Intro / Welcome

August’s here, while the gardens are looking thirsty, the property market is anything but. With mortgage rates starting to edge down and summer viewings in full swing, it’s a month where sellers can either shine… or sweat.

This issue dives into whether estate agents are overhyping prices, shares one seller’s real story from Hampton to Stamford, and gives you tips to keep your home (and your sanity) cool while buyers walk through.

Grab a cuppa let’s get started.

Are Estate Agents Overvaluing Homes to Win Instructions?

It’s a classic accusation: “My neighbour’s house was put on at £350k — the agent promised it would fly… it sat there for months.”

In Peterborough and surrounding towns, whispers are growing that some agents are deliberately pushing asking prices higher to win instructions from sellers.

The pitch? “We can get you more than anyone else.” The reality?

Weeks on the market, awkward price drops, and buyers wondering what’s wrong with the property.

The Case For:

Supporters say agents know their patch better than Zoopla’s algorithms. A bullish price anchors negotiations higher even if a cut is needed later. Plus, if a buyer falls in love, who’s to say they won’t stretch?

The Case Against:

Critics argue over-pricing is a recipe for stale listings.

 “The longer your home sits unsold, the more it loses value in buyers’ eyes,” says one local seller who eventually dropped £25k to get offers.

Some suggest it’s less about market expertise, more about winning business at any cost.

Middle Ground:
Many sellers now seek two or three valuations, then average them. Others turn to online agents for transparency though these come with their own trade-offs.

What do you think?

Did your agent pitch high to win your instruction and did it pay off or backfire?

Hit reply and share your story for next issue.

When the Turner family decided to swap their four-bed in Hampton for a Georgian townhouse in Stamford, they expected the move to be stressful.

What they didn’t expect was to become “mini-experts” in how to sell smart in a cooling summer market.

Their strategy?

• Pre-sale prep: They spent £500 on a decorator to freshen up walls in neutral tones and had carpets professionally cleaned.

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• Price realism: Their agent suggested £365k. Online estimates said £375k. They listed at £365k and had two offers in the first fortnight.

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• Flexibility: Weekend viewings were non-negotiable. They hosted four groups across two Saturdays and landed their buyer from those sessions.

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The lesson: Presentation and pragmatism beat blind optimism. While other similar homes lingered unsold, the Turners were under offer within three weeks.

“We didn’t chase the extra £10k that online tools promised. We wanted a fair sale, fast. It worked.” — Sarah Turner

 

Have you sold recently or are you planning to?

Would you price at the top of the range and wait it out, or take the agent’s cautious advice? Hit reply and share your story we may feature it next issue.

A Summer Window of Opportunity

Rates are edging down — but will it last?

After months of doom and gloom, August brought a flicker of relief for borrowers.

Average 5-year fixed rates dipped below 6% for the first time since May, and some high-street lenders launched limited “summer special” deals.

• Who benefits: Remortgagers coming off 2-year fixes in 2021 (when rates were under 2%) are still facing a shock but a smaller one than feared.

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• First-time buyers: Some brokers say affordability tests are easing slightly, making mortgages just within reach for households previously locked out.

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• Uncertainty ahead: With inflation still sticky, the Bank of England isn’t done watching the markets. A single bad data point could see rates creep back up.

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If your deal was ending tomorrow, would you lock in now or gamble on further drops?

QUICK STAT

£265,000 — the average Peterborough home price this summer.
That’s 2% lower than last year, but still 36% higher than 2015.

Market Snapshot: Peterborough August 2025

Average asking prices in Peterborough have nudged up 1.2% since June, with three-bed semis around £250,000–£260,000 still the sweet spot.

New-builds on the city’s edge are attracting families priced out of Cambridge, while central terraces remain popular with first-time buyers.

Neil Stephenson, Director at FitzJohn Estate Agents, told us:

“We’re seeing a real split in demand. Families are laser-focused on school catchments, while younger professionals want fast access to the A1 or the train to London. Sellers who can highlight both good schools and good transport are achieving the strongest offers.”

 

Local conveyancers also report faster completions this month, with chains moving more smoothly as mortgage rates ease.

School Catchments vs. Transport Links

What today’s buyers really chase when they’re choosing a postcode.

Parents are still prepared to pay a premium for the right school gates in some Peterborough postcodes, that’s up to £20k extra compared with the next street over.

But young professionals are pushing in the other direction, paying more for homes within a short walk of the train station or a quick bus into the city centre.

Estate agents say it’s creating a “split market”:

• Families: eyeing Hampton Gardens, Werrington, and Nene Park catchments.

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• Commuters: snapping up terraces near Peterborough station, even at higher £/sq ft.

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Why it matters: If you’re selling, know who your likely buyer is. A 3-bed semi near a school sells to parents; a flat near the station sells to commuters. Price and stage accordingly.

Would you pay more for school catchment or faster commutes? Hit reply  we’ll publish the best answers.

Practical Staging Tip: Keep It Cool for Summer Viewings

August can be a tough month to show a home. Buyers arrive hot, bothered, and half-distracted by the school holidays. A few small tricks can make your home feel like a calm oasis:

• Open strategically: Don’t fling every window open. Instead, open opposite ones to create a gentle cross-breeze.

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• Shade matters: Close curtains or blinds on the sunniest side to stop rooms turning into saunas.

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• Cool scents: Swap heavy candles for fresh notes — think citrus or lavender.

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• Refreshments: A jug of iced water on the kitchen counter costs pennies but feels welcoming.

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Impact: Buyers linger longer in a home that feels comfortable. In a competitive market, that extra five minutes can be the difference between a viewing and an offer.

“We nearly lost a buyer when the house felt stuffy. A fan and a spritz of linen spray fixed it.” — Cassie, Werrington

 

Have you got a favourite hack to keep your home cool during heatwaves?

Share it we’ll publish the best reader ideas in September.

Did you know homes with a view of Peterborough Cathedral often sell for more than similar homes just a few streets away?

 Local agents say buyers are willing to pay a premium for the postcard-perfect skyline even if it comes with chiming bells at 7am on a Sunday.

It’s proof that sometimes, emotion trumps square footage when buyers choose a home.

3 Fast Fixes Before Your First Viewing

Selling doesn’t always need a major budget — a few small tweaks can boost first impressions instantly:

• Lighting check: Swap out any dim bulbs and throw curtains wide. Bright rooms feel bigger.

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• Front door love: A quick wipe, new doormat, or even a hanging basket makes buyers smile before they step inside.

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• Kitchen clear: Even if you love your coffee machine collection, tuck it away. Clean, open surfaces photograph and sell better.

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Try these the night before your agent’s photographer arrives.

Peterborough Riverside Homes: Why the View Adds Value

From Thorpe Meadows to Orton Mere, riverside living has become one of Peterborough’s quiet premium markets.

• Families love weekend walks along the Nene and easy access to Ferry Meadows.

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• Commuters see the value in a peaceful retreat just minutes from the A1 and the station.

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• Investors note that riverside rentals command 10–15% more than similar houses set back a street or two.

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Estate agents say buyers pay a “lifestyle premium” for that water view  not just the bricks.

“Would you pay more for a riverside view in Peterborough?

Locals say it’s worth the premium do you agree?”

That's A Wrap

Thanks for reading the August edition of *Home Seller Insider*.  
Next week, we’ll be digging into whether sellers should offer perks (like paying buyers’ fees) to get deals done quicker.  

📩 Got a story or question? Reply to this email — we’d love to feature you.  

— The *Home Seller Insider* Team  

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