Irvine & Kilwinning

The August figures show three slightly different stories across Irvine and Kilwinning. KA11 had a more active month, with more properties available, more new instructions and more sales agreed compared with July. KA12 cooled after a strong July — fewer properties came to market and fewer sales were agreed — but available stock is now much tighter than it was this time last year. KA13 had a stronger sales month than July, but average selling time remains long and the new-build context still needs to be read carefully.

This report is based on Rightmove Plus data for properties marketed during August 2026, comparing with July 2026 and August 2025. These figures are useful indicators of local portal activity rather than a complete record of every property transaction.

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At a glance — August 2026

Area	Available stock	New instructions	Sales agreed	Days on market
KA11	83	39	28	74
KA12	56	16	18	62
KA13 (headline)	105	30	24	82
KA13 (excl. identified new-build)	~62	~23	—	—

KA11 had the most sales agreed and the highest number of new instructions. KA12 had the lowest available stock and the fastest average selling time. KA13 had the biggest month-on-month improvement in sales agreed, but still had the longest average selling time.

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KA11 — August 2026

Measure	Jul 2026	Aug 2026	Change	Aug 2025	Annual
Available stock	71	83	+12	81	+2
New instructions	31	39	+8	37	+2
Sales agreed	21	28	+7	34	-6
Days on market	73	74	+1 day	80	-6 days

KA11 had a more active August than July. Available stock increased from 71 to 83, new instructions rose from 31 to 39, and sales agreed increased from 21 to 28. More properties came to market, but more buyers also agreed deals — a healthier balance than July.

The annual comparison adds some caution. August 2025 had 81 properties available, 37 new instructions and 34 sales agreed. This August had slightly more stock and slightly more new instructions than last year, but fewer sales agreed. Average days on market improved year-on-year, from 80 days to 74.

For sellers, there is still movement in the market, but there is not unlimited demand. Properties still need to be priced and presented properly. A well-prepared KA11 listing can attract attention, but sellers should not assume buyers will stretch beyond the evidence just because activity has improved.

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KA12 — August 2026

Measure	Jul 2026	Aug 2026	Change	Aug 2025	Annual
Available stock	70	56	-14	84	-28
New instructions	41	16	-25	26	-10
Sales agreed	31	18	-13	20	-2
Days on market	63	62	-1 day	70	-8 days

KA12 was the strongest performer in July, but August shows a cooler and tighter market. Available stock fell from 70 to 56, new instructions dropped sharply from 41 to 16, and sales agreed reduced from 31 to 18.

The year-on-year comparison gives a more positive view. In August 2025, KA12 had 84 properties available. This August there were 56 — a significant reduction. New instructions were lower than last year too, and sales agreed were only slightly lower at 18 versus 20. Average selling time improved from 70 days to 62 days, making KA12 the fastest-moving of the three areas.

KA12 has cooled compared with July, but still looks tight compared with last year. There are fewer homes available, fewer new listings, and properties are selling faster than they were twelve months ago. Low stock can help a seller attract attention, but it does not guarantee a sale. Pricing, presentation, photography and launch strategy still matter.

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KA13 Kilwinning — August 2026

Measure	Jul 2026	Aug 2026	Change	Aug 2025	Annual
Available stock	105	105	No change	120	-15
New instructions	31	30	-1	51	-21
Sales agreed	13	24	+11	16	+8
Days on market	83	82	-1 day	61	+21 days

KA13 is the most interesting area this month. Available stock stayed exactly the same at 105 properties and new instructions were almost unchanged at 30. The major improvement was in sales agreed — up from 13 in July to 24 in August, and also above August 2025’s 16.

However, average days on market remains the caution point. The figure moved only slightly from 83 to 82 days, which is still much higher than the 61 days recorded in August last year.

New-build context matters here. In August 2026, 43 of the 105 available properties were identified as new-build stock — 21 from Keepmoat and 22 from Persimmon — leaving approximately 62 established resale properties. In August 2025, there were approximately 81 resale properties available. On that adjusted basis, estimated resale stock appears lower this August than last year, and estimated resale instructions were slightly higher. This gives a more positive view of the resale market than the headline figures alone suggest.

