71% of the homes Black Brick bought in Q3 2026 were off-market
Black Brick’s quarterly report on the prime London homes it buys for clients: how they are found, how quickly they exchange and what negotiation achieves. In Q3 2026, the median time from accepted offer to exchange was 9.4 weeks, against 13.9 weeks for prime central London in the first five months of 2026 (LonRes).
- Bought off-market 71% +46 pts on Q3 2025 +5 pts on Q2 2026 Share never publicly advertised, Q3 2026
- Above £5m bought off-market 100% Twelve months to 30 September 2026
- Offer to exchange 9.4 weeks 13.9 weeks for prime central London in the first five months of 2026 Median, accepted offer to exchange, Q3 2026. Benchmark: LonRes
- Saved on a £5m–£10m purchase £1.65m Below the asking price, twelve months to 30 September 2026
Buyer Report: Q3 2026 in brief
The short answer
In Q3 2026, 71% of the prime London homes Black Brick bought for clients were off-market, never publicly advertised, and the median time from accepted offer to exchange of contracts was 9.4 weeks, against 13.9 weeks for prime central London in the first five months of 2026 (LonRes). Over the twelve months to 30 September 2026, every purchase above £5m was off-market. The largest saving was to be found in the £5m to £10m price band, where Black Brick negotiated a saving of £1.65m from the asking price on one purchase, equivalent to 15.3%. The figures cover purchases that exchanged between 1 October 2025 and 30 September 2026; Q3 2026 figures cover 1 July 2026 to 30 September 2026.
Key findings
- A record 71% of the homes we bought for clients in Q3 2026 were off-market, and every purchase above £5m in the past 12 months was off-market.
- The median time from accepted offer to exchange for our clients was 9.4 weeks in Q3 2026, against 97 days, almost 14 weeks, for prime central London in the first five months of 2026, according to LonRes.
- On a £5m–£10m purchase in the past 12 months, we secured 15.3% below the asking price, a saving of £1.65m.
How many of our purchases are off-market?
In Q3 2026, 71% of the homes Black Brick bought for clients were off-market, never publicly advertised, up from 67% in Q2 2026 and up from 25% a year earlier.
Off-market sourcing is now critical to success for our clients: across all price ranges, a record 71% of our purchases in Q3 2026 were off-market. Looking at a wider data set, between 1 October 2025 and 30 September 2026, above £3m, 90% of our acquisitions were off-market and above £5m, 100% were off-market. In uncertain markets, sellers are much more inclined to keep their homes off the market rather than risk a listing going stale on the portals. Buyers without a buying agent will struggle to see the whole market, and this has become more evident as the year has gone on.
More on how off-market homes are found.
How quickly do Black Brick purchases reach exchange?
In Q3 2026, the median time from accepted offer to exchange of contracts was 9.4 weeks, against 13.9 weeks for prime central London in the first five months of 2026 (LonRes).
Black Brick clients reached exchange around 32% faster than the prime central London market benchmark—saving approximately four and a half weeks.
Our median time from accepted offer to exchange was 9.4 weeks in Q3 2026, compared with 97 days (13.9 weeks) recorded by LonRes for prime central London in the first five months of 2026.
Our clients benefit from nearly two decades of experience managing property transactions, combined with a trusted network of solicitors, lenders, surveyors and other specialists—enabling us to anticipate obstacles, resolve issues early and maintain momentum through to exchange.
How have Black Brick’s results changed over the last year?
| Quarter | Bought off-market | Median offer to exchange |
|---|---|---|
| Q3 2026 | 71% | 9.4 weeks |
| Q2 2026 | 67% | 5.1 weeks |
| Q1 2026 | 50% | 8.7 weeks |
| Q4 2025 | 50% | 8.9 weeks |
| Prime central London in the first five months of 2026 (LonRes) | – | 13.9 weeks |
Where does negotiation make the biggest difference?
On a £5m–£10m purchase in the twelve months to 30 September 2026, Black Brick secured 15.3% below the asking price: a saving of £1.65m. Every purchase above £5m in that period was bought off-market.
Over the twelve months to 30 September 2026, Black Brick buying agents negotiated the largest discount in St John's Wood (16.2%) followed by Maida Vale (14.3%), and the smallest in Chiswick, where the price paid was 7.1% above the asking price due to the rarity of the house and having to secure it against a competing bid. In 8 areas, every purchase was off-market. The results show the importance of understanding the many micro markets that make up London.
These figures reflect exchanged purchases, rather than guaranteed outcomes. The scope to negotiate depends on the individual property, the seller’s circumstances and its marketing history. A lower purchase price can also mean a lower stamp duty bill, adding to the overall saving. Use our stamp duty calculator to see what you could pay.
What the Q3 2026 figures mean for buyers
In prime London, an asking price is a starting point, not proof of value. Before advising a client to make an offer, we examine comparable sales, competing properties, the seller’s circumstances and the home’s marketing history. That evidence gives us the confidence to negotiate firmly—or advise a client to walk away.
Our results demonstrate the opportunities available: over the past 12 months, we secured 15.3% below asking on a £5m–£10m purchase, while 71% of the homes we acquired in Q3 were never publicly advertised. But London is a collection of distinct markets. Some properties offer substantial room for negotiation; exceptional homes in sought-after locations can still attract competing bids. Knowing the difference is essential to buying well.
