You are relaxing with a drink in the garden, and the summer scent of flowers and sweet grass mingles with whatever you are cooking on the barbeque. You take a long sigh and feel so happy that you have made the effort to move. Perhaps you have not experienced this feeling for a while. It could be that you are a first-time buyer and are eagerly awaiting this special and unique feeling. As the market stands, there is more than just nice weather and pretty houses to tempt you into moving.

Strong sales
With the UK housing market currently sitting at 500,000 sales, many analysts expect to see these figures rise to more than one million by the end of the year.* This is good news; it means that your home will sell quickly if you put it on the market. And is more proof that the property market is vibrant and far more resilient than the gloomy picture painted by the mainstream media.

The summer rush
Many people are hastily getting on the move in time for summer, not wanting to move during the colder months of winter. Summer is a beautiful time of year to move to your ideal home and is traditionally a busy time of year. For sale signs start appearing as quickly as summer flowers, giving you more choice. But it’s best not to wait for a sign to go up; keep in touch with your friendly agent, as homes can disappear from the market as quickly as they appear. Your agent will alert you the moment the right property for you becomes available.

Surging choice of homes
With 65% more choice in homes than this time last year.* The buying process today is far more enjoyable. You no longer have to worry about making offers over the asking price. From large and small energy-efficient homes that ooze character to new builds, and interesting period properties in a multitude of rural and urban locations, the choice on today’s market is more varied than ever. Homes across the market have undergone a massive amount of improvement during the home improvement boom of recent years. That said, there are plenty of projects waiting for you to put your mark on.

Summer is a great time of year to move
The kids are off school, the days are longer, the weather is not as harsh, and moving your belongings in more clement weather is a nicer experience. It’s also a great time to meet the new neighbours for a drink in the garden or a barbeque after you move in.

Good timing
Timing counts for a lot when it comes to selling your home, and right now the market is a hive of activity. A good agent will have their finger on the pulse and have a buyer waiting for your home to make its appearance on the market.

A vision of summer living
Bright and breezy rooms with seasonal flowers, drinks on the decking as the sun goes down, or the smell of something delicious cooking on the barbeque, or a simple, more compact space with a few candles and soft music soothing you after a hard day’s work are worth making the effort for.

Don’t waste any more time and make your move this summer?

Get in touch to see how we can help.

Zoopla*

 

The property market always has a good deal for everyone, and right now, this has never been truer. The news tends to paint a bleak picture; however, on closer examination, it’s clear to see that the moving market is well balanced. If you are selling, buying, or both, then you are sure to find what you are looking for at the right price.

If you are selling
The property market is still benefiting from the rapid growth in prices over the past few years. With UK house prices rising on average by 3% in the year to May 2023, there is no doubt that things have returned to a healthier state.* Steady, solid growth creates confidence and stability. This means if you are selling, you are going to get a good price for your home, and if you move, you most likely have great levels of equity.

Buyer demand
Demand from buyers is up by 14% compared to 2019 and is 42% lower than a year ago.* It’s completely unfair and unrealistic to get downhearted by comparing today’s figures with those of last year. This was an exceptional year due to the hyperinflated market caused by COVID and other factors. The figure to concentrate on is that of 2019, which was a more realistic market, and with the increase in demand this year, you will sell your home quickly.

If you are buying
The property market is not exclusively a buyer’s market, as perhaps it has been in past years. But there is definitely a lot of scope for haggling, making an offer, or getting a good deal. Whatever your preferred term for saving money is, the trick is not to overdo it. You don’t want to miss out on the home you love by making too low an offer. This is where a good estate agent can help guide you through what can be a nerve-racking time.

A friendly face
Moving home is becoming more of a seamless experience. But having the right agent helps with this process. There is no substitute for a living, breathing person who spends day in and day out dealing with virtually all that is property related. Estate agents tend to know what is going on in your local market, can answer all your burning questions, put you in touch with anyone else you may need, and often have a list of buyers ready and waiting. Buying a home is an emotional experience, and when you are making big life-changing decisions, you don’t want to deal with a robot!