The best reading of KA13 is this: Kilwinning had a much better sales month than July, resale stock appears lower than last year, but sellers still need to be realistic because average selling times remain long. Buyers are there — they are just not rushing into every property.

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KA11, KA12 and KA13 compared

August was not one simple market across Irvine and Kilwinning.

KA11 had the broadest activity — the highest number of new instructions at 39 and the highest number of sales agreed at 28. KA12 had the tightest stock and fastest selling time — 56 properties available and 62 average days on market. KA13 had the biggest month-on-month sales improvement, with sales agreed rising from 13 to 24, but also the longest average selling time at 82 days.

A seller in KA12 is not facing exactly the same market as a seller in KA11. A seller in Kilwinning needs to understand the difference between headline stock, new-build stock and actual resale competition. And even within each postcode, the result depends on property type, condition, price range and presentation.

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Overall market review

Buyers are still active, but selective. KA11 improved compared with July, but sales agreed are still behind last year. KA12 has much lower stock than last year and the fastest selling time, but new listings and sales agreed both dropped from July. KA13 had a strong improvement in sales agreed, but average selling time remains over 80 days.

The market is moving, but it is not forgiving. Sellers cannot rely on one headline number. Low stock helps, but it does not automatically create demand for every property. And where average selling times remain long, sellers need to be particularly careful about how they launch.

The properties most likely to perform well are those priced sensibly, presented properly, marketed clearly and positioned against their real competition.

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Outlook

Looking ahead, there are three things worth watching.

The first is KA12 stock. With available stock down from 84 last August to 56 this August, KA12 is the tightest of the three areas. If that continues, it could remain supportive for sellers.

The second is KA11 buyer activity. August was better than July, but sales agreed are still lower than last year. If more homes continue to come to market without a matching rise in sales, pricing will become even more important.

The third is KA13 selling time. Sales agreed improved strongly in August, which is encouraging. But average days on market remains high at 82 days. If that figure starts to fall over the next month or two, it would suggest Kilwinning is gaining momentum. If it stays high, sellers may need to prepare for a longer selling period.

Mortgage confidence will also remain important. Even where buyers are active, affordability and lending conditions can affect how quickly people are willing or able to move.

For sellers, the next few months are not simply about whether there are buyers. There are buyers. The question is whether your price, presentation and strategy give those buyers enough confidence to act.

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Thinking of selling?

If you are thinking about selling in Irvine, Kilwinning or the surrounding Ayrshire area, the most important message is not to base your decision on one headline figure.

Look at your postcode. Look at your price range. Look at your property type. Look at your direct competition. And look at what buyers are actually choosing between right now.

A good local market update can tell you what is happening generally. A proper valuation and selling strategy should tell you what that means for your own property.

If you are considering selling now, later this year or even into 2027, BE Listed can give you a straightforward view of your options. You do not need to be ready to go on the market immediately. Sometimes the best advice comes three, six or even twelve months before you sell.

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.

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At a Glance

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.

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Irvine — KA11

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.

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Irvine — KA12

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.

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Kilwinning — KA13

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.

KA13 New-Build Context

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.

What Does KA13 Really Mean?

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.

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Comparing KA11, KA12 and KA13

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.

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Seller’s Vision

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.

• “Stock is low, so I can ask more.”
• “Sales are up, so buyers must be desperate.”
• “Days on market are improving, so my property will sell quickly.”

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.

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Mortgage Update

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.

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The Landlord’s Desk

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.

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Outlook for the Next Three to Six Months

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.

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Thinking of Selling, Letting or Investing?

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.

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At a Glance

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	—	—

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Irvine — KA11

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.

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Irvine — KA12

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.

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Kilwinning — KA13

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.

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Comparing the Three Areas

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.

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Seller’s Vision

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.

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Landlord’s Desk

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.

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Outlook

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.