Analysis from Zoopla shows the average estate agent started January with 32 homes for sale, the highest level since 2018

Buy-to-let investors navigating the 2026 property market face markedly different conditions depending on where they’re looking to acquire, with stock levels reaching an 8-year high while buyer competition remains 10% below last year’s strong opening.

Analysis from Zoopla shows the average estate agent started January with 32 homes for sale, the highest level since 2018. For landlords seeking to expand portfolios, this translates to greater choice but also heightened competition from owner-occupiers in a market showing renewed activity after a sluggish final quarter in 2025.

Buyer demand has rebounded strongly after Christmas, tracking in line with early 2024 levels. However, this increase remains 10% behind the exceptional start to 2025, when stamp duty relief changes and lower mortgage rates drove unusually high activity. Current demand sits over 20% ahead of 2023 and pre-pandemic years (2017-2019), indicating sustainable market engagement that Zoopla expects to strengthen further.

After a sluggish end to 2025, it is positive to see a strong rebound in buyer demand over the first weeks of the year across all parts of the country, said Richard Donnell, executive director at Zoopla. Growing numbers of homes for sale are evidence of a strong underlying appetite to move home for many households. Market conditions vary widely across the UK, and sellers looking to move home in 2026 need to take this into account when planning their home move.

Across much of southern England, there is a much greater choice of homes for sale, Donnell explained. Buyers are price-sensitive and have more choice, so achieving the best result depends on setting a competitive asking price and attracting early interest. Homes priced too high often take longer to sell, and at the risk of achieving a lower price. It is important that homeowners price carefully and seek the advice of agents to plan the right strategy for their home sale.

Across the rest of the country, there is a degree of scarcity, but sellers need to remain realistic over pricing, Donnell added. The market is stable rather than booming. Buyers are active but careful, which means pricing correctly from the outset is crucial. Homes that are well-presented and realistically priced continue to sell, while those priced optimistically will take longer and may need price reductions to attract interest.