Beautiful buying weather
This time of year is perfect for moving. The birds are singing in the trees; it’s warm, and the prospect of being moved in time to enjoy the summer tempts many home movers into selling and buying. As a result, prices stay buoyant, and the choice of property flourishes. It’s a busy time of year, which adds vibrancy to an already good market.

Happy homes
Many homeowners keep their homes in tip-top shape during the summer. The result is that homes become happier places. Whether you are relocating to the countryside or to a new street, this time of year lends itself well to making some everlasting memories.

Browse our properties to take a glimpse inside your future happy home.

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This time of year is perfect for unwinding in the garden. So many people like to make the most of their outdoor living spaces by sharing them with their friends and family. Having a few extra guests around to make it more of a social occasion is always a good idea. But don’t forget to invite a bit of wildlife, which adds a touch of magic to your garden during these wonderful summer months.

Pick the right flowers
Flowers produce pollen for the birds, bees, and butterflies, which adds an orchestral soundtrack to your garden. Birds and butterflies are a spectacular sight to behold as you unwind in the garden with loved ones after a hard day’s work. And thanks to their hard work, the birds, butterflies and bees encourage more flowers to grow in your garden as they fulfil their role of fertilisation. Choose the flowers you love, adding the colours that make you happy, then let nature take its course.

Trees and shrubs
Whether bushes, hedges, trees, or shrubs are your thing, again, grow whatever you are most passionate about. Each will provide a great home for various forms of wildlife, from birds to insects. Growing a good amount of these things will create a better visual appeal for your garden and give the wildlife more choice when it comes to finding their nesting place of choice.

Build a pond
Building a pond can be great fun and is a relatively inexpensive way to add a whole new dimension to your garden. Buy a prefabricated pond and put it in the ground, or use a liner; either way, you are in for a little digging. All the hard work is worth it though, if you do it yourself. You will be able to sit back and drink your morning coffee while watching the birds, possibly even a toad, wash themselves before singing their morning songs. A good tip is to build a sloping side, almost like a beach, so that wildlife can get in and out of your pond. Perhaps fish are more your thing; either way, add some flowers to your pond, such as waterlilies, and watch them blossom.

Grow a meadow
Scatter flower seeds and create a meadow. Don’t worry if you don’t have the space to do this; you could grow small areas of long grass. These will also add to the visual appeal of your garden. Making it unique and different. This can encourage voles and caterpillars, and wildflowers have a unique beauty that is another feast for your eyes.

Create a rock garden
If you have areas in your garden that have poor soil quality, rock gardens are an ideal solution and don’t cost a lot to build. In fact, you may be able to build it for free. Build it next to your pond or wherever you feel it makes the biggest impact, and you will encourage pollinators and other forms of wildlife to thrive.

Added value to your home
While having more wildlife in your garden will not directly add value to your home it will enrich your garden, making it more attractive. This will add value to your home, and a well-presented garden with various features, flowers, trees, and shrubs will be far more appealing to buyers than a property with less visual appeal. Combined with the right outdoor living space; the perfect viewing point to appreciate all your hard work, you will have undoubtedly added significantly to the value of your property.

Are you looking for a home with an idyllic garden this summer?

Get in touch to see how we can help.

 

Perhaps you have just moved, or maybe you are thinking about moving. It could be that you are decorating a recently acquired buy-to-let property. Whatever your reason for decorating, sometimes the hardest decision to make is deciding on colour schemes. There is an eternal spectrum to choose from, and matching and creating rooms that are visually what you were hoping for is no easy task.

Did you know?
Some research suggests that we associate certain colours of inanimate objects with certain emotions. Here are a few examples: orange: happiness or energy, yellow: cheerfulness, red: love, passion, or danger and blue: relaxation, to mention but a few.

Are you selling your home or letting your home?
If you are renting out your home, neutral, warm colours are the best. That way, you can play it safe and not run the risk of decorating to your tastes and alienating potential tenants or buyers. Paler, softer colours that encourage as much light as possible will make your home appear larger. While it is tempting to opt for two-tone effects, do so in a conservative manner, if at all.

