South East London and Kent Property Market Update: October 2026

A monthly rise in asking prices is not always a sign that a property market is getting stronger. That is the central message we take from Rightmove’s October 2026 House Price Index. Across Great Britain, the average newly advertised asking price increased by 1%, yet prices are fractionally below where they stood a year ago. At the same time, higher mortgage rates are making affordability a more pressing concern for buyers.

For homeowners in South East London and Kent, the distinction matters. The amount someone chooses to advertise their home for is only the starting point. A successful move depends on whether the asking price makes sense to buyers, how it compares with competing homes and how well the property is presented.

Below, Integra-Estates explains the October figures, what they do and do not tell us about the local market, and how buyers and sellers can make more informed decisions.

October 2026 property market figures at a glance

Great Britain: The average newly listed asking price is £371,015, an increase of 1% compared with September, but 0.1% below October 2025.

Mortgage rates: The average two year fixed rate is 5.55%, up from 5.29% last month and 4.25% in February. Rightmove estimates a typical new mortgage now costs around £250 more per month than in February.

London: Average asking prices are £673,942, up 2.5% in October but 1.7% below a year ago. Properties take an average of 78 days to find a buyer across the capital.

The South East, including Kent: The average asking price is £475,582, up 0.9% in October but 0.9% below October 2025. The regional average time to find a buyer is 74 days.

Sales activity across Great Britain: The number of sales agreed is 8% below a year ago. New buyer enquiries are down 9%, while new property listings are up 3%.

Source: Rightmove House Price Index, October 2026.

These figures are from Rightmove’s October 2026 House Price Index. The price movements concern newly listed asking prices, not Land Registry completed sale prices. London and the South East are different reporting regions. South East London falls within London; Kent falls within the South East region.

Why are asking prices rising when the market feels harder?

Rightmove reports that the average asking price of a home coming to market in Great Britain rose by £3,575 to £371,015 in October. That is a 1% month on month increase. Against October 2025, however, asking prices are down 0.1%.

There is no contradiction. The index tracks asking prices attached to new listings, and monthly movements may reflect the time of year, the type of homes being advertised and the expectations of sellers. It cannot tell us that every homeowner can achieve 1% more than they could in September.

This is why we would not recommend applying the national percentage to a property valuation in Bromley, Beckenham, Catford or Kent. A current valuation requires recent comparable evidence and a close look at the homes that prospective purchasers could choose instead.

Mortgage rates in October 2026: what has changed for buyers?

According to Rightmove’s mortgage tracker, the average two year fixed mortgage rate reached 5.55% in October, compared with 5.29% the previous month and 4.25% in February. Rightmove estimates that the monthly cost of a typical new mortgage has risen by around £250 since February.

That £250 is a published illustration, not a prediction of what every buyer will pay. Actual repayments depend on the deposit, loan amount, term, product and individual circumstances. Nevertheless, the direction of travel is clear: higher borrowing costs can narrow the range of homes a buyer feels able to purchase.

For a family planning a move, affordability is about more than the lender’s maximum figure. Buyers also need to account for bills, commuting, childcare, maintenance and the possibility of their mortgage rate changing again when a fixed deal ends. Those practical considerations influence viewing requests, offers and negotiations.

London house prices in October: up monthly, down annually

London recorded a 2.5% rise in new seller asking prices in October, the strongest monthly increase of any Great Britain region. However, that increase followed a 6% fall across July and August. Asking prices in the capital remain 1.7% below October 2025.

Rightmove reports a London average asking price of £673,942. More revealing than that single number are the market activity indicators: 38% of London listings have been reduced in price, homes take an average of 78 days to find a buyer, and 42% of homes successfully find a buyer.

Those indicators suggest that many sellers are still having to work hard to secure interest. They are also London wide averages, so they cannot be used as precise measures of the market in SE6, BR1 or BR3. Some properties will attract offers quickly; others will need changes to pricing, marketing or both.

What does the report say about Kent and the wider South East?

Rightmove’s South East region, which includes Kent, saw asking prices rise by 0.9% in October. Prices in the region were 0.9% below a year earlier. Its average new seller asking price was £475,582, with a regional average of 74 days to find a buyer.

These figures are useful context for homeowners in places such as Sevenoaks, Tonbridge and West Malling, but they should not be presented as figures for any one town. Kent contains very different property markets. The type and condition of the home, its transport links, local amenities and nearby alternatives will matter far more to an individual sale than a single regional average.

What do the figures mean in Bromley, Beckenham and Catford?

Bromley BR1 and Shortlands BR2

For a seller in Bromley or Shortlands, we would examine the closest genuinely comparable properties first, particularly those appealing to the same likely buyers. A period property, a modern apartment and a family house may sit within the same postcode area but appeal to very different audiences. The asking price should reflect that distinction, rather than the London average.

Beckenham BR3 and West Wickham BR4

In Beckenham and West Wickham, the useful question is not whether London asking prices rose this month. It is how a prospective buyer will compare your home with properties offering a similar combination of space, condition, outdoor space and connections. Sellers should know which alternatives are drawing attention and whether their own marketing makes those comparisons favourable and fair.

Catford SE6, Lewisham and Sydenham SE26

For homes in Catford, Lewisham and Sydenham, mortgage affordability can be especially relevant when a property is likely to attract buyers working within a defined monthly budget. A clear floorplan, honest description of the accommodation, accurate tenure information where relevant, and a credible asking price help people decide whether a viewing makes sense.

