The North Ayrshire market — stock levels, sales agreed, and what's moving.
Free valuation →July’s figures show a more mixed property market across Irvine and Kilwinning than June produced.
KA12 had the strongest overall performance, with sales agreed increasing again and average selling time remaining well below last year’s level. KA11 had more properties coming onto the market than in June, but sales agreed reduced — suggesting buyers were slightly more selective or simply had more choice.
KA13 needs the most careful interpretation. The headline figures show a sharp fall in sales agreed and a longer average selling time. However, as with last month, new-build developments continue to affect the overall data. Keepmoat and Persimmon still represented a significant proportion of the available stock, although not as dramatically as in June.
The figures used in this report are based on Rightmove Plus data for properties marketed during July 2026. They should be viewed as a useful indicator of portal activity, not a complete record of every local property transaction.
| Area | Available stock | New instructions | Sales agreed | Days on market |
|---|---|---|---|---|
| KA11 | 71 | 31 | 21 | 73 |
| KA12 | 70 | 41 | 31 | 63 |
| KA13 — headline total | 105 | 31 | 13 | 83 |
| KA13 — excl. identified new builds | Approx. 51 | Approx. 23 | Not available separately | Not available separately |
KA12 had the highest number of new instructions, the highest number of sales agreed and the shortest average selling time. KA11 remained fairly steady on available stock, but sales agreed fell from 28 in June to 21 in July. KA13’s headline figures show a more cautious market, with sales agreed falling from 27 to 13 and average selling time increasing to 83 days — though 54 of the 105 available KA13 properties were identified as new-build stock.
| Measure | June 2026 | July 2026 | Monthly change | July 2025 | Annual change |
|---|---|---|---|---|---|
| Available stock | 67 | 71 | +4 (+6.0%) | 74 | -3 (-4.1%) |
| New instructions | 21 | 31 | +10 (+47.6%) | 33 | -2 (-6.1%) |
| Sales agreed | 28 | 21 | -7 (-25.0%) | 26 | -5 (-19.2%) |
| Days on market | 71 | 73 | +2 days | 72 | +1 day |
KA11 moved from a tighter June into a more balanced July. Available stock increased slightly from 67 to 71 properties, although it remained below July last year. New instructions rose from 21 in June to 31 in July, meaning sellers were more active than the previous month.
The softer part of the picture is sales agreed. These fell from 28 in June to 21 in July, and were also below the 26 sales agreed in July 2025. Average time on market was broadly unchanged, moving from 71 to 73 days.
KA11 did not collapse, but it did lose some momentum. More homes came onto the market while fewer sales were agreed. That gives buyers slightly more breathing room and puts more pressure on sellers to get the launch strategy right.
For KA11 sellers, this is not a market where panic is needed, but overpricing could become obvious quite quickly. Buyers are still there, but they are not absorbing stock as quickly as they did in June.
| Measure | June 2026 | July 2026 | Monthly change | July 2025 | Annual change |
|---|---|---|---|---|---|
| Available stock | 66 | 70 | +4 (+6.1%) | 87 | -17 (-19.5%) |
| New instructions | 25 | 41 | +16 (+64.0%) | 34 | +7 (+20.6%) |
| Sales agreed | 27 | 31 | +4 (+14.8%) | 30 | +1 (+3.3%) |
| Days on market | 57 | 63 | +6 days | 74 | -11 days |
KA12 again produced the strongest overall set of figures.
Available stock rose slightly from 66 to 70, but remained almost 20% lower than July last year. New instructions increased sharply, rising from 25 in June to 41 in July. Crucially, sales agreed also increased — from 27 to 31. Buyer activity broadly kept pace with the rise in new supply.
Average selling time increased from 57 days to 63 days, but was still 11 days faster than July 2025. A small increase in selling time after a very strong June is not a major concern when the year-on-year figure still shows improvement.
KA12 looks like the most active and best-balanced of the three areas this month. Sellers had more competition than in June, but buyer demand also improved.
For KA12 homeowners, the opportunity is clear: the area is still attracting active buyers. The caution is equally clear: more instructions came to market, so presentation, pricing and launch quality still matter. A stronger market helps good properties — it does not guarantee strong results for poorly prepared or overambitious listings.
| Measure | June 2026 | July 2026 | Monthly change | July 2025 | Annual change |
|---|---|---|---|---|---|
| Available stock | 138 | 105 | -33 (-23.9%) | 115 | -10 (-8.7%) |
| New instructions | 70 | 31 | -39 (-55.7%) | 55 | -24 (-43.6%) |
| Sales agreed | 27 | 13 | -14 (-51.9%) | 25 | -12 (-48.0%) |
| Days on market | 67 | 83 | +16 days | 58 | +25 days |
The KA13 headline figures look much weaker than June. Available stock reduced from 138 to 105, which looks positive at first glance. However, new instructions also fell sharply from 70 to 31, and sales agreed dropped from 27 to 13. Average days on market increased from 67 to 83 — 25 days longer than July last year.
