Thanks so much to all for your input, I own a home with mortgage .. wife and 2 young kids, wife is looking to move to a new/ newish detached house with nice garden etc, I appreciate that raw materials have increased etc. but can't justify paying prices that houses are currently especially new builds that generally tend to be small houses with box gardens , in my humble opinion it's madness, approx, 2years ago I would have been able to get a good house for 215k, ( max budget I'd be comfortable with) today same houses wd cost over 290k, I'm just going to sit this out and visit the market again in 6 months, hoping a correction has occured, then again prices could keep on rising for some daft reason.