Details

Published: 18 August 2025

Hits: 2612

The Bank of England (BoE) has announced it will reduce the Base Rate to 4% this month ( 7.8.25)  a reduction of 0.25% - the third this year.

Over the past twelve months, the property market has been shaped by one factor more than any other: interest rates. Rising costs of borrowing have influenced buyer confidence, affected affordability, and in many cases slowed transactions. However, after a prolonged period of increases, the tide is finally turning. Rates have begun to ease, and while the reductions are cautious rather than dramatic, they are providing much-needed relief for homeowners and prospective buyers alike.

This change marks a shift in tone. Where once the conversation was dominated by concerns over escalating monthly repayments and tightening affordability, today we are starting to see renewed optimism. But what do these changes really mean, both now and over the next two years?

A YEAR OF TRANSITION

Over the last year, central banks gradually adjusted their approach. Having raised rates to combat inflation, they are now adopting a more balanced stance. Inflation has cooled from its peaks, and with that cooling comes the ability to soften the burden on households.

As a result, mortgage rates have edged downwards. This does not mean a return to the ultra-low levels of the early 2020s, when borrowing costs dipped to historic lows. Instead, what we are seeing is a move away from the painful highs of 2022 and 2023, towards a more sustainable middle ground.

For homeowners, the effect is tangible. Monthly repayments for those remortgaging today are already more manageable than they were even six months ago. For buyers, lenders are showing slightly greater flexibility, meaning mortgage approvals are becoming a touch more accessible.

Locally, this has translated into renewed movement in areas such as the general Sutton Coldfield and suburbs areas asl well as Great Barr, where family homes are once again drawing stronger levels of enquiry. Similarly, Four Oaks and Little Aston have seen renewed interest from upsizers, with larger detached properties becoming more attainable as borrowing costs ease.

WHAT DOES THIS MEAN FOR AFFORDABILITY?

The direct impact of falling interest rates is improved affordability. For example:

A £250,000 mortgage rate a couple of years ago 6% over 25 years equates to a monthly repayment of around £1,610.

Reduce that rate to 4% and the repayment drops to around £1,320.

That £290 saving per month adds up to nearly £3,500 per year – a game-changer for many households.

You can check the current average mortgage rates for different terms and deposit sizes here.

For first-time buyers in particular, this shift can make the difference between passing or failing a lender’s affordability check. For families looking to upsize, the improved figures bring larger homes within reach.

THE OUTLOOK FOR THE NEXT TWO YEARS

Analysts broadly agree that we are unlikely to see a return to the aggressive rate hikes of the past couple of years. Central banks are expected to take a cautious path, keeping rates at sustainable levels while monitoring inflation.

What this suggests is a period of relative stability. Rates may fluctuate within a narrow band, but the overall trend is expected to be flat to gently downward. This stability is crucial for the housing market, where confidence depends on predictability.

For buyers, the next two years represent an opportunity to secure finance with greater certainty. For sellers, a more confident buyer pool should translate into stronger demand and quicker transactions. For investors, stability offers reassurance, making property once again an attractive option compared to more volatile investments.

Here in Sutton Coldfield, stability also means consistency in demand. Popular family areas such as Walmley, Wylde Green, and Boldmere are expected to remain resilient, with properties well-placed to attract buyers who had previously been hesitant.

If you’re thinking of moving home soon, a good way to find out how much you could borrow is to use our mortgage calculator. You can get a personalised result by applying for a Mortgage in Principle This email address is being protected from spambots. You need JavaScript enabled to view it. , which will take you one step closer to a mortgage offer.  

BUYER CONFIDENCE RETURNING

One of the most significant impacts of lower rates is psychological. During the peak of rising rates, many buyers chose to sit on the sidelines, uncertain of where the market was heading. Now, with the tide turning, those same buyers are returning.

Agents are already reporting more enquiries from first-time buyers who had paused their plans, as well as from upsizers who were waiting for conditions to improve. The sense that “the worst is behind us” is powerful in restoring momentum to the market.

