Why Canterbury flats aren’t selling but are letting in 2026
If you own a flat in Canterbury and you are currently on the market, you may be asking yourself a difficult question. Why is nothing happening? We believe in being transparent and evidence led. So rather than relying on opinion, let’s look at what is actually happening across CT1–CT4 between 1st January and 2nd March 2026.
The sales & lettings market for apartments in Canterbury
We saw a clear trend towards the end of 2025 and have been doing some number crunching from 1st January - 1st March 2026. For flats priced between £100k and £800k, Rightmove data shows:
- 312 flats currently for sale, 335 including new build
- 282 have been on the market more than 12 weeks
- 77 have already reduced their price
- Just 26 have gone sale agreed (inc new flats)
That means roughly 8% of available stock has secured a buyer in that timeframe.
Over 90% has not.
When nearly a quarter of listings have reduced within a short period, that tells us something important. This is not a high urgency, competitive buyer market for flats right now. It is supply heavy and negotiation driven.
This does not mean flats are undesirable. It means buyers have choice. And when buyers have choice, they wait.
Why flats/apartment sales are slower right now
There are several structural factors influencing this shift.
- Mortgage affordability remains tighter than it was two or three years ago. Borrowing capacity has reduced, particularly for first time buyers who traditionally purchase flats. Some are delaying decisions. Others are stretching towards small houses instead.
- Service charges and lease structures are under greater scrutiny. Buyers are more cautious about lease length, ground rent clauses and future major works. Lenders are applying stricter criteria, which can slow transactions further.
- Supply levels are also playing a role. With over 300 flats competing across the city, buyers are not under pressure to move quickly. Urgency has reduced and negotiation has increased.
- There is also an element of psychology. When buyers see high stock levels and price reductions, they assume further reductions may follow. That changes behaviour.
None of this suggests the market is broken. It suggests it is selective.
The professional rental market tells a different story
Now compare that with the professional lettings market over the same period, In the same value bracket (excluding students):
- 121 new instructions
- 103 let agreed
- 241 available stock
That is nearly four times the level of rental transactions compared to flat sales.
26 sales agreed versus 103 lets agreed.
That is not marginal. That is structural.
The professional rental market in Canterbury is turning over stock far more efficiently than the sales market. Properties are moving. Tenants are active. Demand remains consistent.
When we see this level of absorption, it tells us that the underlying need for housing in Canterbury remains strong. The difference is simply how people are choosing to meet that need right now.
What the Renters Rights Act changes really mean for Canterbury landlords
There is understandable noise in the industry around the Renters Rights legislation. Some landlords are nervous. A number are considering exiting the market altogether. This creates two immediate impacts:
- Firstly, some landlords choose to sell, which increases flat supply in the sales market.
- Secondly, longer term rental supply tightens, which supports rental values.
However, the landlords most exposed to risk under reform are typically those who are self managing without structure, poorly documented compliance or are reactive rather than proactive in the management.
For landlords who are already:
- Fully compliant
- Maintaining up to date certification
- Using detailed tenancy agreements
- Visiting properties regularly with full reports and photos on file
- Operating structured referencing and credit control
- Keeping accurate records
....the operational changes are likely to be far less dramatic than headlines suggest.
In many respects, the legislation formalises best practice that responsible agents have followed for years.
For landlords working with experienced, in house management teams, the shift is manageable. It is not catastrophic. The legislation still makes provision for landlords to regain possession on Section 8 grounds if they need to sell or move back into the property. These grounds can't be used in the first 12 months but up until this point almost all tenancies are an initial 12 month fixed term anyway,
Why some student landlords are transitioning to professional lets
We are also seeing a noticeable trend locally. Several properties within our student portfolio have recently transitioned into professional listings.The reasons are practical.
Landlords are seeking longer tenancy terms. They want reduced annual churn and less intensive management cycles. They are looking for predictable income rather than seasonal peaks and troughs.
While student demand in Canterbury remains strong, the professional rental sector is currently turning over stock consistently and efficiently. For some landlords, this offers a more balanced, lower intensity model.
It is not about one being better than the other. It is about matching your property and your appetite for management to the right tenant profile.
Real examples of flats that switched from sale to let
This is not just theory. In our recent communication to vendors, we shared examples of properties that were struggling to achieve their desired sale price but successfully transitioned to letting.
Recent examples include:
Westwood Drive, Canterbury – let at £1,450 pcm
Whitstable Road, Canterbury – let at £1,350 pcm
Church Lane, Waltham – let at £1,350 pcm
Sutton Road, Maidstone – let at £2,500 pcm
In some cases, vendors switched to buy to let mortgages and generated up to £30,000 per annum income, allowing them to continue with longer term plans rather than accepting a lower sale figure.
These were not distressed decisions. They were strategic ones.
Should you sell or hold your flat in Canterbury?
There is no one size fits all answer.
Selling may still be appropriate if you require capital immediately, are restructuring your portfolio or no longer wish to hold property long term.
However, selling into a market where over 90% of flats remain unsold in a given window requires careful thought.
Letting may be worth exploring if rental income covers your mortgage and outgoings, you are comfortable holding medium term and you are prepared to operate compliantly. You may also be able to release some equity if capital is needed more urgently.
When the rental market is transacting at nearly four times the rate of sales in the same value bracket, that is a meaningful signal.
It does not mean selling is wrong. It means timing and strategy matter.
A strategic decision, not an emotional one
Markets move in cycles.
Sales sentiment will improve as mortgage conditions stabilise and supply normalises. The question is whether now is the right moment for you personally.
The landlords and flat owners who perform best over the next few years will be those who make decisions based on evidence rather than frustration.
If you are a Canterbury flat owner currently on the market, or considering selling, and would like to compare achievable sale price versus rental income in the current climate, we would be happy to have a confidential conversation.