Orpington BR6, Chislehurst BR7 and Kent

For owners in Orpington, Chislehurst and neighbouring Kent locations, buyers may compare several areas before making a decision. A strong appraisal should therefore look beyond a narrow radius when appropriate, while still giving the greatest weight to properties with similar characteristics and buyer appeal.

These are practical considerations rather than claims about October price movements in each town. Rightmove’s published regional figures do not establish the month on month performance of individual local postcodes.

Are buyers still purchasing homes in October 2026?

Yes. Rightmove reports that agreed sales across Great Britain are 8% lower than a year ago, broadly in line with the year to date. New buyer enquiries are 9% lower, while the number of new properties entering the market is 3% higher. Total homes available for sale are at their highest level for this time of year since 2014.

More choice is generally welcome for buyers. For sellers, it raises an important question: why should someone book a viewing of this home rather than one of the alternatives? The answer should be evident in both the asking price and the quality of the information available online.

A slower market does not justify pessimism about every property. It does, however, make it risky to rely on a hopeful price and assume that interest will eventually arrive.

'Five practical steps for sellers in South East London and Kent

1. Use completed sales and current competition together

Recently completed sales offer evidence of what buyers have paid. Current competing listings show the choices available now. Both matter, but neither tells the whole story alone. We also consider property condition, layout, tenure, presentation and the circumstances of the sale.

2. Choose a pricing strategy, not simply the highest valuation

An asking price needs to attract the intended buyer audience without suggesting the property has been undervalued. Online search price bands can influence who encounters the listing. We would explain how different pricing options may affect visibility and interest, and where the evidence supports each option.

3. Make the first impression accurate and compelling

Professional photography should show a property at its best without hiding important facts or creating a misleading impression. Clear descriptions and reliable floorplans help buyers understand the accommodation and decide whether it meets their needs.

4. Give buyers useful ways to explore the home

A genuinely interactive 360 degree virtual tour lets people choose where to look and gain a stronger understanding of a property’s layout before visiting. A carefully produced property film serves a different purpose, helping communicate the space and atmosphere. Neither replaces an in person viewing, but both can help prospective buyers make a more informed decision.

5. Review meaningful feedback early

A launch should be followed by a close review of enquiry levels, viewing requests and what buyers are actually saying. If the response is weaker than expected, it is better to assess the evidence promptly than allow an unsuitable asking price to remain unchallenged for weeks.

Advice for buyers: focus on the home and the monthly commitment

Buyers may have more properties to consider, but that does not mean they should rush into a negotiation based solely on a percentage change in a regional index. Compare the asking price with appropriate local evidence, assess the condition and likely running costs, and obtain personalised mortgage advice before making a commitment.

If the Budget or future mortgage rates could affect your plans, discuss different affordability scenarios with a suitably qualified mortgage adviser. It is sensible to understand what you can afford comfortably, not just what you might be able to borrow at the upper limit.

Will the forthcoming Budget change the housing market?

Rightmove notes that the forthcoming Budget is creating uncertainty for some households. It also highlights interest in further details about the proposed Your First Home scheme for new build properties. The eventual effects will depend on the actual policy announcements and how financial markets and mortgage lenders respond.

We would be cautious about delaying or accelerating a substantial property decision purely on speculation. A sensible plan starts with your own circumstances, an up to date view of affordability and a realistic assessment of the property concerned.

Frequently asked questions

Are house prices going up in Bromley in October 2026?

Rightmove reports a 2.5% October rise in newly listed London asking prices, but this is not a Bromley specific figure. London asking prices were still 1.7% below last year. Bromley property values need to be assessed using comparable local homes and relevant completed sales.

What is happening to property prices in Kent?

The South East regional asking price index, which includes Kent, rose 0.9% in October 2026 and was 0.9% lower year on year. This does not mean that every part of Kent, or every type of property, experienced that movement.

How long does it take to sell a home in London?

Rightmove’s October regional figures show an average of 78 days to find a buyer across London. The South East regional average was 74 days. These are averages for securing a buyer, not promised timelines for exchanging contracts or completing a sale.

Should I reduce my asking price if I have not had viewings?

Not automatically. First review whether the listing is reaching suitable buyers, how the asking price compares with competing homes, whether the photographs and description communicate the home accurately, and the feedback received. If the evidence points to a pricing problem, a considered adjustment may be sensible.

Does the national average of £371,015 tell me what my property is worth?

No. That figure is the Great Britain average asking price of newly listed homes. It is not a valuation of a particular property in Catford, Beckenham, Bromley or Kent, and it is not the average completed selling price.

The Integra-Estates view

There is no need to pretend that October’s market conditions are easy, and no reason to suggest that good outcomes are impossible. The evidence points to a more selective market in which mortgage affordability, local competition and effective marketing play a significant role.

Our approach is to give homeowners a clear explanation of what the evidence says, what remains uncertain and how we would position their property. If you are considering selling in South East London or Kent, we would be pleased to provide an honest appraisal and discuss how to make the strongest possible start.

Sources and important context

Primary source: Rightmove House Price Index, October 2026.

Analysis and practical guidance: Integra-Estates, prepared 20 October 2026. Rightmove’s figures are national and regional indicators. No postcode level price changes, confirmed local transaction statistics or individual property sale outcomes are claimed in this article. Mortgage figures are an October snapshot and may change.