In practical terms, this means more viewings, more offers, and more successful sales being agreed. For example, over recent weeks we have seen renewed demand for starter homes in Erdington and Kingstanding, as well as steady interest in executive homes across Four Oaks and Streetly.   You can read more about how lenders calculate affordability for mortgages here. 

SELLERS: A TIMELY OPPORTUNITY

For sellers, the current environment presents a valuable window. A more confident buyer pool means more viewings, stronger offers, and ultimately a higher chance of achieving a successful sale.

INVESTORS AND LANDLORDS

The easing of interest rates also has implications for the buy-to-let sector. Many landlords felt the squeeze during the period of rising rates, with higher mortgage costs eroding yields. Now, with borrowing costs softening, yields are beginning to recover.

For investors considering expanding their portfolios, the coming period could be an attractive entry point. Rental demand remains high, particularly in commuter-friendly areas such as Great Barr and Erdington, and with financing stabilising, the numbers are starting to stack up once again.

LONG-TERM PERSPECTIVE

While today’s interest rates are lower than recent highs, they remain above the record lows of a few years ago. This is an important point for both buyers and sellers.

The era of ultra-cheap borrowing may be behind us, but what we are seeing now is a new normal – one that is sustainable, balanced, and less vulnerable to shocks. In many ways, this is healthier for the property market, as it avoids the distortions created by artificially low rates while still keeping borrowing affordable.

IN SUMMARY

Looking ahead, stability is expected to be the theme of the next two years. For anyone considering a move – whether buying, selling, or investing – now may well be the right time to act.

At Acres, we are already seeing the benefits of renewed confidence across Sutton Coldfield, Four Oaks, Walmley, Boldmere, and Great Barr. If you are thinking about making your move, our team would be delighted to guide you through the process — whether that means arranging a free market valuation, discussing mortgage options, or helping you find your next home.

Please note: Acres Estate Agents are not authorised to give financial advice; the information and opinions provided in these articles are not intended to be financial advice and should not be relied upon when making financial decisions. Please seek advice from our specialist mortgage division https://acres-fs.co.uk/contact .  

Want more tips and advice? We love being able to help! Acres Estate Agents are your local, family owned and run property experts for the Sutton Coldfield and Great Barr areas. Call your local office on the numbers below or email This email address is being protected from spambots. You need JavaScript enabled to view it. to find out how we can help you.

Want to check how much your home is worth? You can get an Instant Valuation here.  

If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:

Four Oaks                              0121 323 3088

Sutton Coldfield                    0121 321 2101

Walmley                                 0121 313 2888

Great Barr                              0121 358 6222

Lettings                                  0121 312 4997

Mortgages                             0121 387 1616

Thank you for reading this article, and your interest in Acres and our property for sale. 

Nigel & Jayne  Deekes – Acres Partners

Details

Published: 21 July 2025

Hits: 3227

In the blink of an eye it is Autumn, the trees are full of beautiful reds and golds and the  first waft of coal fire smoke is in the air in later September.

As always we are taking calls from family buyers looking for larger homes, however there has been a real up swing, as expected. Clients like to buy in autumn, spring and early summer.

We find that buyers with children tend not to house hunt during the school holidays. After all, when the sun is shining, people are away, life is busy thus leaving little time for viewing homes.

It’s also worth remembering how stressful viewing a home can be, with children who just want to be playing / elsewhere. Instead, parents tend to wait until the children return to school, so they can view homes a little easier. But there is more to it than convenience alone; psychology of space can come into play too.

During the summer of course kids often spend much more time outdoors. Whilst their children are busy playing in the garden it’s easy for parents to feel their home is bigger than it is. As a result, ‘upsizers’ tend not to feel as squeezed for space in the warmer months.

But as the nights begin to draw in, the house begins to feel crowded, meaning parents once again are looking for a change and a larger home in which to grow.

House hunters searching in September and October tend to be keener to make an early decision. After all, everybody wants to settle in ready to start enjoying their new home in time for Christmas. In fact, ‘a quiet and settled Christmas’ can be a real driving factor. Buyers are more motivated than ever to get the deal done. Indeed Rightmove confirm an increase in traffic numbers to their website at this time of year.

