NW11 vs NW4: What did the summer property market reveal?
Our latest Q3 figures reveal two different stories across NW London. NW11 recorded its highest third-quarter supply in six years, while Hendon saw a quieter summer with fewer sales agreed. What does this mean for local buyers and sellers? Read our latest market update for the figures, the trends and our advice on pricing your property.
The latest figures from Moreland Estate Agents reveal two slightly different stories across NW11 and NW4. While both areas have seen buyers taking their time and carefully weighing up their options, the number of homes available and the level of sales activity vary between the two markets.
Our Q3 review covers July to September 2026 and looks at property supply, agreed sales, pricing and what the figures mean for anyone considering a move.
NW11: More choice, but buyers are still committing
Across Golders Green, Hampstead Garden Suburb and Temple Fortune, an average of 492 homes were available for sale each month during Q3. This was the highest third-quarter figure in six years, 20% above the six-year average.
Despite this increased competition, buyer activity remained encouraging. There were 82 sales agreed during the quarter, almost unchanged from the 83 recorded in the same period last year and 6.5% above the six-year average.
This suggests that buyers have not disappeared from the market. Rather, with more properties to choose from, they can afford to be selective and take their time before making a decision.
What are prices telling us?
The figures show a difference between the properties coming onto the market and those attracting buyers.
New listings had an average asking price of approximately £1.2 million, almost 10% lower than a year earlier. Meanwhile, properties going under offer had an average asking price of approximately £1.1 million, nearly 6% higher than the previous year.
These figures relate to different groups of properties, so they should not be read as a direct measure of price growth. However, they highlight the importance of understanding what buyers are actually responding to, rather than relying solely on the prices of competing listings.
There were also fewer price reductions than in the previous summer, suggesting that some sellers are taking a more realistic approach from the outset.
The message for NW11 sellers: demand remains present, but with almost 500 homes competing for attention, a well-considered asking price and strong presentation are essential.
NW4: Supply eases, but buyers are more cautious
Hendon experienced a quieter summer. An average of 540 homes were available each month during Q3, down 4.6% on the previous summer. However, supply remained 11.6% above the six-year quarterly average.
There were 69 sales agreed, 13.8% fewer than in Q3 2025 and 12.7% below the spring quarter. This was also slightly below the longer-term pattern of activity, with the six-year average standing at 67 sales.
Although the number of homes available has begun to ease, buyer activity has slowed more noticeably. Buyers are still looking, but many are taking longer to decide and negotiating carefully.
Flats and houses are facing different challenges
The type of property can make a considerable difference in this market.
Flats, particularly in newer developments, may face additional scrutiny from buyers concerned about service charges, ground rent and lease length. These details can influence affordability and mortgageability, making clear documentation especially important.
Family houses in established residential streets may appeal to a different group of buyers, particularly those prioritising space, schools, transport and access to green spaces.
The latest figures also show that sellers are adjusting their expectations. Asking prices for new listings averaged around £590 per square foot, 7.2% below the previous year, while the values of homes going under offer were relatively stable compared with the spring.
The message for NW4 sellers: the market is still moving, but pricing, presentation and having the right information available can make a real difference to how buyers respond.
What do the two markets have in common?
Although NW11 and NW4 are behaving differently, three themes stand out from the latest figures.
1. Buyers have more choice. In both areas, the number of homes available remains above the longer-term average. Buyers can compare properties carefully, so sellers need to understand their competition.
2. Realistic pricing matters. An asking price should reflect recent comparable sales, the condition and features of the property, and what else is available locally. Starting too high can mean fewer viewings, later reductions or, ultimately, withdrawing from the market.
3. Preparation can help avoid delays. Having property information and legal paperwork organised early can help identify potential issues before they hold up a transaction. Clear information about leasehold costs, alterations and relevant certificates can also help buyers make informed decisions.
What should sellers do next?
If you are considering selling in Golders Green, Hampstead Garden Suburb, Temple Fortune or Hendon, or surrounding areas, the first step is to understand where your property sits in the current market.
At Moreland, we look beyond the headline figures. We consider recent comparable sales, competing properties, buyer feedback and the particular features that make each home appealing.
We can then recommend an appropriate strategy, whether that means setting a market-value asking price, using an Offers Over approach where suitable, or considering a more ambitious price where there is evidence to support it.
Our aim is to give you a clear picture of the market and a practical plan for your next move.
Thinking of selling?
The Q3 figures show that buyers are still active in NW11 and NW4, but success depends on understanding local conditions and setting realistic expectations.
If you would like to know how your property compares with others currently on the market, Moreland Estate Agents would be happy to help.
Call us on 020 8381 4970 or click below to book a valuation.
*Source: Moreland Estate Agents' Q3 2026 property market reports for NW11 and NW4, covering July to September 2026.*