If we looked only at the headline figures, we would say Kilwinning had a slower and more cautious July. However, the new-build position needs to be separated from the established resale market.
In July 2025, the headline KA13 available stock was 115 properties. Of those, 77 were identified as new-build stock:
| Developer | July 2025 available stock |
|---|---|
| Keepmoat | 51 |
| Persimmon | 17 |
| Taylor Wimpey | 9 |
| Total identified new builds | 77 |
That left approximately 38 resale properties available in July 2025.
In July 2026, the headline KA13 available stock was 105 properties. Of those, 54 were identified as new-build stock:
| Developer | July 2026 available stock |
|---|---|
| Keepmoat | 26 |
| Persimmon | 28 |
| Taylor Wimpey | 0 |
| Total identified new builds | 54 |
That leaves approximately 51 resale properties available in July 2026 — higher than the estimated 38 resale properties in July 2025.
The same applies to new instructions. In July 2025, 38 of the 55 new instructions were identified as new-build listings, leaving around 17 resale instructions. In July 2026, Keepmoat accounted for 8 of the 31 new instructions, leaving around 23 resale instructions. The established market had more resale activity than July last year, even though the headline instruction figure was lower.
KA13 is not as simple as “stock is down, so the market is stronger.” Headline available stock reduced, but the level of resale competition may actually be higher than it was last July.
Because sales-agreed figures cannot be cleanly separated between new-build and resale, we need to be careful. But the direction of travel suggests Kilwinning sellers should be more cautious than sellers in KA12.
Established homes may still offer advantages over new builds — larger gardens, more central locations, bigger room sizes or immediate availability. But if a buyer is comparing an established home with a new-build option, pricing and presentation need to make sense.
| Area | Main July message |
|---|---|
| KA11 | More listings, fewer sales agreed, broadly steady selling time |
| KA12 | Strongest overall performance and fastest selling time |
| KA13 | Headline slowdown, with new-build distortion still important |
KA12 was the strongest performer. KA11 was steady but softer. KA13 was the most difficult to read — headline figures weakened, but new-build activity still affects the totals. Once adjusted, resale stock appears higher than last year, which could mean more direct competition for established sellers.
Buyers remain active, but they are not behaving the same way in every postcode. KA12 appears to have carried the best momentum. KA11 sellers need to be realistic. KA13 sellers need a more detailed look at the direct competition before making pricing decisions.
The July figures reinforce one of the most important points for sellers: the market does not reward every property equally.
It is tempting to look at one figure and make a decision.
That is too simple.
The better question is: how does your property compare with what buyers can actually choose from today?
In KA12, a seller may be launching into a market with good buyer momentum, but there were also more new instructions in July. A strong launch still matters. In KA11, buyers may have more choice than they had last month, and sales agreed reduced — pricing too ambitiously could mean sitting on the market while other properties attract attention. In KA13, sellers must understand whether their property competes with established resale homes, new-build plots, or both.
The strongest selling strategy is not always about pushing the highest possible asking price. It is about matching the price, presentation and marketing to the seller’s actual objective. Some sellers want the maximum possible price and have time to wait. Others need certainty because they have found their next home. Some are selling inherited property, dealing with a rental property or trying to release equity. The right strategy depends on the outcome the seller needs.
On 30 July 2026, the Bank of England held Bank Rate at 3.75%. The decision was not unanimous, with a 6–3 vote and three members voting to increase the rate to 4%. The Bank also reported that inflation had fallen to 2.6%, but that remains above its 2% target.
A held base rate does not automatically mean mortgage rates will fall. Mortgage pricing also responds to swap rates, lender competition and expectations about future inflation. MoneyWeek reported average two-year fixed mortgage rates at 5.62% as of 28 July 2026, up from 5.48% earlier in the month, with average standard variable rates at 7.13% and average buy-to-let mortgage rates at 5.31%.
For buyers, the key point is to keep mortgage advice current. A budget based on an old agreement in principle may no longer reflect today’s rates, lender criteria or affordability calculations. For sellers, buyer readiness matters — a high offer from a buyer whose mortgage position has not been reviewed recently may not be as strong as it appears.
