It’s the day of the year when soaring numbers of people are looking to buy a home.

For many, logging onto Rightmove on Boxing Day will be as important as tucking into the leftovers and getting in early for the High Street sales.

Experts say we gravitate towards Rightmove and other property platforms as our mind begins to turn towards New Year aspirations.

Others might have spent Christmas Day away with distant family and made their mind up they’d like to move a bit closer to loved one.

Many therefore, choose to list their home on Boxing Day, when property websites such as Rightmove see a surge in traffic.

However, this flurry of festive activity can actually work against you.

With hundreds of new listings going live at once, competition is fierce and it’s easy for your property to get lost in the crowd.

By waiting until early January, you can enter a calmer, more focused marketplace. This gives your home a better chance to stand out and attract serious, motivated buyers who are ready to make a move in the new year.

Here are my insights on the biggest risks of listing a property on Boxing Day

High competition:
The influx of new listings makes it harder for your property to stand out, as buyers are presented with an overwhelming number of options.

Perception of being “stale”:
By the time the New Year rush begins, Boxing Day listings may appear dated. This can cause potential buyers to overlook your property or assume it has failed to sell, which may lead to lower offers.

Less serious buyers:
Many people browse Rightmove over Christmas out of curiosity rather than intent. This can result in wasted time on viewings that don’t go anywhere.

Festive distractions:
Even if buyers are active, their focus is often divided between holiday plans and family time. Plus, Christmas decorations can make a home feel cluttered or overly personal, which may prevent viewers from imagining themselves living there.

The Benefits of Listing in Early January

Less competition:
The initial holiday rush subsides, meaning your home won’t have to compete with hundreds of others. This gives your listing a better chance to catch the eye of serious buyers.

More motivated buyers:
Many people see January as a time for new beginnings. Those who are actively searching in the new year tend to be ready to move quickly and make realistic offers.

A fresh and appealing listing:
A January launch ensures your property appears new and relevant, rather than lost among older festive listings.

Improved presentation:
With decorations packed away and your home back to its natural state, it’s easier to present it at its best, clean, spacious, and inviting.

Why Buyers Should Be Cautious of the Boxing Day Buzz

From a buyer’s perspective, it’s also worth resisting the temptation to dive straight into the Boxing Day property frenzy. While it may feel exciting to join the rush, the hype can often lead to inflated prices and rushed decisions.

Elevated prices:
Sellers and agents know that Boxing Day attracts huge online traffic, so properties are often listed at the higher end of the price range to test the market. In a competitive atmosphere, buyers can feel pressured to act quickly, sometimes paying more than a home is truly worth.

Limited choice and clarity:
Many listings go live before sellers are fully ready, meaning photos or details may be incomplete. You could miss crucial information in the rush.

Emotional decisions:
The excitement of the “Boxing Day boom” can lead to impulsive decisions. It’s easy to fall in love with the first property you see online, only to realise later it’s not quite right.

Better value in January:
By waiting until early January, buyers often find a clearer market, more accurate pricing, and sellers who are genuinely ready to move. It’s a calmer, more strategic time to start your search.

* As a mortgage is secured against your home, it could be repossessed if you do not keep up the mortgage repayments. The Financial Conduct Authority does not regulate some forms of buy-to-let mortgages. The Financial Conduct Authority does not regulate will writing and taxation and trust advice
Sam Fox is foudner of UK Mortgage Centre