If you were to look at the headlines today, you might think the property market is a giant, predictable machine. But living here in the CM11 1 postcode area, from the quiet leafy corners of Ramsden Heath to the grand gated driveways of Ramsden Bellhouse, we know it’s more like a local village fayre. Some stalls are buzzing, others let you browse at your leisure, and right now, the rhythm of our neighbourhood is changing in a way that might surprise you.
Here is my take for May: the "panic-buy" era is officially in the rearview mirror. We are entering a season of the "Considered Choice." While some might see a change in pace, I see a market that has finally stopped to catch its breath, giving you something we haven't seen in years: an abundance of choice.
The "Coffee Shop" Test: What’s the Vibe?
Right now, I’d describe the CM11 1 market as Balanced. Imagine walking into your favourite local café. In a "Seller's Market," every table is taken, there’s a queue out the door, and you have to gulp your tea just to let the next person sit down. In a "Buyer's Market," it’s just you and the barista.
But a "Balanced Market"? That’s the sweet spot. There’s a buzz, most tables are full, but you can actually find a seat, look at the menu, and decide if you want the lemon drizzle or the Victoria sponge without someone hovering over your shoulder.
The Choice Factor: Stock Levels in CM11 1
We track the relationship between available housing supply and the number of successful sales. It sounds technical, but it’s actually very simple: it tells us how much competition sellers face and how much choice buyers have at any given moment.
Right now, the ratio of properties currently for sale compared to monthly sales sits at 8.3.
To give you some context, last month that ratio was 7.1. That’s an increase of 1.2 in the supply-to-sales gap. In plain English? The "shelves" are staying stocked for a little longer, providing a wider selection for those looking to move. While we had 53 homes for sale last month, we now have 54. It doesn't sound like a big jump, but when you consider we are seeing an average of 6 sales every month, it means buyers have a bit more room to negotiate and more options to compare.
Who is moving in CM11 1?
Did you know that despite the "balanced" feel, people are still moving for serious money in our backyard? We’ve seen some incredible activity recently. Down in Ramsden Bellhouse, a stunning home called 'Malbo' on Homestead Road sold for £2,860,000, and 'The Tudor House' on Glebe Road went for £2,525,000. Over in Ramsden Heath, 'The Gallops' on Park Lane fetched £1,950,000.
These aren't just numbers; they show that even when the market offers more choice, people are still falling in love with the unique character of CM11 1.
What this means for your front door
So, what does this current housing supply and 12% monthly turnover rate mean for you?
If you are selling: Your home is part of a wider selection than it might have been two years ago. You need to make sure your "shop window" looks the best on the street. Because there are 54 other options for buyers right now, your price and your presentation need to be spot on to stand out against the competition.
If you are buying: Breathe. You have the upper hand for the first time in a long while. With the "sold prices" over the last year averaging around £673,325—while asking prices are often closer to £847,361—there is clearly a gap. That gap represents your opportunity to find the right fit or negotiate a better deal.
If you are just curious: Your home’s value is staying steady. We aren't seeing the wild "bidding wars" that push prices up into the clouds, but we aren't seeing a crash either. It’s a sturdy, sensible time for CM11 1.
The market isn't a race right now; it’s a stroll. And honestly? That makes it a much nicer environment for everyone involved.