There are four points landlords should keep on the radar this month.
Tenant-selection wording. From 1 May 2026, it became an offence in Scotland to discriminate against prospective or existing tenants because they have children or receive benefits. Landlords and letting agents can still carry out affordability and suitability checks, but applicants must be assessed fairly rather than rejected through blanket wording such as “no benefits” or “no children.”
Rent-control preparation. From 1 April 2026, local authorities have been required to assess rent conditions in their area and submit reports to Scottish Ministers, with first reports due no later than 31 May 2027. That does not mean North Ayrshire is currently a rent-control area, but landlords should keep accurate records of rents, tenancy dates, rent reviews, property improvements and costs.
The next wave of Housing (Scotland) Act 2025 changes. On 6 October 2026, changes are due relating to succession rights, wrongful-termination payments and duties on tackling damp and mould. Landlords should take damp and mould reports seriously, record repairs properly and avoid weak evidence when ending tenancies.
Serviced accommodation and short-term lets. Short-term-let licensing remains mandatory across Scotland. North Ayrshire’s own short-term-let policy also highlights maximum occupancy as a mandatory licence condition. A higher nightly rate does not automatically mean a better return than a standard tenancy. You need to factor in licensing, utilities, cleaning, furnishing, management, void periods, platform fees, guest turnover, wear and tear and whether the property type genuinely suits short-term demand.
The outlook is cautiously positive, but not equally positive across every area.
KA12 enters the next period with the best momentum — more buyer activity, strong sales-agreed numbers and the shortest average selling time. KA11 looks more balanced; there is activity, but July was softer than June, and sellers should avoid assuming buyers will stretch for an ambitious price. KA13 needs careful monitoring, with the new-build adjustment giving a clearer picture — estimated resale stock is higher than last July, which could create more competition for established sellers.
Across all three areas, the most successful sellers are likely to be those who combine realistic pricing with strong presentation, good marketing and proper buyer qualification. Buyers are active. But they are selective. And with mortgage conditions still uncertain, proceedability may become just as important as the headline offer.
Market data is useful, but it cannot tell you exactly how your own property will perform. The street, condition, price range, property type, buyer demand and direct competition all matter.
If you are considering selling, letting, investing or exploring serviced accommodation in Irvine, Kilwinning or the surrounding Ayrshire area, BE Listed can give you a practical view of your options. Get in touch — sometimes the best advice comes six or twelve months before the property reaches the market.
June’s figures point to relatively restricted resale stock across Irvine and Kilwinning, although the headline KA13 numbers initially tell a very different story.
KA11 saw fewer properties entering the market while sales agreed increased. KA12 produced the strongest measurable performance, with limited stock, more sales and a substantial reduction in selling time. In KA13, available stock rose sharply to 138 properties — however, 83 of these were identified as new-build plots marketed by Keepmoat and Persimmon. Once those are separated, the established Kilwinning market appears tighter than the headline figures suggest.
| Area | Available stock | New instructions | Sales agreed | Days on market |
|---|---|---|---|---|
| KA11 | 67 | 21 | 28 | 71 |
| KA12 | 66 | 25 | 27 | 57 |
| KA13 — headline total | 138 | 70 | 27 | 67 |
| KA13 — excluding identified new builds | Approx. 55 | Approx. 26 | — | — |
| Measure | May 2026 | June 2026 | June 2025 |
|---|---|---|---|
| Available stock | 74 | 67 | 79 |
| New instructions | 34 | 21 | 29 |
| Sales agreed | 22 | 28 | 33 |
| Days on market | 77 | 71 | 73 |
KA11 had fewer homes available in June, with stock falling 9.5% from May and sitting 15.2% below June last year. The main reason was the reduction in new instructions — only 21 properties entered the market, compared with 34 in May. Meanwhile, sales agreed increased from 22 to 28, suggesting buyers were absorbing properties more quickly than new supply was being added. Average selling time also improved from 77 to 71 days.
For sellers, the lower level of competition is encouraging, but 71 days is not an exceptionally fast market. Buyers still appear willing to wait or negotiate where a property is priced too ambitiously. A well-presented home with a sensible launch price should benefit from the reduced stock, but sellers should not interpret limited supply as permission to ignore comparable evidence.
| Measure | May 2026 | June 2026 | June 2025 |
|---|---|---|---|
| Available stock | 68 | 66 | 85 |
| New instructions | 27 | 25 | 39 |
| Sales agreed | 24 | 27 | 19 |
| Days on market | 69 | 57 | 72 |
KA12 produced the strongest overall set of figures during June. Available stock remained limited at 66 properties — 22.4% below June 2025. New instructions also remained subdued, while sales agreed increased from 24 in May to 27.