Do what makes you happy
If you are decorating for your own home, then this is a different matter. When it’s time to sell up and move, the chances are that your buyer will have their own ideas and tastes when it comes to decorating. Instead, have faith in your own tastes. Learn to trust yourself while seeking the right advice. Experiment with colours, and don’t buy until you try. Use the samples you are provided with and paint until you are happy. If you are not happy, today any colour can be matched with some clever mixing technology. So, if you can’t find the right colour, you can have it made.

Soothing spaces
Bathrooms, bedrooms, and sitting rooms are often places where feelings of tranquilly are at the top of the pecking order of desired emotions. Shades of blue and green can be useful in creating such feelings. The softer the shades, the less impact they will have. A good way to make these themes work well is by adding the right complementary furniture. In the case of a bathroom, a contrasting suit will accentuate these emotions and may distract your eye from the intensity of large painted areas. A good tip is to break up walls with mirrors, plants, pictures, shelves, or tiles to create a greater sense of serenity.

Furniture and finishing touches
A great way to add colour to create your desired mood is by not paying too much attention to the walls and focusing more on your furniture, features, and finishing touches. Gone are the days when it was all about wallpaper and paint, with furniture being a simple afterthought.

Neutral and darker colours are great for a feeling of cosiness. Then, if you want to add a dash of colour with yet more cosiness built in, use mustard shades or whatever colour you love. Neutral colours work with everything, and when you get to the end of your decorating expedition, the impact of small plants on a simple, free-standing table can be pleasantly surprising. So, when it comes to creating the perfect mood for each room in the house, start with your furniture.

Browse our properties today to find a home that matches the life you want perfectly.

 

 

There is so much more to your local estate agent than meets the eye. The skill set, depth of knowledge, and range of skills that are needed to succeed in the industry today are staggering. It’s little wonder most people still use a traditional estate agent over an online-only estate agent, and much of this is down to market knowledge and technology.

Technology
Your home will get great exposure to ready-and-waiting buyers thanks to connecting home buyers and sellers like never before. With access to databases of home movers, property listings, market analysis tools, and customer relationship management (CRM) software, your agent has the technology to sell your home quickly. Additionally, your agent may use virtual reality or 3D tours to provide immersive property viewings for remote clients. Add to this the huge social media reach, and you are on the move in no time.

Great personal service
There is no substitute for the friendly face of your local estate agent. It’s comforting to have a professional person to offer assurance and emotional support through what is an exciting time but is also a little nerve-racking. When you are moving, you have a lot of what-ifs. There is a lot to do, and having someone on the other end of the phone to guide you through all aspects of your move is very comforting.

Valuation
Valuing your home at the right level is critical in today’s complex and fluctuating market. If the asking price is too low, you could cost yourself some serious money. Too high, and your home will not sell. Potential buyers start to ask questions like; How long has the property been on the market? Your house sale becomes stale. This can lead to achieving a much lower price, as you are forced to sell at a lower price to regenerate buyer interest.

Market and area knowledge
Your local estate agent will know your local property market better than anyone else. Modern agents are made up of a talented team of people, from valuers to marketing strategists and property experts. Staying on trend with everything to do with property, they will know your local area as well as you will after living there for years.

Mortgages and other services
Modern estate agents have a broad network of contacts within the industry, from mortgage brokers and conveyancers to removal companies. Putting you in touch with a good mortgage advisor could be the difference between finding the right road to your new home and getting lost. This all makes for a seamless, less stressful move.

Marketing expertise
Gone are the days of traditional marketing methods. Modern estate agents are well-versed in digital marketing strategies, including social media, online listings, and virtual tours. They know how to present properties in the best light, creating eye-catching listings that attract potential buyers. Their marketing efforts extend beyond just listing a property; they also know how to stage homes for viewings and use professional photography to highlight your property's strengths.

Negotiation skills
Negotiating the price of your home can be a complex and emotional process. Your agent will make sure you get the best possible deal in the time frame that works for you. They act as intermediaries, helping to bridge the gap between buyers and sellers and ensuring that both parties are satisfied with the outcome. And this experience and knowledge make their fees worth every penny.

