Why Your Home Won’t Sell... The Overpricing Nightmare.
Overpricing is costing Derbyshire homeowners thousands. Nearly 40% of sellers in 2025 failed to move. Not because the local property market collapsed, but because they launched the price too high. In today’s competitive property market, strategy beats optimism. In my 'ranty' blog, I lay out the honest truth about pricing right from the off...
Let’s have a frank conversation...
If your home isn’t selling in Derby right now, there’s usually one reason.
It’s not the government.
It’s not interest rates.
It’s not “the market being dead.”
It’s the price.
And in today’s Derby property market, overpricing isn’t just optimistic, it’s expensive, and the stats prove it.
The Market Isn’t Broken. It’s Competitive.
National house price growth is sitting around 2.5%. Not booming. Not crashing. Just steady.
There were 663,000 homes for sale across the UK in January, significantly higher than the 559,000 pre-Covid average. Buyers have choice again.
And here in Derby?
January 2024: 313 homes sold STC
January 2026: 383 homes sold STC
That’s a 22.4% increase.
But here’s the bit many sellers ignore:
January 2024: 1,937 homes for sale in Derby
January 2026: 2,215 homes for sale
More sales, yes. But also far more competition.
This is no longer a “stick a price on it and hope” market. If you want to achieve the best result, pricing strategy matters more than ever.
As a leading estate agent in Derby, I can tell you this: buyers are sharper, faster and far less forgiving.
The Overpricing Trap (And Why It’s Costing Derby Sellers Thousands)
Buyers search within budgets. If you price above comparable homes, you don’t even get shortlisted. You get filtered out.
And when a property lingers on the portals? Doubt creeps in. Buyers assume something’s wrong. Even if there isn’t.
Here’s what the data says:
In 2025, only 55.4% of UK homes listed actually completed. Nearly half didn’t move.
If your home hasn’t secured a buyer by week 12, your chance of selling drops to just 14.5%.
Agree a sale within 25 days? You’ve got a 94% chance of completing.
Agree a sale after 100 days? That drops to 56%.
Speed isn’t luck, it’s pricing.
And here’s the kicker: Homes that don’t reduce their price are 135% more likely to complete than those that do. They sell faster, fall through less, and preserve more equity.
This is why an accurate house valuation in Derby isn’t about flattery. It’s about strategy.
Derby’s Reality Check
Here are some relevant 2025 figures...
7,321 Derby homes left estate agents’ books.
4,229 completed.
2,826 were withdrawn unsold.
That means just 59.94% of Derby homeowners who listed actually moved.
Four in ten didn’t. That isn’t a “market crash.” That’s poor positioning.
And before you think you’ll just switch agents if it doesn’t work…
Only 6.9% of UK homes sell with a second estate agent.
Once your home becomes stale, it becomes a problem listing. And it takes a very particular approach to fix that.
The Bit That Really Frustrates Me
Some estate agency chains are STILL valuing high to win instructions.
They secure the listing.
Tie you into 20–26 week sole agency contracts.
Then gradually talk you down.
By the time reality sets in, your best launch window has gone.
Worse still? Some models reward staff for listings, not completions.
That’s not how we operate at Cope & Co. As a trusted Derby estate agent, our job isn’t to list your home.
It’s to sell it.
There’s a difference.
Correct pricing isn’t about being conservative. It’s about being competitive.
What Happens If You Get It Right?
Price correctly from day one and you...
✔ Generate momentum
✔ Attract serious buyers
✔ Reduce fall-through risk
✔ Protect your equity
✔ Move on your timeline
In a stabilising market like Derby’s, strategy wins.
The outlook is steady. Interest rates are expected to gradually reduce towards 3–3.5% by late 2026. Wage growth has been outpacing inflation. Demand fundamentals remain sound.
But none of that saves an overpriced property.
If you’re thinking of selling and want a straight-talking, data-led appraisal, and not an inflated promise, let’s have a conversation.
Because in this market, realism beats optimism every single time.
