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Do tout letters still work in today’s property market? Sam Ashdown and Phil Jones reveal how well crafted letters can unlock valuations, uncover hidden opportunities and deliver serious ROI when used as part of a smart, strategic estate agency system.

We speak with world renowned property coach Josh Phegan about securing realistic price reductions. Learn how data, structured conversations and early communication help agents align sellers, create urgency and achieve faster, smoother sales.

UK Property Market Weekly Update - Week 3 of 2026 I look at the UK property market in the ‘UK Property Market Stats Show“ for the week ending Sunday 25th January 2026 (week 3) with the brilliant Steph Vass. YouTube https://youtu.be/496XoAgOVIU ✅ New Listings * 35.2k new properties came to market this week in week 3, up as expected from 32.8k last week. * 2025 weekly average: 30.6k. * 10-year week 3 average : 31.8k * Year-to-date (YTD): 96.5k new listings, 0.5% above than 2025 YTD (96.1k), 17.5% above 2024 YTD (82.1k) and 34% above the 2017–19 average (72k) ✅ Price Reductions * 20k reductions this week * 7.6% of resi homes for sale were reduced in December. Compared to Oct 12.8%, Sept 14.1%, August 11.1%, July 14.1% in July and 14% in June. * 2025 average was 12.8%, versus the five-year long-term average of 10.74%. ✅ Sales Agreed * 24.6k homes sold stc this week 3, up expectedly from 21.2k last week. * Week 3 average (for last 10 years) : 23.4k * 2026 weekly average : 19.1k. * YTD: 62.7k gross sales, which is 8.7% behind Week 2 * 3 YTD of 2025 (68.7k), yet 23.5% ahead of wk.3 2024 (50.8k) and 30.6% above the 2017–19 average (48k). * Thoughts - January 2025 was an exceptional month as we had the stamp duty deadline for April 2025 - here it was a good sales month. To be ahead of 2024 and pre Covid years by such a amount is good to see. ✅ Price Diff between Listings & Sales * Average Asking Price of listings last week £413k * Average asking price of Sales Agreed (SSTC) last week was £348k * A 18.8% difference (long term 9 year average is 16% to 17%). ✅ Sell-Through Rate * 9.9% of homes on agents’ books went SSTC in December ’25. Down as expected from 13.5% in November, 15% in October, 14.1% in Sept, 14.5% in Aug, 15.4% in July, 15.3% in June, and 16.1% in May. * Pre-Covid average: 15.5%. ✅ Fall-Throughs * 4,783 fall-throughs last week (pipeline of 482k home Sold STC). * Weekly average for 2025: 6,100. * Fall-through rate: 25.8%, slightly up from 24.9% last week. * Long-term average: 24.2% (post-Truss chaos saw levels exceed 40%). ✅ Net Sales * Huge jump in net sales from last week. 19.3k, up from 15.8k last week. * Ten-year Week 3 average: 18.2k. * Weekly average for 2026: 15.4k. * Weekly average for the whole of 2025: 19.2k. * YTD: 46.1k, which is 8.3% behind Wk.3 of 2025 (30.6k), 35% ahead of wk2 2024 (19.9k) and 40% ahead of wk2 2017–19 (19.1k). ✅ Probability of Selling (% that Exchange vs withdrawal) * December Stats : 60.2% of homes that left agents’ books exchanged & completed in December. (Note this figure will change throughout the month as more December stats come in). * November 55.2% / October 53.3% / September: 53.1% / August :55.8% / July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%. * Dec 24: 60.3% / Dec 23: 57.7% / Dec 22: 64.4% / Dec 21: 73.7% ✅ Stock Levels * 613k homes on the market on the 1st of January ’26 , down from 678k on 1st of December ’25 . (605k on the market on 1st Jan ’25 for comparison) * 434k homes in agent’s sales pipeline on the 1st Jan 2026, almost identical than 12 months ago on 1st Jan ’25 (439k). ✅ House Prices (£/sq.ft) * December 2025 agreed sales averaged £337.09 per sq.ft. 0.6% higher than 12 months ago (£335.04) and 12.6% than 5 years ago (£299.30). The £/sqft at sale agreed matches the HM Land Registry Index with a 98% accuracy, 5 months in advance. That is why it is so important. ✅ UK Rental Market Overview * Average Rent in December 2025 - £1,702 pcm - compared to £1,719 pcm in Dec 2024 and £1,301 pcm in Dec 2017. * Available Rental Properties in December ’25 - 285k compared to 321k in November ’25. (Dec ’24 - 258k and Dec ’23 - 235k) ✅ Graphs https://youtu.be/496XoAgOVIU

Chris Ellis, an estate agent from Sittingbourne, shares his honest experience with Lifesycle CRM, exploring mindset, intent based data, and AI to win more instructions and improve client conversations.

Is AI the property market’s silver bullet or just another shiny distraction? Oli Sherlock from Goodlord cuts through the hype, exploring how agents should assess tech, prioritise customer readiness, and focus on real solutions rather than flashy features or empty promises.

At Sean Newman’s Estate Agency Conference in Birmingham, July 2025, we spoke with world renowned coach Tom Panos about a shocking stat: only one in eight buyers return. Discover why recency beats loyalty, and how to stay front of mind to win long term clients.

Josh Phegan reveals how UK estate agents can win listings without cutting fees. Learn how better leads, value based selling and long term relationships help top agents beat cheap fee competitors and confidently overcome objections before the valuation even begins.

