more upper-end reductions nationally, getting the guide right at launch matters. Elevate genuine differentiators (plot width, orientation, energy upgrades, outbuildings/annexe potential, EV charging) and be prepared to support the figure with very recent evidence.
- Brookmans Park – Space, village amenities and rail connectivity continue to attract upsizers and relocators. Parking, garden usability and home-office potential are decisive. Homes set to win the shortlist (not to “test the market”) are moving from first-fortnight viewings to offers.
- Totteridge – Leafy roads and generous plots draw committed family buyers; however, they are comparing closely on specification and running costs. A confident, evidence-based guide price plus polished presentation keeps you at the top of their shortlist.
In all four locations, the first few weeks of marketing remain pivotal. In a high-choice environment, you capture peak attention with a sharp guide price and first-class presentation; over-pitch and you risk slipping down comparison lists and needing a reduction that rarely recreates early momentum.
Affordability: a quiet but meaningful tailwind
Affordability has improved versus earlier in the year. Mortgage pricing has edged down, and wages have outpaced inflation – together, this is nudging more households from “watching” to “doing.”
For many movers – whether trading up to a larger Totteridge plot, swapping city for Brookmans Park village life, or balancing schools and transport in Barnet/Hadley Wood -the equation is clearer: if the guide is realistic and the home fits, it’s possible to proceed with confidence.
Why prices aren’t racing – choice is the governor
When stock is scarce, the market behaves like a classic seller’s market and prices rise quickly. Today, with available homes at a decade high, buyers compare like-for-like on EPCs, orientation, outlook, noise levels, parking and access. That’s healthy. It rewards quality and realistic pricing, and it keeps chains moving at a sustainable pace.
For sellers: win the launch window
Here’s what is consistently delivering results for our clients this autumn:
- Price with proof
Anchor your guide price to recent sold comparables and today’s active competition (condition, square footage, EPC, plot, parking). Price to be shortlisted, not to be “trimmed later.” - Presentation that photographs beautifully
Online is your first viewing. Natural light, uncluttered rooms, spruced kerb appeal and accurate floorplans increase click-throughs and diary bookings. Among three similar listings, the best-presented home gets the first viewing. - Front-load the legals
Instruct your conveyancer at launch, complete property information forms, collate warranties/certificates, and (if leasehold) request the management pack early. With exchange timescales longer than pre-2020, being legally “sale-ready” saves weeks. - Make access easy
After-work and Saturday appointments capture commuter demand. Short-notice viewings frequently correlate with the strongest offers.
For buyers: use the extra choice to your advantage
- Get mortgage-ready (Agreement in Principle) so you can act decisively when the right home appears.
- Compare with discipline: light, garden orientation, energy profile, street setting (quiet cul-de-sac vs through-route) and long-term maintenance plans all shape value and future resale.
- Move promptly on the standout home: well-guided properties still draw competition; a clean position (finance and legals ready) often beats a higher, slower offer.
Rental market: still buoyant
The local rental market remains robust. Tenant demand continues to outstrip available stock, keeping upward pressure on rents. For landlords, realistic rents, swift turnaround and good energy credentials minimise voids and widen the applicant pool. For renters weighing a purchase, the contrast between rising rents and improved mortgage affordability is nudging more into the first-time buyer cohort.
See our ‘Recently Sold Properties’.
Considering a move?
If you’re considering a move – or simply want a clear, evidence-based view of value – Statons will help you set the right strategy: street-by-street pricing, best-in-class presentation and proactive buyer matching. In a market that rewards preparation and realism, we’ll help you move forward with confidence this autumn.
All property listings are available from across our offices, from our London Office in Totteridge and Barnet to Hadley Wood and our Hertfordshire office in Brookmans Park.
Please don’t hesitate to call me for any help or advice.
Thank you for reading
Nick Staton – Owner Statons Estate Agents
See what our customers say about us – See our customer reviews.