On this page
- of new homes for sale are listed below their first price
- 4%
- the middle cut, on the homes that were cut
- 3.4%
- taken off asking prices, all reduced homes together
- £14.7 million
- price cuts made in the last six months
- 183
The short answer
House price indices tell you what homes sold for, months after the sale. They cannot tell you what a builder is asking today, or whether that asking price has moved since the home was first listed. We can, because NewHomeSearch reads every new home for sale in England each day, from the builders' own websites and the listings portals, and keeps its price history.
Today 804 of the 19,923 homes for sale are listed below the price they first went on sale at: 4% of the market, or about 1 in 25. Over the last six months builders cut prices more often than they raised them: 183 cuts against 27 rises on the homes still for sale.
So the honest answer is that some new build prices are falling and most are not. A cut is concentrated in particular homes: the ones that have been on sale longest, in particular regions, from particular builders. The rest of this article shows where.
How many new build homes have had their price cut
Most reduced homes are cut by a small amount. The middle cut is 3.4%, which on the homes that were cut is £15,000. Across every reduced home the cuts add up to £14,749,804.
Source: NewHomeSearch listings: every new home for sale in England, read 12 November 2026.
Show the figures
| Cut | Homes | Share of reduced homes |
|---|---|---|
| Under 2% | 172 | 21.4% |
| 2% to 5% | 379 | 47.1% |
| 5% to 10% | 203 | 25.2% |
| 10% or more | 50 | 6.2% |
253 homes are down by 5% or more, and 50 by 10% or more. Those deep cuts are the ones worth finding: they are usually the last homes on a development, show homes being sold off, or homes whose price was set when the market was stronger.
A cut of 1% or 2% often means something else: a builder re-pricing a phase when it releases new plots, or moving a price to a rounder figure. Those small changes are counted here, because a buyer sees them, but they say little about the market.
Month by month: cuts against rises
Every price change we have recorded on the homes still for sale, by the month it was made. A rise is a home whose builder put its price up; a cut is a home whose builder brought it down.
Source: NewHomeSearch listings: every new home for sale in England, read 12 November 2026.
Show the figures
| Month | Cuts | Rises |
|---|---|---|
| June 2026 | 59 | 2 |
| July 2026 | 28 | 7 |
| August 2026 | 31 | 9 |
| September 2026 | 40 | 5 |
| October 2026 | 20 | 3 |
| November 2026 | 5 | 1 |
This is the closest thing there is to a live reading of the new build market. Official statistics such as the UK House Price Index are built from completed sales registered with HM Land Registry, and a new build home is often reserved months before it completes, so they describe prices agreed a season or more ago.
Two cautions. The months only count homes that are still for sale today, so a home that was cut and then sold has left the count. And a home listed recently has had little time to change its price, so the latest month always looks quieter than it will once more homes have had time to move.
The longer a home is on sale, the likelier a cut
The share of homes listed below their first price, by how long each has been on the market:
Source: NewHomeSearch listings: every new home for sale in England, read 12 November 2026.
Show the figures
| Listed for | Homes | Below first price |
|---|---|---|
| Under 3 months | 7,017 | 4% |
| 3 to 6 months | 1,407 | 21.3% |
| 6 to 12 months | 308 | 48.4% |
| Over a year | 30 | 60% |
60% of homes listed for over a year have been reduced, against 4% of homes listed in the last three months. That pattern is the most useful thing in this article for a buyer: a home that has waited a long time for a buyer is the one with room to negotiate.
You can see how long a home has been listed, and every price it has been listed at, on its page on NewHomeSearch.
People also ask
Are house prices crashing in the UK?
Our figures cover the asking prices of new homes, not every sale. Of the 19,923 new homes for sale in England, 4% are listed below their first price and the middle cut is 3.4%. For sold prices across all homes, see the UK House Price Index, published monthly by HM Land Registry and the Office for National Statistics.
Will UK house prices rise in the next 5 years?
Nobody can say, and NewHomeSearch makes no forecast. What the listings show is the direction builders are moving asking prices: over the last six months they cut prices more often than they raised them, with 183 cuts and 27 rises on the new homes still for sale.
What is a reasonable offer on a new build?
There is no fixed rule. The middle cut on reduced new homes is 3.4%, and homes on sale for over a year are the most often reduced, 60% of them, so a long-listed home is where there is most room. Check what similar homes sold for nearby before you offer.
Where prices are being cut
The share of each region's homes for sale that are listed below their first price:
Source: NewHomeSearch listings: every new home for sale in England, read 12 November 2026.
