Category: Selling my Property

Posted on

Selby Property Market – What’s Really Happening This Month

Selby property market insights for the month oct-nov 2025
Selby property market insights for the month oct-nov 2025

What’s Really Happening in the Selby Property Market This Month

If you live in Selby, Brayton, Barlby or the neighbouring YO8/YO19 villages, it’s more important than ever to understand what’s actually happening in the property market — not national headlines, but real, local numbers.

Over the last 30 days, the Selby area has seen a mix of steady demand, careful pricing, and a clear divide between well-presented homes and those that need work. This update blends true YO8 market data, local viewing trends, and practical interpretation to help you decide whether now is the right time to sell, buy, or simply monitor the market.

Local Snapshot — The Hard Numbers (YO8, Last 30 Days)

Here’s what’s happened right here in YO8 over the past month:

📌 423 properties were available on Rightmove

A healthy marketplace — enough choice for buyers, but not so much that sellers are overshadowed.

📌 94 newly listed

This is a strong flow of fresh stock, especially heading into the late autumn season.

📌 73 sold

Roughly 1 in 6 available homes are securing a buyer — a sign of underlying demand, particularly for well-presented homes.

📌 52 price reductions (average reduction: 6.73%)

This tells a very clear story:
Price sensitivity is high, and the market is punishing overpricing.

📌 203 properties have been on the market 12+ weeks

These are sticking longer than normal, with an average of 236 days on the market — nearly eight months.

This dataset alone shows the two-speed market we’re experiencing:
Homes priced correctly are selling. Homes that miss the mark are sitting.

What’s Getting the Most Attention Right Now

Across Selby, Brayton and Barlby, viewing levels remain solid — but they are not evenly spread.

🏡 Family homes within a 20-minute radius of Selby town centre

These continue to perform best, attracting strong mid-week and Saturday viewing numbers.

🏠 Well-presented semis in Brayton & Barlby

These are booking viewings quickly if the photography, floorplan and price are right.

🌳 Village homes in Escrick, Riccall & Wheldrake

Still drawing lifestyle-focused buyers, often relocating for space, schools and a slower pace.

Two Trends Buyers & Sellers Need to Understand

1. The split between price bands is widening

  • Under £300k: Modernised homes (updated kitchens/bathrooms) are moving quickest.

  • Over £500k: Buyers are more selective — the viewing pool is smaller, and correct pricing is essential.

2. Presentation now changes the outcome

Homes with strong, bright photography and clear floor-plans generate 40–60% more online engagement locally.

And that engagement directly predicts the number of viewings in the first 14 days — the most important window for securing premium offers.

Why This Matters (for Buyers & Sellers)

📌 For Sellers

The market is rewarding accuracy and presentation:

  • Overpricing leads to fewer viewings → which leads to reductions → which leads to weaker offers.

  • Properties priced to market and launched professionally attract active buyers within the first 2–3 weeks.

Given that 203 homes locally have been stuck 12+ weeks, the advantage goes to sellers who get it right from day one.

📌 For Buyers

The opportunities are on the homes that need a light refresh.
Properties needing simple cosmetic work often have lower competition and negotiate more flexibly.

Have your decision-making ready — mortgage AIP, local solicitor, and a sense of what you won’t compromise on.

Local Hotspots This Month

Selby town centre

Always reliable — ideal for commuters, first-time buyers & young families.

Brayton and Barlby

Strong schooling, quick Selby access — consistently one of the most active areas.

Escrick / Riccall / Wheldrake

Highly desirable lifestyle villages with premium demand.

Practical Tips for November/December

If you’re selling:

  • Book a professional valuation (free with me).

  • Use high-quality photos & floor-plans.

  • Launch at a price that invites early viewings — momentum matters.

If you’re buying:

  • Have your mortgage AIP ready.

  • Shortlist your preferred villages/streets.

  • Move quickly on anything well-priced.

If you’re not moving yet:

  • Keep an eye on your street-level sold prices.

  • They give a far more accurate picture than national averages.

What to Watch Over the Next 4–8 Weeks

  • Mortgage rate updates — even small changes shift buyer urgency.

  • Budget — sellers and buyers will be keeping a keen eye on the budget – with implications for stamp duty overhaul and possible tax implications for property over 2 million, it could have a direct impact on pricing, especially on properties over £500,000.
  •  

  • New-build releases — can temporarily absorb buyer demand.

  • Seasonal slowdown — late December always calms; early January always rebounds.

