February 2026 House Price Update: What the Latest Rightmove Data Means for Surrey, Hampshire and Berkshire
- Market Update by Rob Lapthorn
- 1.6k Views
- 0 Comments
February 2026 House Price Update, What the Latest Rightmove Data Means for Surrey, Hampshire and Berkshire
Quick headline summary
- National average asking price is virtually unchanged in February 2026, down by just £12 to £368,019
- Prices are still up 2.8% since December, the strongest start to a year since 2020
- Mortgage rates are lower year on year, the average two year fixed rate is 4.28%
- Buyer choice is high, with the number of homes for sale at an 11 year high
So, what is happening with house prices right now?
Prices have paused in February, but January did the heavy lifting
If you have been watching the market lately, you may have felt it, things have gone a little calmer. That matches the latest Rightmove House Price Index, which shows the national average asking price of newly listed homes is virtually flat this month, sitting at £368,019.
The key point is context. Even with February staying level, prices are still up 2.8% since December, making it the strongest start to the year for asking prices since 2020. In plain English, January surged, February held steady.
Rightmove suggests the early year growth was front loaded into January as confidence rebounded after prolonged Autumn Budget uncertainty, but a high number of homes for sale and steadier buyer activity have prevented further rises in February.
Source, Rightmove February 2026 House Price Index
Read the full Rightmove February 2026 House Price Index report
Why 2026 is shaping up to be a good year to buy
Affordability has improved and buyers have more choice
There are several reasons this market is feeling more balanced, and it is good news for many buyers across Surrey, Hampshire and Berkshire.
- Average earnings are up 4.7% year on year
- Asking prices are broadly level with last year
- Mortgage rates are down compared to 2025
- Homes for sale are at an 11 year high
Rightmove notes that the drop in rates is saving typical new buyers around £100 per month, and that lenders are continuing to offer more flexible borrowing options.
What this means locally in Surrey, Hampshire and Berkshire
National headlines are useful, but local markets behave differently
National averages are helpful, but they never tell the full story street by street. In our patch, we are still seeing strong demand where homes are priced correctly and presented properly.
Family homes, commuter friendly locations, and well finished properties continue to perform well across North Surrey, North Hampshire and parts of Berkshire.
With more homes on the market, buyers are comparing options more carefully, which makes pricing and presentation more important than ever.
More choice for buyers means sellers must be sharper
Competition is high and price sensitivity is real
Rightmove highlights that competition among sellers remains at an eleven year high, which explains why February has been more of a steady month for prices.
Overpricing in this market can quickly cost you momentum. Buyers have options and they are not afraid to walk away if something feels wrong.
The best results still come when a home launches with strong marketing and realistic pricing.
Read our Property Bee House Staging Guide
Rob from Property Bee, our view from the front line
Rob from Property Bee says:
“The big story here is not that the market has slowed, it is that it has become more sensible. Buyers are more confident, but they are also doing their homework. With more homes to choose from, they are comparing everything before they commit. For sellers, that makes the launch strategy even more important. When pricing and presentation are right, we are still seeing strong results across Surrey, Hampshire and Berkshire.”
Should you sell now or wait for spring?
February can be a useful window of opportunity
Rightmove suggests February could offer a useful opportunity to act before the peak spring selling season, when prices usually rise.
Spring brings more buyers, but it also brings more competing homes, so preparation is key.
A clear pricing strategy, professional marketing, and strong launch planning can make a big difference.
View our Property Bee Success Story Showcase
What buyers and movers should take from this
If you are buying, this is one of the most balanced markets we have seen in recent years. Prices are steady, mortgage rates are lower, and choice is strong.
If you are selling, the opportunity is still there, but the approach matters. Correct positioning is more important than ever.
Speak to Property Bee for honest local advice
If you are thinking of moving in Surrey, Hampshire or Berkshire, we are always happy to help.
No pressure, no sales script, just straightforward advice based on real local experience.