The most notable change was selling time. Properties securing buyers during June had spent an average of 57 days on the market, compared with 69 days in May and 72 days a year earlier.
No single month should be overstated, particularly because the type of properties selling can affect the average. However, lower stock, increased sales and faster selling times all point in the same direction. KA12 therefore offered the most supportive measurable conditions for sellers. Accurate pricing still matters, but buyers may need to act decisively when an attractive property comes onto the market.
| Measure | May 2026 | June 2026 | June 2025 |
|---|---|---|---|
| Available stock | 94 | 138 | 115 |
| New instructions | 33 | 70 | 55 |
| Sales agreed | 20 | 27 | 25 |
| Days on market | 69 | 67 | 58 |
On the surface, KA13 experienced a dramatic rise in supply — available stock increased by 46.8% in one month, while new instructions more than doubled. That headline needs important context.
Of the 138 available properties, Keepmoat accounted for 47 and Persimmon accounted for 36, giving a total of 83 identified new-build plots. The same developers accounted for 44 of June’s 70 new instructions.
Large housebuilders often advertise plots months before completion and leave them online until reserved. When a plot sells, it may simply be removed rather than recorded through the portal as a conventional sale agreed. This can inflate available stock and instruction figures while understating sales activity.
Removing the identified new-build listings leaves approximately 55 established properties available and around 26 resale instructions — much closer to the position in KA11 and KA12.
The new developments still matter because some buyers will compare a resale home with a new-build alternative. However, an established property is not necessarily competing directly with every one of the 138 listings. For KA13 sellers, the most relevant comparison is other properties of a similar type, location, size and price.
Once the identified KA13 new builds are separated, available resale stock appears relatively tight across all three areas:
| Area | Available or estimated resale stock |
|---|---|
| KA11 | 67 |
| KA12 | 66 |
| KA13 — excluding identified new builds | Approx. 55 |
KA12 had the strongest complete set of measurable figures, combining low stock, increased sales and the shortest selling time. KA11 also improved during June, although the reduction in stock was driven partly by a particularly low number of new instructions. KA13 is harder to compare directly because new-build marketing practices affect the headline data — the established market appears tight, but separate resale figures would be needed before a direct comparison with KA12.
The main lesson is that postcode totals require context. A spike in listings does not always mean large numbers of homeowners have decided to sell.
Sellers across all three areas should benefit from relatively limited resale stock, but price and presentation still determine whether a property attracts early interest.
KA12 currently has the clearest sales momentum. KA11 sellers face fewer competing homes than a year ago. KA13 sellers should look beyond the headline stock total and focus on genuinely comparable resale properties and relevant new-build alternatives.
Buyers in Irvine may continue to find that suitable properties are limited — being financially prepared and having current mortgage advice can make a difference when the right home appears. Kilwinning buyers appear to have more choice, but a large proportion of that choice consists of new-build plots that may not be available for immediate occupation.
There are several legislative developments landlords should be aware of.
From 1 May 2026, landlords and letting agents in Scotland must not discriminate against prospective or existing tenants because they have children or receive benefits. Affordability checks are still permitted, but income from benefits must be considered and requirements such as guarantors or rent in advance must be applied fairly rather than used as a blanket exclusion.
Scotland’s new rent-control framework has also begun moving into its evidence-gathering stage. Since 1 April 2026, local authorities have been required to assess rent conditions and can request information from landlords and tenants. Their first reports are due by 31 May 2027. No North Ayrshire rent-control area has been confirmed simply because this assessment process has started. If an area is designated in future, applicable rent increases would generally be limited to CPI plus 1%, capped at 6%, including between tenancies.
Landlords should also begin thinking further ahead about energy efficiency. The Scottish Government has proposed a new EPC Heat Retention Rating and a minimum standard equivalent to band C, as far as reasonably possible. Under the current proposal, this would apply to new tenancies from 2028 and all private rented properties by the end of 2033. Reformed EPCs are expected from autumn 2026, but final regulations and detailed exemptions still need to be confirmed.
Further rights concerning pets, decorating rented homes and preventing rent increases within the first 12 months of a tenancy are contained in the Housing (Scotland) Act 2025, but commencement dates have not yet been set. Landlords should monitor these rather than changing procedures prematurely.
The practical message is to keep tenant-selection wording under review, maintain accurate rent and tenancy records, and consider likely energy-efficiency improvements when planning future refurbishment.
