Market Report for Irlam and Cadishead April 2026

welcome back to your April 2026 Property Market Update — and this month we’re looking at what’s really happening across Irlam and Cadishead.

Now if I’m being honest, the feeling in the market at the moment is very different to what it was twelve months ago.

The phones are quieter.
Buyer enquiries have slowed.
Viewings are taking longer to generate. 
Offers are thinner on the ground.

That doesn’t mean the market has fallen apart, but it does mean strategy, pricing and presentation matter more now than they have for several years.”

🏡 STOCK LEVELS & SUPPLY

“Let’s start with stock levels because this is where the pressure begins to show.

In Irlam there were 97 homes available for sale in April. That’s still higher than this time last year, although stock did tighten slightly from March.

Cadishead meanwhile dropped from 55 available homes down to 47 in a single month. In a smaller market like Cadishead, that’s a noticeable reduction in buyer choice.

Fresh listings have slowed too.

Irlam launched 21 new homes in April which is pretty normal seasonally, but Cadishead only saw 7 new listings hit the market — the quietest April for fresh stock in years.

And honestly, that reflects what many agents are feeling. Some sellers are hesitating, others are waiting to see where the market heads next before committing to a move.”

📉 BUYER DEMAND & SALES ACTIVITY

“Now let’s talk demand because this is where the market definitely feels softer than the raw numbers first suggest.

Irlam agreed 19 sales in April and Cadishead agreed 10. On paper those figures are reasonably stable historically, but behind the scenes deals are taking much longer to come together.

Buyers are viewing more properties before making decisions.
Negotiations are becoming tougher.
And there’s far less urgency than we saw during the frenzy years.

The market feels slower, more cautious, and much more price sensitive.”

💷 PRICING & BUYER EXPECTATIONS

“In Irlam, average new listing prices came in around £268,000. Cadishead averaged around £215,000.

Now some of that comes down to the type of homes hitting the market, especially in Cadishead where smaller sample sizes can swing averages quite dramatically.

But sellers are definitely having to work harder to achieve strong prices now.

The important point though is this: buyers are still paying good money for the right homes.

The gap between asking prices and agreed prices in Irlam has tightened significantly compared to last year, which tells us sellers are becoming more realistic — because they need to be

📏 £ PER SQUARE FOOT — THE STRONGEST SIGNAL

“And despite the quieter feel, one figure remains surprisingly resilient — £ per square foot.

Irlam hit £310 per square foot on new listings and £292 agreed.
Cadishead agreed sales averaged £271 per square foot.

Those are still historically strong figures.

So although the market operationally feels slower, buyers are still willing to pay strong money for homes that are well presented and priced correctly.

That’s the key difference in today’s market.

The market is no longer rewarding average homes with ambitious pricing. It’s rewarding realism and quality.”

🏷️ PRICE REDUCTIONS

“This is where sellers really need to pay attention.

Irlam recorded 17 price changes in April, which is well above long-term averages.

That’s a clear sign some homes are launching too high and having to adjust quickly once buyer feedback starts coming in.

Cadishead has been steadier, but buyers there are still extremely sensitive to overpricing.

And once a property sits on the market too long, buyers immediately start wondering what’s wrong with it. That’s why getting launch pricing right from day one matters massively in this market.”

⚠️ FALL-THROUGHS & CHAIN ISSUES

“One area I’d definitely keep an eye on moving forward is fall-throughs.

Irlam saw 8 fall-throughs in April — double the normal level

That reflects a market where:

buyers are becoming cautious
mortgage pressures still exist
surveys are causing renegotiations
and chains are becoming more fragile

Cadishead remained steadier with just 2 fall-throughs, which is a healthier position overall.”

🎯 FINAL SUMMARY

“So where does this leave us heading further into spring 2026?

Honestly, this is still a functioning market — but the easy market is gone.

Homes are still selling.
Buyers are still active.
And underlying £ per square foot values remain strong.

But today’s market rewards:
✅ realistic pricing
✅ strong presentation
✅ proactive estate agency

For sellers, patience and strategy matter more than ever.
And for buyers, there are opportunities appearing now that simply didn’t exist a couple of years ago.

And that’s your April 2026 Property Market Update for Irlam and Cadishead.

If you’d like a proper breakdown of what’s happening specifically on your street not just the national headlines drop me a message for your free Property MOT.

Thanks for watching