Properties valued at £2 million or more are taking more than twice as long to sell as cheaper homes, according to new research from TwentyCi which raises questions about property liquidity and its implications for mortgage security.
The property market intelligence provider’s Property & Homemover Report for the third quarter of 2026 found that just 25% of homes priced at £2 million or above which reached an outcome during the period were sold, compared with 53.1% of properties below that threshold.
Among properties that found buyers, the median time to sale was 86 days in the higher-value market, against 41 days for homes priced below £2 million.
The research also identified deteriorating conditions in the flats market, particularly in London, where the likelihood of securing a buyer is substantially below the national average.
FLAT SALES FACE GROWING PRESSURE
Across the UK, TwentyCi estimates that 41.2% of flats marketed in 2026 are likely to sell, down from 44.2% in 2025 and 54.2% in 2022.
The position is considerably weaker in the capital. In Inner London, the proportion of flats likely to sell stands at just 27.2%, rising to 30.7% in Outer London.
The figures point to significant differences in market liquidity between property types and locations, with potential consequences for lenders assessing the suitability of residential assets as mortgage security.
Although valuations remain central to lending decisions, the findings suggest that the likelihood of achieving a sale, the time required to find a buyer and the eventual selling price may provide additional insight into the risks associated with individual properties.
PRICE DISCOUNTS ADD TO LENDING CONSIDERATIONS
TwentyCi’s analysis also found that properties valued above £2 million which completed a sale achieved an average of 90.5% of their original asking price, compared with 96.3% for homes below £2 million.
However, the company cautioned against drawing firm conclusions from the high-value pricing data, which was based on just 27 completions during the quarter.
The differences could be relevant to lenders considering potential recovery periods, exposure to particular market segments and the ability to realise the value of security if a borrower defaults.
They do not necessarily indicate that expensive homes or flats represent unsuitable security, but suggest that market liquidity warrants consideration alongside conventional valuation measures.
Colin Bradshaw, chief executive of TwentyCi, said: “The housing market cannot be understood through headline transaction volumes or average property prices alone. Our latest research highlights how sharply the likelihood and speed of a sale can vary, with flats facing increasing challenges and properties at the top end of the market taking considerably longer to find buyers.
“For mortgage lenders, this reinforces the importance of understanding the dynamics of the individual property and its local market when assessing security. A valuation provides an essential benchmark, but insight into current supply, demand and selling times can add another valuable dimension to understanding the risks associated with a property.”
The findings are included in TwentyCi’s Property & Homemover Report – Q3 2026, which draws on property change data covering 99.6% of UK residential sale and rental transactions.