Final Thoughts

If you’re wondering what your home would realistically achieve in the current Selby market — not a guess, not a generic online estimate — I’m happy to give you a clear, honest opinion.

No pressure. No scripts.
Just local expertise.

➡️ Book a free valuation or DM me at @imovedwithsimon.

Posted on

Escrick Estate Agent: Bespoke & Personal

Social media links for imoved with simon

Welcome to Escrick — and to Your Trusted Local Agent Simon Anley

If you’re considering buying or selling a property in Escrick (or the surrounding villages and countryside), I’m your local, dedicated agent via iMoved.co.uk, and I’m proud to say I cover this lovely area personally. With competitive fees, deep local knowledge, and a client-first approach, I aim to make your next property move as seamless as possible.

Let me tell you a bit about Escrick, what makes it such a great place to live, and how I can help you make the most of the local market.

All with a fee of just 0.8 %*

Instant Home Valuation - Selby
Free Home Valuation - Selby - In person

Discover Escrick: Heritage, Character & Community

Location & Landscape

Escrick is a village and civil parish in North Yorkshire, situated roughly between York and Selby on the A19 road. It lies about 7 miles south of York and 7 miles north of Selby (or “equidistant” between them). Much of the village lies within a conservation area, surrounded by parkland, woodland walks, and the grounds of Escrick Park Estate, which has been under the stewardship of the Forbes Adam / Thompson / Lawley interests for centuries. The estate undertakes conservation, property development, rideways, and the like, making it an important landowner and influence in the area.

History & Interest

The name “Escrick” is thought to derive from Old Norse, meaning something like “ash ridge”, reflecting its location on a terminal moraine ridge (left by retreating glaciers). An intriguing piece of local archaeology is the Escrick Ring — a gold and glass cloisonné ring from the 5th or 6th century, found in 2009 in a field near Escrick and now held by the Yorkshire Museum.

Historic buildings include Escrick Hall (former seat of the estate, later school use) and St Helen’s Church, rebuilt in the Victorian Gothic style in 1783 (or ~1857) under the patronage of the estate. Within the grounds of the park is the Garden Temple (Escrick Park Temple), a classical folly likely built between the mid-18th century and circa 1825.


Village Life & Amenities

Escrick has around 370–380 households and over 1,100 residents. The housing mix includes historic cottages, estate houses, more modern homes, and properties within the conservation area that command premium appeal. In the village you’ll find a primary school, pre-school, village hall, social club (Escrick & Deighton Club), the Parsonage Hotel & Spa, a pharmacy/doctor’s surgery, and restaurant options (e.g. Sang Thai)

The social calendar is active: fairs, quiz nights, carols on the green, the Escrick 10k run, dinner on the green, and many local clubs (Women’s Institute, tennis, swimming, heritage, etc.). Infrastructure: The village does not have mains gas, so many properties heat via oil or electric systems. Transport: Escrick once had its railway station (on the East Coast main line), but this location closed to passengers in 1953 and completely in 1961. Local governance: The Escrick Parish Council handles local matters (playground, lights, village green maintenance, planning input), while broader services fall under North Yorkshire Council.

All of this gives Escrick that rare blend of rural charm, historic pedigree, and green surroundings — yet with strong links to York and convenient access to broader services.

Why Choose Me as Your Personal Agent via iMoved

I’m Local — Not “One of Many”

Rather than being a generic “branch” agent who covers a wide swathe, I look after Escrick and its environs. That means I’m attuned to every nuance: which roads flood, which houses need certain disclaimers, what kind of buyer appeal local features bring, and even which style of photograph will show each property to best effect. Because I live and work in the area, your property gets priority — I know the neighbourhood intimately.

Selby Estate Agent - Simon Anley

Full-Service, Transparent, Client-Focused

As part of the iMoved network, my service includes:

  • I provide professional photography, videography, and floor plans.

  • Listing on portals (Rightmove and Zoopla)

  • Marketing, property brochures, social media exposure

  • Handling all viewings personally.

  • Negotiation of offers, buyer vetting, progression, liaison with solicitors

  • Regular updates and full transparency with feedback & progress

Because I’m not a “high-street branch” with large overheads, I can offer a more streamlined, client-first experience – without passing large fixed costs on to you.

Competitive & Clear Fees: 0.8 %

One of my standout advantages is my low, transparent commission rate: just 0.8 % of the final sale price. No hidden charges. No inflated marketing add-ons. No surprises.

