If you were to take a slow stroll down Teddington High Street this morning, past the tempting smell of fresh sourdough at the bakery or towards the quiet, leafy ends of Munster Road, you’d probably think everything was moving at its usual brisk pace. But beneath the surface, the property market across TW11 9 is currently experiencing a significant shift in the balance between housing supply and demand.
I’m David Hallas, and I’ve been looking at the numbers for our little corner of the world—from the grand houses on Udney Park Road to the lovely terrace homes near King Edwards Grove. I have found one statistic regarding stock levels that is so surprising I had to check it twice: based on the current volume of market activity, the current housing supply is so high that it would take nearly three years to clear the existing stock if no further homes were listed for sale.
The Numbers: A Wealth of Choice
Right now, we are firmly in what we call a "Buyer’s Market." To give you an idea of what that feels like, imagine going to your favourite local coffee shop. Usually, there’s a queue out the door and you have to scramble for a seat. A buyer’s market is like walking in to find the shop empty, all the tables free, and the staff waiting to pull your espresso the moment you walk in. You are the one in charge because of the sheer amount of choice for buyers!
The ratio of available homes to successful transactions is the big number we watch. Last month, the housing supply stood at 16.7 times the monthly transaction rate. This month? It has jumped up by a massive 16.6 points to reach a ratio of 33.3. That represents a substantial increase in the volume of properties currently for sale relative to the number of buyers committing to a purchase.
What’s on the Market?
Across the TW11 9 postcode, we have 115 properties currently looking for a new family. While that is one fewer than last month, the level of competition for sellers has intensified. On average, only 4 homes are successfully reaching completion each month.
Did you know that despite the high stock levels, people are still moving into some truly stunning spots? Recently, a beautiful home on Udney Park Road changed hands for over £2.3 million, and another on Langham Road went for £1.82 million. People are still falling in love with TW11 9, but they are taking full advantage of the choice for buyers currently available.
Why is the market so balanced towards buyers?
With a "Monthly Turnover Rate" of just 3%, only a tiny fraction of the homes available are being secured by buyers every four weeks. For you as a neighbour, this means there isn’t a "gold rush" happening. Because there is plenty of choice and not many people fighting over the same keys, buyers feel they can negotiate. They aren't worried about losing out to ten other people in a bidding war.
What does this mean for your front door?
If you are thinking of selling: You need to be the "best house on the street" to stand out against the competition for sellers. Because there are 115 other options in TW11 9, your home needs to look its absolute best and be priced very sensibly. Success in this market requires a strategic approach to stock levels; it’s not a market where properties are simply absorbed by demand without effort.
If you are looking to buy: This is your time to shine! You have all the power. You can take your time strolling through houses in Holmesdale Road or looking at gardens in Langham Road without feeling pressured. With high housing supply, you can offer a price that feels right to you, knowing there isn't a queue of people behind you.
If you are staying put: Don't worry about the "for sale" signs remaining in place. The average price people have paid over the last year in TW11 9 is about £733,086. We live in a beautiful, highly desirable area—it’s just that right now, the market activity is defined by high stock levels and exceptional choice for buyers.