My advice is to prepare thoroughly and judge each opportunity on its merits. Have your finance and solicitor ready, base your offer on evidence, and make sure your search extends beyond the portals.
Buying well requires access, sound judgement and the experience to see a transaction through. With nearly two decades of experience acting for buyers, we bring those strengths together: finding opportunities others may miss, negotiating with conviction and overseeing every stage through to completion.
Camilla Dell, Founder & Managing Partner, Black Brick
All editions
Each edition keeps its own page, exactly as published, so a figure can always be traced back to the edition that reported it.
Methodology
- What is counted
- Every purchase Black Brick made for a client where contracts exchanged in the quarter. Figures by price include the Cotswolds; figures by area cover London only.
- Bought off-market
- The share of purchases where the home was not publicly advertised when the offer was accepted. See off-market property.
- Offer to exchange
- Weeks from the date the seller accepted the offer to exchange of contracts. The median is used, so one unusually slow purchase does not distort the figure.
- Market benchmark
- The comparison is LonRes’s median time from under offer to exchange for prime central London in the first five months of 2026: 13.9 weeks. It covers a different period and every sale in the area, so read it as a guide rather than a like-for-like comparison.
- Negotiation results
- A saving is the asking price minus the price agreed. Where a result rests on a single purchase, it is described as one purchase rather than as an average.
- What it is not
- A measure of the whole market. It reflects purchases negotiated by a buying agent for Black Brick’s clients.
- Revisions
- Published figures are not changed unless an error is found. Any correction is noted here with the date. No revisions so far.
- Release dates
- About two weeks after each quarter ends: mid-January, April, July and October. The next edition, covering the quarter after Q3 2026, is due on .
How to cite the Buyer Report
The figures are free to quote with credit to “Black Brick Buyer Report” and a link to this page.
Figures ready to quote
Each sentence stands on its own and names the source. Use the link to point to the sentence directly.
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71% of the prime London homes Black Brick bought for clients in Q3 2026 were never publicly advertised, according to the Black Brick Buyer Report.
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The median time from accepted offer to exchange of contracts on Black Brick purchases was 9.4 weeks in Q3 2026, against 13.9 weeks for prime central London in the first five months of 2026 (LonRes), according to the Black Brick Buyer Report.
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Every prime London home above £5m that Black Brick bought for clients in the twelve months to 30 September 2026 was bought off-market, according to the Black Brick Buyer Report.
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On a £5m–£10m purchase in the twelve months to 30 September 2026, Black Brick secured 15.3% below the asking price, a saving of £1.65m, according to the Black Brick Buyer Report.
Link
Full citation
Black Brick (2026). Black Brick Buyer Report, Q3 2026. Published 30 October 2026. https://black-brick.com/insights/buyer-report/q3-2026/
Buying in prime London?
These are the numbers we negotiate every quarter. If you are weighing up a purchase, we are happy to talk it through.
Book a consultationQuestions about the report
What is the Black Brick Buyer Report?
A quarterly report from Black Brick, the London buying agent, on the prime London homes it buys for its clients: how many are bought off-market, how quickly purchases reach exchange of contracts and what negotiation achieves.
What are the latest figures?
In Q3 2026, 71% of the prime London homes Black Brick bought for clients were off-market, never publicly advertised, and the median time from accepted offer to exchange of contracts was 9.4 weeks, against 13.9 weeks for prime central London in the first five months of 2026 (LonRes). Over the twelve months to 30 September 2026, every purchase above £5m was off-market. The largest saving was to be found in the £5m to £10m price band, where Black Brick negotiated a saving of £1.65m from the asking price on one purchase, equivalent to 15.3%. The figures cover purchases that exchanged between 1 October 2025 and 30 September 2026; Q3 2026 figures cover 1 July 2026 to 30 September 2026.
How much prime London property does Black Brick buy off-market?
In Q3 2026, 71% of the homes Black Brick bought for clients were off-market, never publicly advertised, up from 67% in Q2 2026 and up from 25% a year earlier.
How quickly do Black Brick purchases reach exchange?
In Q3 2026, the median time from accepted offer to exchange of contracts was 9.4 weeks, against 13.9 weeks for prime central London in the first five months of 2026 (LonRes).
Where does the data come from?
The figures come from Black Brick's own records of every purchase we made for clients that exchanged in the quarter. For each one we record whether the home was publicly advertised, the asking price and the price paid, and the dates the offer was accepted and contracts exchanged. Figures by price band include purchases in the Cotswolds; figures by area cover London only.
What counts as off-market?
A home that was not advertised on the property portals or an agent's website when the offer was accepted. Many prime London homes are sold quietly, through agents' contacts, before they reach the portals.
Does the report cover the whole prime London market?
No. It covers the purchases Black Brick makes for its own clients. It shows what is achievable with a buying agent, not the average for every buyer.
How often is the report updated?
Every quarter, about two weeks after the quarter ends. The next update is due on 15 January 2027. Each edition keeps its own permanent page, so every figure can be traced back to the edition that published it.
Can I quote the figures?
Yes. The figures are free to quote with credit to "Black Brick Buyer Report" and a link to this page.
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