Asking prices have risen 11.6% above AVM market values
The gap between valuation and asking prices has more than doubled in the past year as asking prices have risen to 11.6% above their independent automated valuation model (AVM) market value, according to TwentyCi’s latest Property and Homemover Report (Q2 2026). The gap has risen from 5.7% in Q2 2025.
Share of those 10% or above increases
The report shows that the share of UK properties listed at 10% or more above their true market value has increased by 9.7% year-on-year. The East of England has witnessed the most dramatic surge, with the volume of properties overpriced by 10% or more jumping by 19.3% compared to last year.
Outer London (17.8%) and the South East (16.7%) both also saw significant growth in overpricing.
Conversely, Inner London and the North East have bucked the national trend, displaying price corrections that align more closely with actual market values.
“While a busy market is always welcome, this widening gap between what sellers want and what properties are actually worth should serve as a clear warning sign for the lending community,” said Colin Bradshaw, CEO at TwentyCi.
“If listing prices drift too far from independent AVM values, down-valuations will inevitably spike. For lenders, this means clogged pipelines, increased administration, and higher fall-through rates. Relying solely on listing-led indicators right now is a risk; robust, independent valuation data has never been more critical to protect lending security.”