With that in mind, let’s explore the reasons why selling in September is a great time.

1. Motivated buyers

Buyers who start looking for a home in September are generally planning to be moved in by Christmas, particularly if they’re looking to host family and friends in their new home.

As a result, they see December as a self-imposed deadline, which can encourage them to make an offer quickly and also do their best to speed up the buying process.

2. School admission deadline dates

Did you know, many school admission deadline dates fall towards the year end, with placements offered in the New Year. Schools are a key reason why many families move home. For these people, they need to be moved into the area in order to have the best possible chance of getting into their preferred school. These families tend to start house hunting as soon as the summer holidays end.

3. Focus on those cosy features

September is a time when gardens become less of a must-have. Buyers still love them, but homes which struggle with outside space sell much better in September as buyers mindset turns towards cosy features such as open fires and wood-burning stoves. If you have one, make sure yours is lit for any photos & viewings !

4. The kids are back at school

This is the most obvious reason of them all. Both home sellers and home buyers with families delay any moving plans because of the Summer holidays. Come September, the kids are back at school and they have much more free time. Houses become easier to keep tidy. Potential buyers appear more relaxed, many choosing to view when the kids are actually in school!

5. You’re more likely to get a higher offer, or the asking price

Research shows that September is a strong month for buyers, with property searches very high, compared to November and December for example.

This means more potential buyers for your property, which in turn means more competition among buyers. When you consider the fact that there are more motivated buyers too, it can create a perfect storm for sellers. Indeed, with interest rates falling and anticipation of a busy autumn market this is more likely.

6. Delaying marketing may lead to your property becoming “ stale “

It’s also worth noting that if you list your house during a quieter Winter months it might stay on sale for longer. This may lead to buyers questioning why, and perhaps going in with a lower offer than they’d otherwise be making.

7. Are There Other Good Months To Sell?

The Spring is still considered by many people to be the best time to sell. Houses that come on to the market then tend to sell quickly, there are several reasons why it’s considered to be a good time.

• The weather’s getting milder, which encourages buyers to go and view houses
• Gardens are coming into bloom
• The evenings are starting to get lighter, so buyers can see a house in its best light
• There’s usually plenty of buyers in the market for a new home
• Kids are still in school, so busy parents have more time to view properties

However, it’s worth remembering that different times of the year can appeal to different buyers.

On the flip side, first-time buyers and young couples may wait until the new year to start looking, with the aim of being in their new home in time for the summer, when they can host friends and family into the evening, with no kids to think about!

Are you considering moving home?  If so, September could be the ideal time for you. In previous years the property portals and new coverage has reported increase in traffic numbers.  If you would like to discuss selling your home in September, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it.  or call any of our busy, helpful teams / offices :

Four Oaks                           0121 323 3088

Sutton Coldfield                 0121 321 2101

Walmley                              0121 313 2888

Great Barr                           0121 358 6222

Thank for reading and your interest in Acres and our property for sale.  Nigel & Jayne  Deekes – Acres Partners

Details

Published: 16 July 2025

Hits: 2092

Forecast: What to Expect in the Second Half of 2025

Analysts predict price growth of perhaps 3.5% across the West Midlands this year, with areas like Sutton Coldfield and its suburbs, together with Great Barr expected to outperform the regional average due to:

• Strong employment and commuter access into Birmingham and beyond
• Solid school networks, which drive family interest year-round
• Limited new-build stock, which continues to support second-hand market strength

The local market remains price sensitive, so accuracy and professional marketing remain vital. However, the fundamentals are clear: the market has turned a corner.

Opportunities & Recommendations

Buyers

Now may be an opportune time to secure a mortgage and act quickly before competition intensifies. Areas like Erdington, Wylde Green and Great Barr offer excellent value compared to their more premium counterparts, without sacrificing amenities.

Sellers

With buyer demand returning and a shortage of high-quality listings, this is a prime window to sell, particularly for well-maintained family homes. Professional photography, clear floorplans, and realistic pricing are crucial.