To put that in perspective:

  • Most traditional agents’ fees in the UK fall between 0.9 % and 3.6 % (including VAT) — meaning that on a typical sale, owners might be paying thousands more than necessary. 

  • A fee of 0.8 % is widely regarded as excellent, especially when it still includes full professional services (photography, floor plans, portal listings, viewings, and negotiation). MoneySavingExpert Forum

I keep costs low and work efficiently without sacrificing service; you still receive full exposure, strong marketing, and my personal care at every step of the process.

You Get Value, Not Volume

I don’t promise to take 100 properties on. I prefer to manage fewer listings but perform for each one. That means:

  • Your listing isn’t lost in a sea of properties

  • You get responsive service, prompt follow-up, and dedicated attention

  • Every property I take gets premium marketing resources

What I Can Do for You — Whether You’re Selling or Buying

If You’re Selling

  • Free Market Appraisal & Strategy: I will provide a no-obligation valuation based on comparable recent sales in the area, local market trends, and your property’s unique features.

  • Tailored Marketing Plan: I’ll advise which marketing tools will deliver the best return (i.e., premium listing, 3D tours, etc.) and invest where it makes sense.

  • Maximising Price: Because I’m local, I know the features buyers love (e.g., views, garden orientation, parking) and will highlight them.

  • Qualified Viewings: I’ll vet prospective buyers to avoid wasting time and ensure serious candidates.

  • Negotiation Expertise: I present offers strategically, manage counteroffers, and push for favourable terms.

  • Smooth Process Management: Liaising with solicitors, buyers, surveyors, and all parties to drive the sale through to completion.

If You’re Buying

  • Early Access: I often learn of new listings or “off-market” opportunities before public release.

  • Local Insight: I can provide advice on specific quirks of micro-neighbourhoods, such as noise levels, drainage issues, and viewing routes that larger agents might overlook.

  • Managed Viewings: I’ll coordinate visits, accompany every viewing, and help you compare buyers.

  • Progression Support: Once you accept an offer, I’ll help you through surveys, legal exchange, and completion to reduce stress.

Why the 0.8 % Fee Makes Sense in Escrick

  • Lower cost, better returns: On a property of, say, £400,000, a traditional agent charging 1.5 % would take £6,000 (plus VAT). At 0.8 %, my fee for the same property is just £3,200. That leaves you better off by thousands — money that stays in your pocket.

  • High volume not required: Because I don’t need large fixed overheads (big offices, many staff), I can flourish on modest volumes with excellent margins.

  • Better alignment: My incentive is to get you the best price, not to churn listings. Our goals align because your sale determines my income.

  • Competitive advantage: In a local market, lower fees can help you attract more attention—and more sellers are thankful for a premium service at a fairer cost.

  • Transparency: No hidden extras, no marketing “add-ons” lists, no surprise extras at the end. What you see is what you get.

Recent & Upcoming Developments to Watch

  • There was a proposal to build a 4,000-home new settlement called “Heronby” adjacent to Escrick (within ~660 yards), as a regional growth plan. The initial plan was rejected in early 2024 amid local opposition. Wikipedia

  • However, it is widely predicted to be re-submitted in some form. If new housing is approved, it could shift demand and values locally. Wikipedia

  • The Estate (Escrick Park) engages in development and diversification projects (weddings, rideways, and lettable properties) — which means that as a local market, there is active change. escrick.com

  • Conservation status and planning restrictions in and around the village mean that properties inside the conservation area or with listed elements require specialist handling — something I have experience with locally.

Because I live nearby and cover this area specifically, I stay ahead of planning decisions, emerging schemes, and changes in infrastructure that may affect property value.

A Few Words “About Me”

  • I’m a dedicated, hands-on estate agent who believes in putting my clients first.

  • My business is built on trust, transparency, and results — I believe in letting outcomes speak louder than promises.

  • Having chosen to specialise in YO8 & YO19, I’m not distracted by distant territories — your property gets full focus.

  • I stay up to date on valuations, legal changes, mortgage trends, and local planning so I can provide insight, not just listings.

  • I will always communicate clearly, provide regular updates, and explain each step (no jargon or surprises).

Why Now Might Be a Great Time

  • The property market in villages such as Escrick often sees pent-up demand: buyers who want peace and green surroundings while remaining within commutable distance to York or other nodes.