Estate agent Chris Ellis argues long tie in periods encourage overvaluing, hinder honest pricing, and reduce sale success. He shares insights on faster sales, stronger prices, and better agency reputation.

Should you launch an estate agency solo or with a partner? Sam Ashdown and Phil Jones of ASHDOWN JONES share eight years of real world experience, revealing the rewards, risks and realities of partnerships, from trust and timing to ego, profit and decision making.

UK Property Market Weekly Update - Week 2 of 2026 I look at the UK property market in the ‘UK Property Market Stats Show“ for the week ending Sunday 18th January 2026 (week 2) with the brilliant Ben Madden. YouTube https://youtu.be/Pti1_kA3L3I ✅ New Listings * 32.8k new properties came to market this week, up as expected from 28.5k last week. * 2025 weekly average: 30.6k. * 10-year week 2 average : 27.8k * Year-to-date (YTD): 61.3k new listings, 0.3% above than 2025 YTD (61.1k), 25.6% above 2024 YTD and 49% above the 2017–19 average (41.3k) ✅ Price Reductions * 19.8k reductions this week * 7.6% of resi homes for sale were reduced in December. Compared to Oct 12.8%, Sept 14.1%, August 11.1%, July 14.1% in July and 14% in June. * 2025 average was 12.8%, versus the five-year long-term average of 10.74%. ✅ Sales Agreed * 21.2k homes sold subject to contract this week, up expectedly from 17k last week. * Week 2 average (for last 10 years) : 19.6k * 2026 weekly average : 19.1k. * YTD: 38.2k gross sales, which is 11.3% behind Week 2 YTD of 2025 (43k), yet 31% ahead of wk.2 2024 (29.1k) and 42.4% above the 2017–19 average (26.8k). * Thoughts - January 2025 was an exceptional month as we had the stamp duty deadline for April 2025. ✅ Price Diff between Listings & Sales * Average Asking Price of listings last week £423k * Average asking price of Sales Agreed (SSTC) last week was £346k * A 22.2% difference (long term 9 year average is 16% to 17%). ✅ Sell-Through Rate * 9.9% of homes on agents’ books went SSTC in December ’25. Down as expected from 13.5% in November, 15% in October, 14.1% in Sept, 14.5% in Aug, 15.4% in July, 15.3% in June, and 16.1% in May. * Pre-Covid average: 15.5%. ✅ Fall-Throughs * 4,783 fall-throughs last week (pipeline of 482k home Sold STC). * Weekly average for 2025: 6,100. * Fall-through rate: 25.8%, slightly up from 24.9% last week. * Long-term average: 24.2% (post-Truss chaos saw levels exceed 40%). ✅ Net Sales * 15.8k net sales this week, up expectedly from 11k last week. * Ten-year Week 2 average: 14.4k. * Weekly average for 2026: 13.4k. Weekly average for 2025: 19.2k. * YTD: 26.8k, which is 12.3% behind Wk.2 of 2024 (30.6k), 35% ahead of wk2 2024 (19.9k) and 40% ahead of wk2 2017–19 (19.1k). ✅ Probability of Selling (% that Exchange vs withdrawal) * December Stats : 60.1%% of homes that left agents’ books exchanged & completed in December. (Note this figure will change throughout the month as more December stats come in). * November 55.2% / October 53.3% / September: 53.1% / August :55.8% / July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%. * Dec 24: 60.3% / Dec 23: 57.7% / Dec 22: 64.4% / Dec 21: 73.7% ✅ Stock Levels * 613k homes on the market on the 1st of January ’26 , down from 678k on 1st of December ’25 . (605k on the market on 1st Jan ’25 for comparison) * 434k homes in agent’s sales pipeline on the 1st Jan 2026, almost identical than 12 months ago on 1st Jan ’25 (439k). ✅ House Prices (£/sq.ft) * December 2025 agreed sales averaged £337.09 per sq.ft. 0.6% higher than 12 months ago (£335.04) and 12.6% than 5 years ago (£299.30). The £/sqft at sale agreed matches the HM Land Registry Index with a 98% accuracy, 5 months in advance. That is why it is so important. ✅ UK Rental Market Overview * Average Rent in December 2025 - £1,702 pcm - compared to £1,719 pcm in Dec 2024 and £1,301 pcm in Dec 2017. * Available Rental Properties in December ’25 - 285k compared to 321k in November ’25. (Dec ’24 - 258k and Dec ’23 - 235k)

Will self-employed estate agents take over the high street? I speak with Simon King, a leading UK estate agency figure, about why self-employment is rising but unlikely to replace traditional offices. We discuss the high street’s ongoing value, how established agencies are adopting hybrid models, and why strong personal and regional branding matters in a competitive market.

Should negotiators and property managers really do the same job, or is it holding agencies back? We chat with Oli Sherlock and explore role separation, single threaded leadership, compliance risk and why focus, ownership and expertise matter as regulation tightens.

World renowned real estate coach Tom Panos reveals why overpricing kills sales, sharing insights from Sean Newman’s Estate Agency Conference. Learn how top agents use strategy, data and competition to price correctly, manage vendors and achieve stronger offers.

Josh Phegan joins us at Wembley Stadium to unpack the self employed estate agent model. We explore how it works in the UK and Australia, earning potential, team building, commission splits, and why the right structure and support are key to long term success.

Chris Watkins speaks with industry legend John Hards about what made Countrywide a UK property powerhouse. They explore leadership, culture, training and simple disciplines that drove success, and the practical lessons today’s estate and lettings agents can still apply.