Investors

With rental yields climbing and voids decreasing, now is a strategic time to expand rental portfolios in the suburbs. Focus on family-friendly properties and those near transport links like the cross city rail line, motorways and good road links

Strength in Familiar Foundations

The property market across Sutton Coldfield, Great Barr, Walmley and Four Oaks is gaining traction, momentum, and confidence. As mortgage rates have stabilised and buyer enthusiasm grows, these north Birmingham communities are well-placed to benefit from sustained recovery through the rest of 2025 and beyond.

Whether you’re buying, selling, renting or investing—this part of the West Midlands is proving, once again, that it’s one of the region’s most reliable strongholds for property success.

Sales remain strong but house price inflation slows

Sales agreed are running at the fastest pace in four years, increasing by 6% year-on-year. Saying that, we have noted as normal the pace of sales is slowing, and this will continue over the seasonal summer slowdown.

However, more sales doesn't mean faster house price growth. In fact, house price inflation has slowed to 1.4% in the 12 months to May 2025. This is higher than the 0.3% increase recorded a year ago, but lower than the 2% recorded in February. A 14% increase in homes for sale has significantly slowed house price inflation by giving buyers more choice.

Demand for homes remains higher than a year ago but buyers remain price-sensitive, which is also limiting house price inflation. This is particularly important in housing markets with higher average prices, creating an additional affordability hurdle for home buyers.

While average earnings are rising at 5% a year, higher inflation means less scope for the Bank of England to cut interest rates in the coming months.

West Midlands Property Pulse: Sutton Coldfield, Great Barr, Walmley & Four Oaks Market on the Rise

Regional Recovery Led by North Birmingham’s Premier Suburbs

The property market in the northern suburbs of Birmingham—including Sutton Coldfield, Great Barr, Walmley, and Four Oaks—has shown significant resilience and a clear rebound in the first half of 2025. Following a turbulent few years with fluctuating mortgage rates, buyer hesitation, and political uncertainty, these much-loved residential areas are now leading the recovery across the West Midlands.

Local Market Trends: Prices Firming Across the Board

Despite a short-lived dip in early spring following the end of the stamp duty discount period, house prices ihave not only stabilised but in many cases begun to edge upwards again, very slightly.

According to Land Registry data and agent analysis:

• Sutton Coldfield: Average prices now stand at £347,000, with detached homes commanding upwards of £620,000 in Four Oaks and Walmley.
• Great Barr: A traditionally more affordable area, Great Barr has seen a stronger bounce back, with prices now standing at approximately £258,000. Three-bedroom semis remain in high demand.
• Walmley: Often sought after for its schools and "village" charm, Walmley’s average house price has reached £312,000, up 3.5% from 2024.
• Four Oaks: One of the most prestigious residential pockets in the region, Four Oaks has remained remarkably strong, with premium homes seeing a steady 2.8% rise. Larger detached homes, especially those near Sutton Park or the Four Oaks Estate, routinely list for £800,000 to over £1 million.

What’s Driving the Market Rebound?

Several key factors are contributing to this upward trend in the local market:

1. Increased Mortgage Affordability

The Bank of England has held interest rates steady since Q1 2025, and lenders have begun to release more competitive fixed-rate deals. With many buyers locking in sub-4% rates, confidence has returned—particularly among upsizers and first-time buyers.

2. Sustained Demand in School Catchment Areas

Four Oaks, Sutton Coldfield, Walmley, and parts of Great Barr are within catchment for highly sought-after schools. Family homes within these zones continue to see good interest.

3. Lifestyle Appeal Post-Pandemic

Buyers continue to favour areas with a blend of green space and urban convenience. Sutton Park, one of Europe’s largest urban parks, is a major draw, especially for Four Oaks and Walmley buyers. Meanwhile, Great Barr offers more affordability while remaining within easy reach of Birmingham city centre and the M6.