Legal compliance
It’s easy to fall down a legal pitfall when moving. This is why a modern estate agent is imperative for a smooth sale. Complex legal documents are included, from exchanging contracts to local regulations, and their expertise will save you time and money. Then you can enjoy the excitement of moving property to the fullest without any worries.

Contact us to see how we can guide you to a smooth home move

 

As summer rapidly approaches, on the back of a more than buoyant spring, homemovers are achieving good asking prices and getting offers accepted on their new homes. House prices are firming up, instead of rapidly rising, due to sensibly paced house price inflation. This creates good buying and selling conditions; however, it’s as important as ever to price your home correctly, so you can ‘mind the gap’.

 

What does ‘mind the gap’ mean? 

‘Minding the gap’ refers to the difference between the asking price a vendor is willing to accept and the agreed selling price of a home. The good news is the gap is narrowing, with the average difference between the asking price and the agreed sale price growing smaller, with average discounts at 3.9% in March, falling from 4.5% in November 2023.* These figures are yet more proof of an improving market. In some cases, this gap may not exist and it’s also worth remembering that homes are usually priced knowing that there will be room for negotiation. 

 

The art of negotiation

When an agent places a value on your home, they will do so knowing that buyers, will more often than not, try to negotiate on price, so they will take this into account. As a seller, you want to achieve the best possible price for your home and as a buyer, you want to get a lower than asking price offer accepted. Your agent or agents, if you are selling with one and buying with another, are working in your best interests. So, when it’s time to negotiate, even though it’s completely up to you what price you want to offer or accept, listening carefully to your agent's advice is crucial. 

 

Your home and your position in the market are unique 

Your home is as unique as you are, and may achieve more than the asking price, if it gets a lot of buyer interest. This could bring about a sealed bid. Even if this does not happen, you may not have a gap between your asking price and the agreed selling price of your home. On the other hand, if a cash buyer makes an offer below your asking price, then you may decide to accept the offer so you can make your move more quickly. Setting the asking price correctly in the first place should mean you will not have to reduce your price by too much. But, that does not mean you should simply choose the agent who places the highest value on your home.

The best valuations are not always the highest 

A good agent will value your home thoroughly, which is what you want. This is because they will find the features and positives of your home, its location, and the local market, so you can achieve a good selling price. It may be tempting to choose the agent who places the highest value on your home; however, it’s not always a good idea. Overvaluing your home can lead to your sale becoming stale. Some homemovers have found that they sell with a second agent, after not selling with their first choice, because the asking price was set too high.

Know your market 

In March, the percentage of asking prices achieved in the UK stood at 96.1% and with a 9% increase in sales agreed, the market is getting stronger.** However, your local estate agent will be an expert in your local market and in advising you on how to prepare your home for sale. They will also put local market analysis and a database of buyers to good use which will help your home find the right buyer at the right price. It’s good to keep track of the market yourself, by checking out recently sold prices, and comparing the condition of other similar properties. Then you can come up with the right pricing strategy with your agent, that gets you to where you want to be, without a big gap.

 

Get in touch to get moving this summer

 

Zoopla*
hometrack**

 

 

 

When you're attempting to sell your home, before you even consider placing it on the market, you need to decide what your goals are. Do you want a quick sale? Or do you want a big return on investment? There are several ways you can sell your home, and they all come with different benefits, but which property sale suits you?

Different ways to sell your property

There are two main methods for placing your property on the market: selling it through an estate agent or at auction. 

Selling it through an estate agent gives you a higher chance of achieving a sale at a well-reflected price, as selling it at auction can result in a quick and simple sale, but it may also undervalue the property. The fees are slightly higher for selling your property through an auction compared to enlisting the help of an estate agent.

What are the benefits of selling by auction?

The buyer is required to pay a 10% deposit almost immediately, and the majority of properties at auction are 'chain-free', reducing the likelihood of the sale falling through.

Auctions can be a quick selling method: your home is marketed for 3–4 weeks to gain attention, and then the auction takes place, hopefully leading to a successful sale.

