Thinking of Moving in Sittingbourne? Here’s Why January Beats Boxing Day for Selling Your Home
Selling your home in Sittingbourne, Kent? Despite the hype around the Boxing Day Bounce, views don’t equal offers. Most buyers aren’t motivated and agents are closed. January delivers stronger demand, better competition and the best chance of achieving a higher price.
Why Boxing Day Isn’t the Best Time to Sell or Search for Property — And Why Serious Movers Wait for January
Every December, estate agents push the same predictable message:
“List your home on Boxing Day — Rightmove views skyrocket!”
It’s well-rehearsed.
It sounds compelling.
And it’s largely wrong.
Yes, Rightmove views spike — because people are slumped on the sofa scrolling on their phones.
But views are not offers.
Views are not viewings.
Views are not qualified buyers.
Below is the reality the industry rarely admits, and why January is strategically stronger for anyone who wants the best result, not just a fast listing.
1. Boxing Day viewers are not motivated buyers
Most people browsing on 26 December are:
• bored
• full of leftover turkey
• window-shopping out of curiosity
• not financially prepared
• not ready to view
• not in a position to offer
If you're desperate to sell, yes there may be one buyer around.
We’re not denying that.
But if you're aiming to maximise your selling price, you need choice.
You want several motivated buyers competing, not one opportunistic viewer who takes advantage of a quiet market.
Competition drives price.
Boxing Day does not create competition.
2. Most agents are closed or on skeleton staff
This alone destroys the Boxing Day narrative.
When your home goes live on 26 December, who is:
• answering enquiries?
• converting leads?
• qualifying buyers?
• booking viewings?
• following up interest?
Very few agents.
Even fewer experienced negotiators.
Interest goes cold quickly.
Momentum dies before it starts.
A launch without a team behind it is wasted exposure.
3. Boxing Day is dominated by stale stock, price reductions and failed listings
The Boxing Day surge looks dramatic, but the truth is:
Much of the stock released that day is:
• old listings relabelled as “new”
• properties that failed earlier in the year
• reduced homes
• leftovers agents want to recycle before January
Launching a fresh, well-presented home into that clutter makes no sense.
It gets lost.
It gets compared to weaker stock.
Its value is diluted.
4. More listings = more supply = lower prices
Boxing Day releases create a supply spike, not a demand spike.
Higher supply pushes buyers to:
• negotiate harder
• wait for reductions
• compare more alternatives
• reduce urgency
This directly impacts your final selling price.
If your goal is maximisation, timing matters.
5. January attracts motivated buyers not browsers
January is where real movement begins.
This is when people:
• finalise budgets
• begin new jobs
• plan relocations
• reassess school catchments
• commit to moving
• instruct solicitors and mortgage brokers
Buyer quality increases.
Buyer urgency increases.
Buyer seriousness increases.
This is the environment where sellers achieve stronger results.
6. New Year, New Start: Market psychology is on your side
January carries momentum.
People want change, fresh starts, progress.
That mindset aligns perfectly with property decisions.
For 2026, there’s even more tailwind:
• Market stability has returned across 2024-25
• The Budget is clear; uncertainty has reduced.
• Mortgage rates have steadied.
• Buyer sentiment is improving.
Our view:
2026 will see renewed confidence, more commitment, and stronger activity than the last two years.
Launching into that confidence, not Christmas noise, is how you maximise your selling price.
7. Early-access buyers move before Rightmove sees anything
The biggest shift in modern agency happens off the portals.
At Harrisons, we don’t rely on “Rightmove first.”
Many homes are matched privately to pre-qualified buyers through our Heads-Up Alerts before they ever appear publicly.
This gives sellers:
• stronger early offers
• cleaner chains
• fewer wasted viewings
• reduced fall-through risk
• controlled competition
And buyers get:
• first access
• less competition
• the chance to view before a crowd appears
The best results rarely start on a portal.
8. A fresh January 2026 listing date beats a Boxing Day launch every time
A Boxing Day listing screams:
“Agent tactic.”
A January listing says:
“Fresh. Intentional. Serious.”
It positions your home in line with:
• motivated buyers
• full staffing levels
• higher enquiry quality
• real competition
• stronger market confidence
That’s how you maximise value.
The Truth: The Boxing Day Bounce Is a View-Count Myth, Not a Selling Strategy. Agents push it because they want instructions before Christmas.
It’s convenient for them — not optimal for you.
If you want to:
• achieve a higher price
• attract multiple motivated buyers
• avoid being drowned in Christmas noise
• leverage a more confident 2026 market
January is the smart choice.
Get Early Access to January’s Homes
If you're planning a move in 2025 or 2026, update your details now to see homes before they hit Rightmove.
Register for early access and wet your Heads-Up Alerts HERE
Move early.
Move smart.
Maximise your result, without falling for the Boxing Day myth.