Why 2026 Could Be the Smartest Year to Move Home in Hertfordshire
Planning a Move in Hertfordshire? What 2026 Could Mean for Buyers and Sellers
Why 2026 Could Be the Smartest Year to Move Home in Hertfordshire
Housing markets rarely change direction overnight. More often, they drift, pause, recalibrate and then quietly get on with things. That is exactly what Hertfordshire has been doing over the past year, and it is why 2026 looks less like a gamble and more like an opportunity.
Across Hitchin, Welwyn Garden City and the surrounding villages, the story has been consistent. Prices have softened modestly in places, stock levels have risen, and buyers have become more selective. Yet transactions have continued, selling times have shortened in several areas, and well-priced homes are still finding buyers. This is not a market in retreat; it is a market regaining its balance.
National forecasts point to modest house price growth of around 2% during 2026. That may not sound dramatic, but it is precisely the sort of environment that encourages sensible decision-making. Slow, steady growth removes the pressure to rush while still rewarding those who act.
Mortgage rates are quietly improving
Mortgage conditions are adding to this sense of stability. The Bank of England has now cut the Base Rate by 0.25% for the fourth time this year, taking it to 3.75%. This followed a sharper-than-expected fall in inflation to 3.2%, driven largely by easing food prices. While inflation remains above the 2% target, the direction of travel matters more than the destination.
For buyers, the practical impact is already being felt. Two-year fixed mortgage rates are now cheaper on average than five-year fixes, reversing a pattern that had been in place for several years. This is encouraging more borrowers to consider shorter-term deals, particularly those expecting further gradual rate improvements.
Crucially, rates are no longer volatile. The market is adjusting to predictability rather than reacting to surprises. In Hertfordshire, where buyers tend to be homeowners rather than speculators, that stability does more to unlock movement than dramatic rate cuts ever could.
Affordability is improving, quietly
Affordability is also improving from multiple angles. Wage growth is expected to continue outpacing house price growth during 2026, meaning homes are becoming more affordable in real terms. Lenders are beginning to loosen criteria at the margins, and buyers now have more choice and greater negotiating power than they have had for some time.
Local data supports this. Across Hitchin, Welwyn Garden City and nearby villages, we are seeing healthy transaction levels alongside more realistic pricing. Buyers are active, but disciplined. Sellers who price sensibly are being rewarded with momentum.
What this means locally
In village markets such as Tewin and Burnham Green, pricing has adjusted at the top end, but demand for quality homes remains strong. In Welwyn Garden City, areas like Handside and Panshanger show buyers are present and engaged, provided value feels clear. Hitchin’s neighbourhoods continue to demonstrate that correctly positioned homes still sell, often faster than headlines might suggest.
There is nuance at the very top of the market, where future tax changes are already influencing behaviour. However, this affects a small proportion of homes. For the majority of Hertfordshire buyers and sellers, 2026 looks like a year of opportunity rather than caution.
The takeaway
2026 does not promise fireworks. It promises something far more useful: a calmer, more workable market with improving affordability, stabilising mortgage rates and buyers who are ready to act when things make sense.
Whether you are thinking about moving in 2026 or simply exploring your options, early preparation puts you in control. Get in touch to discuss what a well-planned move could look like for you.