What are the benefits of selling with an estate agent?

Selling your home through an estate agent comes at a lower fee and a higher asking price for your home. This allows you to achieve the maximum amount of profit on your property, as they are able to pin down buyers who are willing to pay a well-reflected, reasonable price against the market.

Selling through an estate agent broadens the buyer pool, as many buyers tend to overlook auctions due to their perception of potential fixer-uppers or problematic properties.

So, which property sale suits you?

The key takeaway is that selling your property at an auction could give you a faster sale, while estate agents tend to deliver a higher selling price for a lower fee.

If you're not concerned about the time it will take for your property to sell and you're looking for the highest possible price, an estate agent is your best option. Overall, you are more likely to achieve a higher price when you sell through an estate agent.

 

 

First impressions are crucial
When it comes to selling or renting your home, first impressions are everything. While many focus on big-ticket features like the kitchen or flooring, buyers and tenants often notice something completely different when they first walk in. Understanding what they notice can help you make small but impactful changes to create a lasting impression.

Cleanliness is key
Buyers and tenants notice how clean and well-maintained a property is more than anything else. A spotless home shows that the property is well cared for and worth considering. Clean countertops, floors, and fresh-smelling rooms give a positive first impression and create an inviting atmosphere. This doesn’t require a big investment just a little effort in tidying up.

The entryway sets the tone
The entryway is the first thing buyers or tenants see when they walk into your home, and it sets the tone for the rest of the viewing. A well-lit, tidy entry with a welcoming feel can make a big difference. Adding a plant, fresh doormat, or simple artwork can make it more inviting. A clean, organised entry creates a feeling of warmth and comfort that lasts throughout the viewing.

The importance of natural light
Natural light is one of the first things buyers and tenants notice. Rooms with plenty of light feel brighter, more spacious, and more welcoming. If your home doesn’t get much natural light, consider ways to reflect light, like using mirrors or light-coloured walls. Opening blinds, keeping windows clean, and using light tones can help maximise the natural light available, making the space feel more open and airy.

The little details that make a difference
It’s often the small touches that make a lasting impression. Buyers and tenants notice fresh flowers, a tidy garden, or newly painted doors. These simple details make a property feel cared for and loved. Keeping surfaces clear of clutter and ensuring everything looks neat can go a long way in creating a positive first impression.

Odours matter more than you think
Smells play a big role in how buyers and tenants feel about a property. A clean, fresh scent is inviting, while unpleasant odours can turn people off. Make sure to ventilate rooms before a viewing and remove any musty smells. A neutral, pleasant scent will help create a welcoming environment, making it easier for potential tenants or buyers to imagine themselves in the space.

Functionality over aesthetics
While the aesthetics of your home are important, buyers and tenants often focus on how well the space works for them. They notice if the layout suits their needs and whether it feels practical. A well-organised, decluttered space will feel larger and more functional, even if the aesthetics aren’t perfect.

The overall vibe of the space
Ultimately, what buyers and tenants notice first is the overall feel of the space. Does it feel welcoming, well-maintained, and easy to live in? Creating a positive emotional connection is key. Even small touches like ensuring the space is bright, clean, and tidy can help make the property feel ready for them to move in.

Want to make a lasting impression? Let’s ensure your property stands out.

 

The conversation most sellers skip

You're about to trust someone with your largest asset - yet most sellers spend more time researching a new coffee machine than choosing the right estate agent. The conversation you have before signing matters far more than any reassurance you’ll hear after your property is overpriced and sitting stagnant. These are the questions that reveal whether an agent truly knows their craft or simply tells you what you want to hear.

What have comparable properties sold for?

Not what they’re listed at. Not what they might have achieved “in a better market.” What have similar properties in your immediate area actually sold for in the last three months? A strong agent should provide specific addresses, sale prices, and completion dates. If they can’t, they’re guessing - and you’re not paying for guesswork.

Agents suggesting valuations significantly above recent comparables aren’t identifying hidden value. They’re inflating numbers to win your instruction - numbers they’ll later reduce when your listing inevitably stalls.

What’s your average time from listing to sale?

