October Property Market Review – S10 & S11
October’s property market settled into a steady rhythm and was in line with seasonal patterns.
532 properties entered the market in S10 and S11, a slight reduction on September’s 559. New listings fell from 180 to 127 in October. Unsurprising as the prospect of a pre-Christmas move fades and many sellers shift their attention to launching in January. In fact, this figure mirrors October 2024 almost exactly (128) and sits neatly within the six-year average of 126.
Pricing saw an interesting shift. Fresh listings averaged £422,558, or £326 per square foot, down from September’s £441,558. Largely due to fewer larger homes coming to market. Compared with last year, headline asking prices have risen, but £ per sqft has dropped slightly, signalling a change in the mix of homes entering the market rather than value.
Supply across S10 and S11 was settled and predictable in October. The market remains balanced, far from the tight, post-pandemic lows of 2021, but not oversupplied either. This stability gives buyers choice and sellers confidence. Withdrawals (45) and price reductions (51) both sat within seasonal norms.
Reductions were lower than October 2024’s 72 but just above the six-year average of 4. Another sign that pricing realism has returned following the 2020 boom. Sellers are still achieving strong outcomes, but the “list high and test the market” approach is firmly on the way out.
Overall, supply is calm, steady and entirely in line with long-term trends. Demand in South West Sheffield continued to show impressive resilience. 140 sales were agreed in October, fractionally up from September’s 139 and only slightly behind last year’s 145. Crucially, this sits well above the six-year average of 134, proving that buyers remain committed.
Prices achieved on SSTC homes tell an even stronger story. Sale-agreed properties averaged £407,635 or £343 per square foot, comfortably higher than last year’s figures.
Perhaps the most encouraging sign of underlying stability is the dramatic improvement in fall-throughs: only 22 collapsed sales in October, compared with 39 last year. Chains are holding together more reliably, mortgage valuations are aligning better with agreed prices, and buyers appear more financially prepared.
As November unfolds, political and economic uncertainty is causing some hesitation, most noticeably at the upper end of the Sheffield market (£800k+).
The Budget was causing concern with rumours of stamp duty reform, which caused some high-value buyers to pause, while potential tax changes for company directors and landlords have added a further layer of caution.
Meanwhile, the Bank of England’s decision to hold the base rate at 4% in a knife- edge vote has fuelled anticipation of cuts early in the new year. With the next decision due on 18 December, some sellers are choosing to wait for clarity before making firm decisions.
For mid-priced family homes, the impact is far less.
October reaffirmed the underlying resilience of S10 and S11:
- Stable supply
- Consistently strong demand
- Higher achieved prices year-on-year
- Dramatically improved transaction reliability
South West Sheffield continues to outperform many UK regions thanks to its schools, amenities, green spaces and enduring lifestyle appeal.
For sellers, the message is clear: well-presented, correctly priced homes are still achieving exceptional results. Thoughtful staging, lifestyle-focused photography and high-quality video all make a meaningful difference. Homes that feel warm, inviting and “ready to live in” consistently get stronger offers.
Pricing remains crucial.
Around one in ten homes required a reduction in October. This is where sellers need to align with buyer expectations, especially for homes needing modernisation. Renovation costs are now being factored in much more carefully by potential buyers.
January is traditionally a busy month for the Sheffield market, and many homeowners are already preparing for New Year launches. The fundamentals remain extremely strong, suggesting early 2026 could see a brisk, confident start for those who list at the right moment.
Rightmove’s November 2025 House Price Index paints a cooling national picture.
The average UK asking price has dropped to £364,833, down 1.8% month-on-month, the steepest November fall since 2012.
The slowdown is most pronounced at the higher end, where sales agreed on £2m+ homes are down 13% year-on-year. The mainstream market under £500k remains far more stable.
National stock is at a ten-year high, giving buyers increased choice and reducing the upward pressure on pricing.
Agreed sales for 2025 so far remain ahead of 2024, suggesting that demand hasn’t disappeared, it has just become more selective.
Local figures will reveal whether Sheffield continues its trend of outperforming national averages, something it has done consistently for the past decade.