Letting & Estate Agent Podcast

Matt and Neil Baldock, Chelmsford-based estate agency pros who advise firms on numbers and conversion rates. They unpack why many agents miscalculate conversions, overlook fall-throughs and hidden sale costs, and ignore small overheads that accumulate. They explain the need to know your true cost-to-sell and set a minimum fee to protect profit.

UK Property Market Update The headlines for the 7th week of the 2026 UK Property Market (week ending Sun. 22nd February 2026) 🟩 Listings YTD
243k new properties have come onto the market YTD , 1% ahead of 2025, 10% above 2024, and 20% higher than the 2017–19 average. 🟩 Gross Sales YTD
167k UK homes sold STC YTD , 6% lower than 2025, 12% higher than 2024 and 20% above pre Covid norms. 🟩 Net Sales YTD 
129k UK net home sales YTD (Net Sales being Gross sales less Fall Thrus). 4% lower than 2025, 12% ahead of 2024, 29% ahead of 2023 and 17% above the 2017–19 average. 🟥 Overvaluing 47% of the homes that left UK Estate Agents books in January were withdrawn unsold. Main cause - blatant overvaluing supported by long sole agency agreements of 20+ weeks.     ✅ The YouTube Show   The YouTube  ‘UK Property Market Stats Show’ for the week ending Sunday, 22nd February 2026 (week 7) with the awesome Bryan Mansell   https://youtu.be/KPyFviSflDo Detailed Breakdown …   ✅ New Listings   •           36.4k new properties came onto market this week in week 6, slightly down from 36.5k last week. •           2025 weekly average: 30.6k. •           10-year week 7 average : 33.1k   ✅ Price Reductions   •           19.8k reductions this week •           12.2% of resi homes for sale were reduced in January. Jan 25 - 12.8%. Jan 24 - 11.1% •           2025 average was 12.8%, versus the 5-year long-term average of 10.74%.   ✅ Sales Agreed   •           26.2k homes sold stc this week 7, down slightly from 26.6k last week. •           Week 7 average (for last 10 years) : 25.5k •           2026 weekly average : 22.2k.   ✅ Price Difference between Listings & Sales •           17.8% difference (long term 10 year average is 16% to 17%). (£425k ave Listing Ave Asking price vs £366k Sale Agreed ave Asking price)     ✅ Sell-Through Rate   •           13.6% of homes on agents’ books went SSTC in January ’26. (Jan ’25 - 15% / Jan ’24 - 13.9%) •           Pre-Covid average: 15.5%.   ✅ Fall-Throughs   •           5,371 fall-throughs last week (pipeline of 422k home Sold STC). •           Weekly average for 2025: 6,100. •           Fall-through rate: 20.2%, down from 21.5% last week. •           Long-term average: 24.2% (post-Truss chaos saw levels exceed 40%).   ✅ Net Sales   •           21.1k Net Sales, down slightly from 21.2k last week •           Ten-year Week 7 average: 20.7k. •           Weekly average for 2026: 18k. •           Weekly average for the whole of 2025: 18.4k. ✅ Probability of Selling (% that Exchange vs withdrawal)   •           Jan ’26 Stats : 53.7% of homes that left agents’ books exchanged & completed in Jan. (Note this figure will change throughout the month as more Jan stats come in). •           December 60.2% / November 55.2% / October 53.3% / September: 53.1% / August :55.8% / July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%. •           Jan 25: 54.3% / Jan 24: 50.7% / Jan 23: 54.4%  / Jan 22: 68.6% ✅ Stock Levels   •           663k homes on the market on the 1st of February ’26. (660k - Jan 25) •           422k homes in agent’s sales pipeline on the 1st Feb 2026, slightly lower than 12 months ago on 1st Feb ’25 (433k). ✅ UK Rental Data •           Average Rent in Jan 2026 - £1,758 pcm (£1,739 in Jan 25) •           318k UK Rental Stock available to rent (293k in Jan 2025   ✅ House Prices (£/sq.ft)   •          January ’26 agreed sales averaged £340.73 per sq.ft. 0.63% higher than 12 months ago (£338.59) and 16% than 5 years ago (£293.54). The £/sqft at sale agreed matches the HM Land Registry Index with a 98% accuracy, 5 months in advance. That is why it is so important.   ✅ Local Focus Tooting (SW17)

David Powell, CEO of Andrews, leads a charitable estate agency focused on purpose-driven property work. He discusses how values shape ethical practice. They cover prioritising customer needs over short-term profit, the risks of overvaluing, how charity ownership funds impact, and finding partners who share social purpose.

Chris Ellis, an experienced estate agent and industry commentator, shares his take on why Rightmove is not the only path to a great sale. He discusses off-market transactions that can secure premiums. He highlights pricing flexibility and the power of strong relationships. Short, provocative and focused on rethinking traditional selling methods.

David Powell, CEO of a 40-branch estate and lending network in southern England, shares industry perspective. He discusses how stamp duty inflates moving costs and pushes buyers to borrow more. They explore alternatives to the tax, regional impacts concentrated inside the M25, and whether reform could unlock market fluidity and transactions.

