UK Property Market in Peril: What You Need to Know

Understanding the 18-Year Property Cycle: Navigating the UK Property Market

The 18-year property cycle is a concept that has significant implications for understanding the fluctuations in the UK property market. This cycle, coined by economist Fred Harrison based on 200 years of historic data, reveals a recurring pattern in property prices. By recognizing the phases of this cycle, investors and homeowners can better anticipate market changes and make informed decisions.

The Phases of the 18-Year Property Cycle

The property cycle is divided into several distinct phases: the recovery phase, the mid-cycle wobble, the explosive phase, the Winner’s curse, and the property crash. Each of these phases has unique characteristics and impacts on property prices.

Recovery Phase (7 Years)

Following a market crash, the property market enters a recovery phase, where prices gradually rise. This phase typically lasts around seven years, as seen after the 2008 financial crisis.

Mid-Cycle Wobble

After a period of steady growth, the market experiences a mid-cycle wobble. This temporary slowdown in price increases was evident around 2015 in the last cycle.

Explosive Phase

The market then enters an explosive phase, characterized by rapid price increases. From 2015 to 2022, the UK property market saw unprecedented growth in property values.

Winner’s Curse

At the peak of the explosive phase, the market reaches a point of irrational exuberance, where confidence is at an all-time high. Buyers overbid on properties, pushing prices to unsustainable levels. This phase is known as the Winner’s curse.

Property Crash

Following the peak, the market inevitably corrects itself, leading to a property crash. Prices begin to decline, marking the start of the next cycle.

The Current State of the UK Property Market

Recent data from Nationwide and the Bank of England indicate that the UK property market is currently experiencing a downturn. Following the explosive phase and the Winner’s curse, we are now in the midst of a property crash. This downturn is characterized by declining property prices and increased market uncertainty.

Immediate and Long-Term Implications of the Crash

Immediate Issues

For those who purchased properties at the peak of the market, the immediate concern is negative equity. Negative equity occurs when the value of a property falls below the outstanding mortgage balance. For example, if a homeowner bought a property for £100,000 with a 95% mortgage and the property’s value drops by 10%, the homeowner could end up with a mortgage balance higher than the property’s current value. This scenario poses significant financial risks, particularly if the homeowner needs to sell the property.

Long-Term Issues

In the long term, prospective buyers face a dilemma: should they buy now or wait for further price declines? Waiting could potentially allow buyers to purchase at lower prices, but predicting the exact bottom of the market is challenging. Historical data from the 2008 financial crisis shows that property prices dropped by approximately 25% from peak to trough. Current predictions suggest a possible 10% decline, which is less severe but still significant.

Analyzing House Prices and Market Trends

The cooling of house prices has been evident since April 2022. Year-on-year price increases have dropped from a high of 14% to just 1% in early 2023. Monthly declines have also been recorded, with a 0.6% decrease in January and a 0.3% decrease in December, indicating the onset of a property crash.

Different data sources provide varying perspectives on the market. The Office for National Statistics (ONS) offers the most accurate data but lags behind by a few months. Nationwide and Halifax indices, which track approved mortgages, show sharp drops in property prices, while Rightmove data on asking prices suggests a slight stabilization.

Mortgage Market Dynamics

The mortgage market has also undergone significant changes. Mortgage rates peaked at 6.5% for a two-year fixed-rate mortgage in late 2022 but have since started to decrease. However, rates are not expected to return to the sub-2% levels seen in recent years. Current mortgage rates hover around 5%, with predictions for further decreases as inflation stabilizes.

Higher mortgage rates increase monthly repayments significantly. For instance, a £250,000 house with a 10% deposit would have monthly repayments of £1,328 at a 5% interest rate, compared to £914 at a 2% rate. The current market environment, characterized by lower demand for mortgages, has prompted lenders to offer more competitive rates to attract borrowers.

The Impact of Inflation

Inflation plays a crucial role in the property market and mortgage rates. High inflation leads to higher bank rates, which in turn raise mortgage interest rates. Recent projections from the Bank of England indicate a decline in inflation from 9.7% to 3% over the next year, which could help stabilize mortgage rates.

The drivers of inflation include supply chain disruptions from the pandemic, increased demand, and geopolitical events such as the war in Ukraine. Energy prices, linked to inflation, have also contributed to higher costs. The rising cost of services, driven by wage increases, has further fueled inflation.

What Should Buyers and Investors Do?

The optimal strategy for navigating the property market depends on individual circumstances, whether one is a first-time buyer, mover, remortgager, or buy-to-let investor.

First-Time Buyers

First-time buyers have faced numerous challenges in recent years. With property prices now declining, it may be an opportune time to enter the market, especially if buyers can secure a property at a lower price. However, careful consideration of market trends and financial stability is essential.

Movers and Remortgagers

For those looking to move or remortgage, the decision hinges on current mortgage rates and future expectations. Securing a fixed-rate mortgage at a competitive rate may provide stability amid market fluctuations. Monitoring market trends and acting when favorable rates are available can be beneficial.

Buy-to-Let Investors

Buy-to-let investors should consider the long-term potential of their investments. While property prices may decline in the short term, the overall upward trend over the cycle suggests potential for long-term gains. Ensuring positive cash flow and managing risk through diversified investments can help mitigate market volatility.


Understanding the 18-year property cycle offers valuable insights into the UK property market. By recognizing the phases of the cycle and analyzing current market trends, buyers and investors can make informed decisions. While the property market is currently experiencing a downturn, careful planning and strategic investments can help navigate these challenges and capitalize on future opportunities


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