Inventory and Sales Dynamics: More Listings, Faster Sales

Here at Acres, and according to Rightmove data across our network of offices and the suburbs they cover we can report an uptick in both listings and buyer activity:

• Properties priced correctly in Sutton Coldfield and Walmley typically sell within 4-6 weeks, especially those under the £500,000 mark.
• In Great Barr, competitively priced homes often generate multiple viewings within days particularly for extended semis and well-presented family homes.
• The top end of the market in Four Oaks remains more selective, but high-quality homes in the right locations are moving again after a sluggish year.

Presentation and realistic pricing are key. Overpriced listings are still struggling, but well-marketed homes are selling well, and close to their asking price, particularly in streets close to local schools, amenities, or public transport links.

The Rental Market: Yields Rising with Demand

Rental properties in Sutton Coldfield and Great Barr have experienced a surge in demand since late 2024, driven by a growing number of professionals and young families waiting out the mortgage market or saving for deposits.

• Sutton Coldfield average rent: £1,125/month (+6.1%)
• Great Barr average rent: £985/month (+7.3%)
• Four Oaks average rent: £1,235/month (+5.8%)
• Walmley Oaks average rent: £1,150/month (+5.3%)

Landlords are benefiting from reduced void periods and rent increases above the rate of inflation, while demand continues to outpace supply—particularly for 3–4 bedroom family homes and modern apartments near train stations.

 A Market Poised for More Growth ?

Talking with our local estate agent colleagues we cautiously optimistic about the remainder of 2025.

“There’s no question the mood has shifted since late last year,” said Chris Harvey Acres Four oaks Senior Manager. “We’re seeing buyers return with confidence and readiness. They’re financially prepared and eager to move.”

“In Great Barr especially, the market is incredibly active at the £200,000 to £300,000 level. Homes that are modernised and presented well can still surprise us with how fast they go,” said Chris Deeekes Acres Great Barr manager, and assosiate partner.

Forecast: What to Expect in the Second Half of 2025

Analysts predict a total growth of upto 3.5% across the West Midlands this year, with areas like Sutton Coldfield and Great Barr expected to outperform the regional average due to:

• Strong employment and commuter access into Birmingham and beyond
• Solid school networks, which drive family interest year-round
• Limited new-build stock, which continues to support second-hand market strength

The local market remains price sensitive, so accuracy and professional marketing remain vital. However, the fundamentals are clear: the market has turned a corner.

Opportunities & Recommendations

Buyers

Now may be an opportune time to secure a mortgage and act quickly before competition intensifies. Areas like Walmley and Great Barr offer excellent value compared to their more premium counterparts, without sacrificing amenities.

Sellers

With buyer demand returning and a shortage of high-quality listings, this is a prime window to sell, particularly for well-maintained family homes. Professional photography, clear floorplans, and realistic pricing are crucial.

Investors

With rental yields climbing and voids decreasing, now is a strategic time to expand rental portfolios in the suburbs. Focus on family-friendly properties and those near transport links like Chester Road, Wylde Green, and Hamstead.

Final Word: Strength in Familiar Foundations

The property market locally has gained traction, momentum, and renewed confidence. As mortgage rates stabilise and buyer enthusiasm grows, these north Birmingham communities are well-placed to benefit from sustained recovery through the rest of 2025 and beyond.

Whether you’re buying, selling, renting or investing—this part of the West Midlands is proving, once again, that it’s one of the region’s most reliable strongholds for property success.

Would you like more tips and advice? We love being able to help!

Acres Estate Agents are your local, family owned and run property experts for the Sutton Coldfield and Great Barr areas. Call your local office on the numbers below or email This email address is being protected from spambots. You need JavaScript enabled to view it. to find out how we can help you.

Want to check how much your home is worth? You can get an Instant Valuation here.  

If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:

Four Oaks                              0121 323 3088

Sutton Coldfield                        0121 321 2101

Walmley                                0121 313 2888

Great Barr                             0121 358 6222

Lettings                                0121 312 4997

Mortgages                              0121 387 1616

Thank you for reading this article, and your interest in Acres and our property for sale. 

Nigel & Jayne  Deekes – Acres Partners

Details

Published: 01 July 2025

Hits: 2597