Amy Rowlands, an estate agency leader from North East Wales with hands-on recruitment and management experience, talks about staff engagement, recruitment pitfalls, and the fallout when passions and purpose misalign. She discusses caring for people versus owning the business vision. The conversation focuses on clarifying values, refocusing direction, and reconnecting teams.

UK Property Market Update The headlines for the 6th week of the 2026 UK Property Market (week ending Sun 15th February 2026) 🟩 Listings
 207k new properties have come onto the market YTD , 1% ahead of 2025, 10% above 2024, and 22% higher than the 2017–19 average. 🟩 Gross Sales
 141k UK homes sold STC YTD , 13% higher than 2024 and 22% above pre Covid norms. 🟩 Net Sales 
 108k UK net home sales YTD (Gross sales less Fall Thrus) running 14% ahead of 2024, 31% ahead of 2023 and 18% above the 2017–19 average. 🟥 Overvaluing 47% of the homes that left UK Estate Agents books in January were withdrawn unsold. Main cause - blatant overvaluing supported by long sole agency agreements of 20+ weeks.     ✅ The YouTube Show   The YouTube  ‘UK Property Market Stats Show’ for the week ending Sunday 15th February 2026 (week 6) with the awesome Simon Gates   https://youtu.be/4cx3IADq3pM Detailed Breakdown …   ✅ New Listings   •           36.5k new properties came onto market this week in week 6, slightly down from 36.9k last week. •           2025 weekly average: 30.6k. •           10-year week 6 average : 33.8k   ✅ Price Reductions   •           20.5k reductions this week •           12.2% of resi homes for sale were reduced in January. Jan 25 - 12.8%. Jan 24 - 11.1% •           2025 average was 12.8%, versus the 5-year long-term average of 10.74%.   ✅ Sales Agreed   •           26.6k homes sold stc this week 6, up from 25.4k last week. •           Week 6 average (for last 10 years) : 26.1k •           2026 weekly average : 22.2k.   ✅ Price Difference between Listings & Sales •           18% difference (long term 10 year average is 16% to 17%). (£425k ave Listing Ave Asking price vs £366k Sale Agreed ave Asking price)     ✅ Sell-Through Rate   •           13.6% of homes on agents’ books went SSTC in January ’26. (Jan ’25 - 15% / Jan ’24 - 13.9%) •           Pre-Covid average: 15.5%.   ✅ Fall-Throughs   •           5,371 fall-throughs last week (pipeline of 422k home Sold STC). •           Weekly average for 2025: 6,100. •           Fall-through rate: 20.2%, down from 21.5% last week. •           Long-term average: 24.2% (post-Truss chaos saw levels exceed 40%).   ✅ Net Sales   •           21.2k Net Sales, up from 20k last week •           Ten-year Week 6 average: 21k. •           Weekly average for 2026: 18k. •           Weekly average for the whole of 2025: 19.2k. ✅ Probability of Selling (% that Exchange vs withdrawal)   •           Jan ’26 Stats : 53.4% of homes that left agents’ books exchanged & completed in Jan. (Note this figure will change throughout the month as more Jan stats come in). •           December 60.2% / November 55.2% / October 53.3% / September: 53.1% / August :55.8% / July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%. •           Jan 25: 54.3% / Jan 24: 50.7% / Jan 23: 54.4%  / Jan 22: 68.6% ✅ Stock Levels   •           663k homes on the market on the 1st of February ’26. (660k - Jan 25) •           422k homes in agent’s sales pipeline on the 1st Feb 2026, slightly lower than 12 months ago on 1st Feb ’25 (433k). ✅ UK Rental Data •           Average Rent in Jan 2026 - £1,758 pcm (£1,739 in Jan 25) •           318k UK Rental Stock available to rent (293k in Jan 2025   ✅ House Prices (£/sq.ft)   •          January ’26 agreed sales averaged £340.73 per sq.ft. 0.63% higher than 12 months ago (£338.59) and 16% than 5 years ago (£293.54). The £/sqft at sale agreed matches the HM Land Registry Index with a 98% accuracy, 5 months in advance. That is why it is so important.   ✅ Local Focus Maidenhead ✅ Graphs https://we.tl/t-iBPqCSwjJe

Chris Ellis, a Kent estate agent who has completed nearly 500 reservation agreements, discusses using reservations to cut sale fall-throughs. He highlights their 94% completion rate. Short segments cover handling dodgy surveys, persuading buyers to sign, training negotiators, using data to convince valuers, and choosing a provider.

David Powell, CEO of Andrews with 26 years in estate agency, shares his outlook on the sector to 2036. He reflects on long-term industry evolution. They debate corporates versus independents and whether self-employed agents are the future. Accountability, vendor priorities, and where personal-agent models best fit are all explored in concise, forward-looking discussion.

Chris Ellis, a Kent estate agent with 20+ years handling sales progression and conveyancing, explains why UK property transactions stall. He discusses outdated conveyancing, the benefits of instructing solicitors at listing, using local solicitors and referrals, and the value of a dedicated sales progressor. Short, practical fixes to cut weeks from timelines are the focus.