How to View and Filter Like a Pro
With your finances secure and your Mortgage in Principle (MIP) in hand, it is time to search. But smart searching is about far more than just scrolling through listings.
In the 2026 market, where buyer choice is high, you need to view and filter like a pro to save time and spot potential issues before they become costly mistakes.
Good filtering is the ultimate forward thinking habit; it ensures every viewing is a productive step towards finding your new home.
1. Filter Beyond the Basics
Do not just filter by price and bedrooms. To find a home that truly fits your life, you need to go deeper into the digital data available today.
The Lifestyle Filter: Filter by commute time and local amenities rather than just a postcode. If you work in central London, look at properties within a 45 minute travel radius of the Elizabeth Line or your specific station.
Floorplan First: Before you even look at the photos, view the floorplan. Does the layout work for your lifestyle? Can that "third bedroom" really fit a desk for your hybrid work? If the flow is wrong, skip it.
Decode the Description: Look for keywords like 'no onward chain'. In 2026, this is a massive plus for first time buyers as it significantly reduces the risk of the sale falling through. Conversely, 'offers in excess of' usually means the asking price is just the starting point-be prepared to negotiate.
2. Treat Viewings as Professional Inspections
A viewing is not just a walk-through; it is your chance to conduct a mini-survey. Bring your non-negotiables list and a phone to take photos (always ask the agent's permission first).
Look Past the Décor: The velvet sofa and trendy paint will leave, but the structure stays. Focus your eyes on the corners for damp patches, check the water pressure in the bathroom, and ask for the age of the boiler and electrics. Replacing a consumer unit or a boiler in 2026 can be a significant unbudgeted expense.
The Neighbourhood Check: A street can change completely between 2:00 PM and 8:00 PM. Visit at two different times: once during the day to check for parking and the general "feel," and once in the evening to gauge noise levels and street lighting. We take pride in helping our buyers understand the nuances of local Reading and Earley neighbourhoods.
3. Ask the Agent the Hard Questions
The estate agent is there to facilitate the sale, but they are also a fountain of information if you ask the right things. Do not be shy-this is your future investment.
"How long has it been on the market?" If it has been listed for more than three months in a steady 2026 market, ask why. Is it overpriced, or have previous sales fallen through?
"What is the seller's situation?" Are they moving into a new build, or is there a long chain above them? Knowing if they are motivated to move quickly can give you a "forward thinking" advantage during negotiations.
"What exactly is included?" Confirm the fixtures and fittings. Do not assume the garden shed, the designer light fittings, or the integrated appliances are staying.
Final Thought
In 2026, information is your greatest asset. By filtering with precision and viewing with a critical eye, you move from being a "browser" to a "power buyer." We take pride in guiding our clients through every hurdle of the search process.