Show the figures
| Region | Below first price | Homes |
|---|---|---|
| North East | 5.4% | 1,645 |
| South West | 4.9% | 1,809 |
| East Midlands | 4.8% | 3,229 |
| Yorkshire and The Humber | 4.7% | 1,973 |
| East of England | 4.3% | 2,793 |
| West Midlands | 4.2% | 2,196 |
| South East | 3.7% | 3,270 |
| London | 3.6% | 844 |
| North West | 0.7% | 2,164 |
North East has the highest share of reduced homes, at 5.4%, and North West the lowest, at 0.7%. A high share can mean a slower market, more homes coming to the end of a development, or simply builders who prefer to cut prices rather than add incentives.
For a closer look at one place, its prices page shows the share of homes reduced there and the middle cut, beside the prices by bedrooms and type. Start from new homes by place.
Which builders cut most
The builders with the most homes for sale, by the share of their homes listed below the first price:
Source: NewHomeSearch listings: every new home for sale in England, read 12 November 2026.
Show the figures
| Builder | With an offer | Below first price | Homes |
|---|---|---|---|
| Miller Homes | 71% | 10.9% | 1,312 |
| Bovis Homes | 64.2% | 9.7% | 455 |
| Persimmon Homes | 68.5% | 5.2% | 1,895 |
| Charles Church | 77.6% | 3.3% | 553 |
| Bellway | 98% | 3.2% | 1,451 |
| Bloor Homes | 10.3% | 2.7% | 585 |
| Lovell | 92.1% | 1.6% | 507 |
| Taylor Wimpey | 64.1% | 1.1% | 1,645 |
| David Wilson Homes | 68.1% | 0% | 1,368 |
| Barratt Homes | 62.6% | 0% | 1,180 |
| Redrow | 49.5% | 0% | 1,132 |
| Gleeson Homes | 98% | 0% | 398 |
Builders have different habits. Some hold the asking price and offer incentives instead, such as a deposit contribution or paid stamp duty; others cut the price and offer little else. 51.6% of homes for sale carry at least one stated offer. A builder with few price cuts may be one of the most generous once its offers are counted, so compare both before you decide who is negotiating. The incentives page ranks the offers by what they are worth.
What a price cut means for you
A reduced home is a signal, not a bargain in itself. Before you treat a cut as a saving, check three things.
- What similar homes sold for nearby. The new-build premium calculator compares a new home's price with similar homes sold nearby, from HM Land Registry's price paid records.
- Whether the offers changed with the price. A cut of £10,000 that replaced a £15,000 deposit contribution is not a saving. The offer comparison tool puts money off and contributions on one footing.
- What it costs over five years. A new home costs less to run than an older one, which matters more than a small cut; the new build vs resale calculator adds it up.
If a home has been on sale for many months, it is reasonable to ask the sales adviser whether there is room on the price, or whether the builder would add extras instead. Our guide to new build incentives explains how builders decide which to offer.
See every new home listed below its first price
Every reduced new home for sale in England, with each price it has been listed at and how long it has waited for a buyer.
Find reduced homesHow we worked it out
The figures cover every new home NewHomeSearch lists as for sale today: available to reserve, not reserved, sold subject to contract or coming soon. They come from the builders' own websites and the listings portals, read through HomePortfolio's daily feeds.
A home is counted as reduced when its asking price today is below the first price we or HomePortfolio recorded for it. The month by month chart counts each recorded change in the asking price of a home that is still for sale. The time on the market is measured from the day the home was first listed. Every figure on this page is worked out again from the day's listings each time the page is opened, so it is always today's.
Read more about where our figures come from in the methodology.
Frequently asked questions
Are new build house prices falling?
Some are. 804 of the 19,923 new homes for sale in England, 4%, are listed below the price they first went on sale at, and over the last six months builders cut prices more often than they raised them.
How much do builders reduce new build prices by?
The middle cut on the new homes that have been reduced is 3.4%, or £15,000. 253 homes are down by 5% or more.
Which new builds are most likely to be reduced?
The homes that have been on sale longest. 60% of homes listed for over a year are below their first price, against 4% of homes listed in the last three months.
Where are new build prices being cut most?
North East has the highest share of new homes listed below their first price, at 5.4%, and North West the lowest, at 0.7%.
Is a reduced new build a good deal?
Not on its own. Compare the price with what similar homes sold for nearby, check whether the builder withdrew an incentive when it cut the price, and add up the running costs before deciding.
Sources
- NewHomeSearch: the new homes for sale in Englandbuilders' websites and listings portals, via HomePortfolio
- GOV.UK: UK House Price Index reportsgov.uk
- GOV.UK: HM Land Registry price paid datagov.uk
Information only, not financial advice. NewHomeSearch is independent: it does not sell homes, arrange mortgages or take payment from builders. Read how we work out every figure.
From the guides:New build incentives explained: what they are worthNew build vs old house: pros and cons (UK)