Barking Property Market Update – August 2025

The Barking housing market in August 2025 has moved into a phase of recalibration, with activity levels shifting after a busy early summer. Stock levels remain above average, sales are holding firm compared to last year, and pricing trends reveal both opportunities and challenges for buyers and sellers.

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Supply and Demand

At the end of August, there were 467 properties for sale in Barking, up nearly 5% year-on-year and sitting 15% above the six-year average. While this indicates more choice for buyers than in recent years, stock has dropped by almost 12% compared with July, signalling that the market is absorbing some of the excess summer supply.

New listings fell sharply, down 21% on last year and 45% lower than July. With only 67 properties brought to market in August compared with an average of 82 for this time of year, many potential sellers appear to be holding back, either waiting for improved confidence or wary of listing into a market where buyers are increasingly selective.

On the demand side, sales agreed reached 56 in August – up 27% year-on-year and 17% above the long-term average. While volumes dipped by 11% compared with July, the resilience of agreed sales against a backdrop of fewer listings underlines that motivated buyers remain active, especially where pricing aligns with market expectations.

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Pricing and Affordability

Headline pricing reveals an interesting shift. The average asking price for new listings in August was £342,116, up 3.5% year-on-year but 2.9% lower than July. This suggests sellers are testing the market at a slightly higher base than last year, but pulling back from July’s more ambitious levels. On a size-adjusted basis, new listings averaged £423 per sq ft, up 8.5% year-on-year, broadly flat compared with July.

For properties reaching the sales agreed stage, the picture is more mixed. Agreed asking prices fell 7.8% compared with last August, but were 5.3% higher than July’s figure. On a per-square-foot basis, sales averaged £421, marginally down year-on-year (-0.9%) and 4.1% lower than July. This highlights a market where buyers are negotiating harder, particularly on a £/sq ft basis, but are still prepared to transact where value is perceived.

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Market Behaviour

The behaviour of buyers and sellers also shifted this month. Price reductions fell by nearly 12% year-on-year and were down a dramatic 60% compared with July, suggesting that many sellers entered August with more realistic pricing, reducing the need for mid-marketing adjustments.

Similarly, withdrawn listings were down 16% on last year and 47% on July, reinforcing the view that sellers are sticking with the market longer, provided pricing is set correctly. Fall-throughs also improved, down 10% compared with last year and 47% compared with July, giving buyers and sellers more confidence in deals once they are agreed.

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Barking Property Market

The Barking property market is showing signs of stabilisation after a frenetic July. Supply has tightened, buyer demand remains steady, and transaction stability has improved. For sellers, the key is realistic pricing, overambitious expectations will struggle in a market where buyers are increasingly value-conscious. For buyers, opportunities are emerging in the form of greater negotiating power and reduced competition on new listings.

Overall, August 2025 marks a period of consolidation: the Barking market is still active, but the pace has slowed, and both buyers and sellers are adjusting to a more balanced environment.