The outlook remains reasonably supportive for correctly priced resale properties. KA11 and KA12 enter the summer with restricted stock. KA13’s headline supply may remain elevated while new-build plots continue to be marketed, so the resale figures will need to be monitored separately where possible.
A rise in summer listings could give buyers more choice, but there is currently little in these figures to suggest a broad oversupply of established homes.
Covering Irvine (KA11 & KA12) and Kilwinning (KA13).
This month the report expands slightly to include Kilwinning (KA13) alongside Irvine’s traditional postcode areas of KA11 and KA12. As always, the aim is to look beyond the headlines and understand what the numbers are actually telling us about the local property market.
| Metric | May 2026 | vs May 2025 | vs Apr 2026 |
|---|---|---|---|
| Available Stock | 74 | Down from 85 | Up from 61 |
| New Instructions | 34 | Down from 51 | Up from 19 |
| Sales Agreed | 22 | Down from 33 | Up from 20 |
| Days on Market | 77 | Up from 70 | Up from 61 |
KA11 continues to show healthy activity levels, although the market appears more balanced than it was this time last year. The increase in stock and instructions compared to April suggests more homeowners are entering the market heading into summer. However, homes are generally taking longer to sell and agreed sales remain below 2025 levels.
Buyers are still active, but they are taking more time and becoming increasingly selective.
| Metric | May 2026 | vs May 2025 | vs Apr 2026 |
|---|---|---|---|
| Available Stock | 68 | Almost identical to 69 | Down slightly from 72 |
| New Instructions | 27 | Up significantly from 18 | Down from 35 |
| Sales Agreed | 24 | Down from 30 | Down from 29 |
| Days on Market | 69 | Up from 64 | Up slightly from 67 |
KA12 remains relatively stable. Stock levels have barely changed year-on-year, which suggests the balance between supply and demand is fairly consistent. Sales agreed have softened compared to both last month and last year, while selling times have crept up slightly. This points towards a market where buyers still have confidence, but are being more cautious when committing.
| Metric | May 2026 | vs May 2025 | vs Apr 2026 |
|---|---|---|---|
| Available Stock | 94 | Down from 98 | Down from 108 |
| New Instructions | 33 | Down from 38 | Down from 58 |
| Sales Agreed | 20 | Down slightly from 23 | In line with 21 |
| Days on Market | 69 | Up from 63 | Up from 65 |
Kilwinning appears to be moving into a more balanced phase after a particularly busy April. Available stock has reduced noticeably month-to-month, suggesting buyers are still absorbing properties coming to market. Fewer new listings and slightly lower agreed sales indicate a more measured pace compared to earlier in the spring. The increase in days on market mirrors a trend we’re seeing across Ayrshire.
Looking purely at the May figures, no single area wins across every metric — but each is showing a different strength.
KA11 — Most Active Market. KA11 continues to generate the highest levels of market activity, with the strongest level of new instructions, the highest number of sales agreed, and an increase in stock compared to April. While homes are taking longer to sell than they were a year ago, KA11 currently feels like the busiest of the three markets.
KA12 — Most Balanced Market. KA12 remains remarkably steady. Stock levels are almost identical to this time last year and there haven’t been any dramatic swings in activity. For homeowners, that’s often a positive sign — markets that avoid sharp rises and falls tend to be easier to predict and navigate.
KA13 — Tightening Supply. Kilwinning is perhaps the most interesting market of the three. Available stock has fallen significantly since April while sales agreed have remained relatively steady. If that trend continues into the summer, Kilwinning could find itself with the strongest supply-and-demand balance across the three postcode areas.
The wider UK property market continues to be influenced by uncertainty around inflation, interest rates and global events. The conflict involving Iran and concerns around energy prices have contributed to volatility in financial markets during recent months, which in turn has impacted mortgage pricing. While this hasn’t stopped the market, it does appear to be making buyers more cautious and value-conscious than they were during parts of 2024 and 2025.
The rental market across Irvine and Kilwinning remains extremely competitive. Demand for family homes, modernised flats, and well-presented rental properties continues to outstrip supply. Despite the softer sales market, tenant demand remains strong and rental stock remains relatively limited. Many landlords continue to face increasing costs and regulatory pressures, which is restricting the number of new rental properties entering the market. As a result, rental values across much of North Ayrshire remain well supported.
Overall, the local market continues to look relatively healthy, but success increasingly comes down to pricing, presentation and launch strategy rather than simply listing a property online.
Understanding the local market makes a real difference. Get a free, no-obligation valuation from Brian — honest figures, straight advice.