  • With interest rates and mortgage availability constantly shifting, some sellers are motivated, creating opportunities for serious buyers.

  • Because many agents are pulled in many directions, listings in niche villages like Escrick often do better when handled by a specialist who knows the area.

  • Lower fees give you more margin to invest in property improvements or letting costs, or simply keep more of your proceeds.

How to Get Started

  1. Contact me for a free, no-obligation valuation — I’ll come to your property (or use my local knowledge in advance), assess accurately, and suggest a recommended listing price based on the current comparable sales.

  2. We’ll agree on marketing strategy: what level of features you want (3D, video, premium listing), timeline expectations, and target audiences.

  3. We’ll sign a simple agreement (with my 0.8 % commission clearly stated) — I’m happy to be transparent about exactly what’s included.

  4. I’ll handle the listing, marketing, viewings, negotiation, and progression — with you involved at each key decision point.

  5. We aim to achieve the best possible price and a smooth path to completion.

If you’re considering selling, buying, or just want to explore your options — whether in Escrick, or neighbouring villages like Deighton, Acaster Selby, or beyond — I’m here to help.

Let me be your local estate agent in Escrick: someone you can rely on, who knows your area inside out, charges a fair fee, and works tirelessly to get you the result you deserve.

Contact me today — let’s talk about your property, your plans, and how we can make your next move stress-free and rewarding.

Instant Home Valuation - Selby
Free Home Valuation - Selby - In person
Posted on

Do I need an EPC

Buy-epc-selby-north-yorkshire
Buy-epc-selby-north-yorkshire

An Energy Performance Certificate (EPC) is a vital document required when selling a property in the United Kingdom. It provides prospective buyers with valuable information about a property’s energy efficiency and environmental impact. This certificate is instrumental in enabling potential buyers to make informed decisions, encourages energy-efficient practices, and contributes to the broader goal of reducing greenhouse gas emissions and combating climate change.

In this article, we will delve into the significance of an EPC, its components, and the impact it can have on your property’s marketability.

An EPC is a standardised report that assesses a building’s energy performance. It assigns a rating from A (most energy-efficient) to G (least efficient) based on various factors, including insulation, heating systems, lighting, and overall energy consumption. The certificate includes detailed information about a property’s current energy efficiency and recommendations for improving it. This transparency empowers potential buyers to gauge the long-term costs associated with energy consumption and maintenance, thus facilitating more informed purchasing decisions.

In the UK, it is mandatory for sellers to provide an EPC to potential buyers. The rationale behind this requirement is to create greater transparency and encourage sustainable building practices. Legislation often stipulates that an EPC must be available from the outset of marketing a property. Failure to comply with this legal obligation may lead to financial penalties or delay the sale process, causing unnecessary stress for both the seller and buyer.

For prospective buyers, an EPC acts as a valuable tool. It enables them to compare different properties based on their energy efficiency and expected energy costs. Armed with this information, buyers can make better-informed choices about their investment. Additionally, an EPC may influence buyers’ decisions by highlighting potential savings on energy bills in more efficient properties, motivating them to opt for greener homes that align with their environmental values.

Having a good EPC rating can enhance your property’s marketability. Energy-efficient homes often attract more interest from potential buyers, who may be willing to pay a premium for properties with lower running costs. Additionally, as governments worldwide continue to prioritize sustainability and energy efficiency, properties with high EPC ratings are likely to hold their value better in the long term.

Beyond the immediate benefits to buyers and sellers, EPCs play a crucial role in promoting sustainable living and reducing carbon emissions. By raising awareness about energy efficiency and providing clear recommendations for improvement, EPCs encourage homeowners to make greener choices, such as investing in better insulation, renewable energy sources, and energy-efficient appliances.

In conclusion, an Energy Performance Certificate is an indispensable tool when selling a property. By offering crucial insights into a building’s energy efficiency and potential for savings, it empowers buyers to make informed decisions and encourages sustainable living practices. From a seller’s perspective, a favorable EPC rating can enhance marketability, attract more buyers, and potentially increase the property’s value. Beyond its immediate impacts, the EPC also contributes to broader environmental goals by promoting energy-efficient homes and supporting efforts to combat climate change. As such, obtaining an EPC is a legal requirement that benefits both sellers and buyers while fostering a greener and more sustainable future.

Most EPC certificates last for 10 years from the date of issue. You can check to see if you need a new certificate by searching below.

Search EPC

IF You Need To Purchase an EPC Just Click Below