Welcome back to another episode of Padarn Property blogs! As the summer has passed, here’s a brief re-cap of the Ceredigion sales market, as well as a brief estimate of the future! 

Every year, summer feels like a turning point. The light lingers later; people pause longer over cups of tea on porches. In the property world, too, summer has its rhythms. Now that autumn is here, it's time to look back on how the market in Ceredigion fared — and what the signs are going forward. 

A Snapshot of the Summer 

When July rolled around, the latest figures showed the average property price in Ceredigion was about £218,000, down roughly 6.8% from July 2024.  

 That decline is stark — though importantly, the data are provisional, and local dynamics always tilt the story in various directions. 

In local commentary, Ceredigion has often lagged other parts of Wales when it comes to resilience. Some recent news observes that while Wales broadly saw slight house price increases, Ceredigion suffered one of the sharper annual declines.  

What’s Driving the Trends? 

Walking through the county this summer, chatting with agents, buyers, sellers, I’ve noticed a few recurring themes — things that numbers alone don’t always capture. 

1. Cooling Buyer Confidence 
Many buyers are feeling squeezed. Mortgage costs remain a weight on decision-making, especially for those stretching budgets. Some prospective buyers are waiting, watching whether interest rates or government policy will shift. Agents report more cautious inquiries and more negotiation. 

2. More Supply, More Pressure 
Several sellers who postponed listing earlier have now come to market, adding to supply. This extra stock means even well-priced homes are staying on the market longer unless they hit a sweet spot in terms of location, condition, or uniqueness. 

3. The Second Home Conundrum 
Ceredigion’s efforts to deter secondary-home ownership via a 150% council tax premium have not, so far, triggered a rush of disposals. Many owners seem content to absorb the extra cost rather than sell. That’s one reason stock hasn’t loosened as fast as some hoped. 

4. Segment Variations 
Not all property types are behaving alike. Detached homes, for instance, have seen more relative stability compared to flats in some parts of the county. Rural, character homes (especially in coastal or scenic areas) still hold appeal, but buyers are increasingly selective about condition, energy efficiency, and accessibility. 

What Autumn Might Bring 

Looking ahead, I’d expect: 

• A slower “autumn bounce” — summers sometimes leave pent-up demand, but given the cooling pressures, any rebound may be tepid. 

• More price sensitivity — sellers who price aggressively from the start will have the upper hand. 

• Selective activity — prime, well-conditioned properties may still do well; more marginal or neglected ones will struggle. 

• Policy watchfulness — any changes in stamp duty, tax regimes, or mortgage support could jolt sentiment. 

As always, if you’re looking for any advice or wanting to sell your home, contact us today! 

Until next time, happy house hunting! 

Ben McEvoy