I was chatting with a neighbour in Wallingford the other day, and we were reminiscing about how different things feel now compared to a few years back. Do you remember those frantic days when a "For Sale" sign would go up and you’d have a queue of viewers outside before the kettle had even boiled? Back then, buyers often felt they had to decide by lunchtime or the house would be committed to someone else by tea.
Well, as we step into July 2026, the landscape here in Wallingford and its surrounding villages has shifted. If the property market were a race, we’ve moved from a 100-metre sprint to a lovely, long Sunday stroll through the Chilterns.
The Big Picture: It’s a Buyer’s World
Right now, the balance of the market has shifted. We have transitioned into a period defined by high housing supply. Imagine going to your favourite local bakery and seeing 13 delicious cakes on the counter, but only one person standing in line to buy one. That person can take their time, look at the icing, ask about the ingredients, and perhaps even ask for a slightly better price because they know there is so much choice available to them.
In Wallingford, the relationship between stock levels and market activity is the magic number that tells us this. Specifically, the ratio of properties currently for sale compared to those finding buyers has reached a point that represents 12.5 months of supply.
Understanding the Current Stock Levels
Think of it this way: the volume of choice for buyers is now very high. If every homeowner from Brightwell to Crowmarsh decided against putting their houses up for sale today, the current properties currently for sale would represent over an entire year's worth of options based on current transaction volumes.
This is a significant change from just last month, where the stock levels sat at 11.1 months of supply. We’ve seen the available choice for buyers expand by nearly a month and a half’s worth of stock in just thirty days. When housing supply exceeds 6 months, the "ball is in the buyer's court." At 12.5 months of supply, the ball isn’t just in their court; they own the racket and the net too!
The Steady Flow of Activity
Did you know that despite the high levels of choice, people are still moving in our beautiful pockets of the world? The appetite for our gorgeous Oxfordshire countryside is still there, but buyers are being much more selective because they have the luxury of choice.
What does this mean for you?
If you are thinking of selling: You need to be the "Pick of the Bunch." With high competition for sellers and more homes for buyers to choose from, your home needs to look its absolute best. You can’t just "list it and hope" like people did in 2021. It’s about ensuring your property stands out amongst the high housing supply and making sure your price feels fair compared to the house down the road.
If you are looking to buy: Deep breaths! The pressure is off. You don’t need to rush a decision on the biggest purchase of your life. Because there is so much choice for buyers, you have the room to negotiate and the opportunity to visit a property two or three times to make sure it’s "the one."
If you’re staying put: Your home is still a fantastic asset in a highly desirable postcode. While there is currently significant competition for sellers, the average price people have paid in our area over the last year is £487,493. We live in a place where people really want to be; they just have a lot more options to consider before they settle on their next home!