You don’t need national industry averages. You need your agent’s actual performance on properties like yours. If they’re vague or drift into general market chatter, that’s a red flag. Good agents speak confidently about their track record - with verifiable evidence.

Ask about the properties they didn’t sell too. Their honesty about failures reveals far more than their success stories.

How do you determine your marketing strategy?

If the answer is simply “professional photos and a Rightmove listing,” that’s not strategy - that’s the bare minimum. Ask how they plan to position your property, who specifically they’re targeting, and what makes their approach different from the agent down the road.

Real strategy sounds specific: buyer databases, targeted digital campaigns, tailored messaging. Vague phrases like “maximum exposure” and “strong network” suggest little thought beyond uploading photos and waiting.

What happens if we don’t get offers?

This is where you learn how the agent handles difficulty. Do they instantly suggest price reductions? Do they analyse viewing feedback? Do they adapt their marketing? Good agents have a defined process for diagnosing and correcting underperformance - not just reflexive price cuts.

Ask: At what point would you recommend reducing the price, and by how much? Their answer shows whether they understand strategy or simply panic.

What are your actual fees and what do they cover?

Don’t stop at the percentage fee. Ask what’s included: photography, floor plans, EPCs, premium portal features, and whether there are early exit fees if you’re unhappy. Get everything in writing before signing.

Cheap isn’t better if it means basic listings. Expensive isn’t better if the service is identical. You’re paying for outcomes - not promises.

Why these questions matter

Sellers who ask these questions avoid months of stagnation, overpricing, and frustration. They identify evidence-driven agents with proven track records instead of smooth talkers offering inflated valuations. This difference determines whether your sale completes smoothly - or turns into a drawn-out six-month ordeal.

Our team provides independent guidance on agent selection and realistic sales strategy - get expert advice today

Here's what landlords, renters, and prospective buy should know about navigating the months ahead.

The dust is settling on the 2025 Autumn Budget, and property market experts are now assessing what the announced measures mean for house prices, buyer behaviour, and rental demand in the coming year. Whether you're a landlord, tenant, or prospective buyer, understanding these trends will help you make smarter decisions. 

Clarity brings market stability 

The most significant development is the confirmation that there will be no annual tax on properties above £500,000. This brings clarity to owners of roughly 210,000 homes currently on the market above this threshold. With certainty established, buyer interest is expected to strengthen heading into 2026, particularly across London and southern England. 

The existing stamp duty system remains intact, providing continuity for the market. Market analysts expect this clarity to support renewed activity after a period of waiting. Properties priced appropriately for current conditions will continue to transact, and buyers with financing in place can move forward with confidence. 

What landlords need to consider 

From April 2027, property income tax rates will adjust by 2 percentage points across all bands, basic rate moving to 22%, higher rate to 42%, and additional rate to 47%. This follows last year's stamp duty adjustment on additional homes (from 3% to 5%), alongside the Renters' Rights Act and energy efficiency regulations forming part of the shifting landlord landscape. 

Significantly, rents have risen 25% over the last five years, which has supported landlord income during this period of change. This rental growth has provided returns that help landlords navigate the new regulatory and taxation environment. 

Landlords can focus on properties with strong rental demand fundamentals, good employment prospects, transport links, and practical layouts. The April 2027 implementation date provides time to review portfolio performance and consider strategic adjustments where beneficial. 

The targeted mansion tax 

From 2028, a high-value council tax surcharge will apply to properties worth over £2m, an estimated 0.5% of UK homes, with 85% in London and the South East. The annual charge of £2,500 for properties between £2m-£5m, rising to £7,500 above £5m, is more modest than some predictions suggested. 

For a majority of the market, 99.5% of homes, this measure will have no impact. The targeted nature means typical buyers, sellers, and homeowners can proceed with their plans unchanged. 

The rental market perspective 

For tenants, the 25% rent growth over five years reflects strong underlying demand in the rental sector. As buyer confidence returns following budget clarity, the balance between renting and purchasing becomes clearer for those weighing their options. 

With the existing stamp duty system maintained and no new barriers to homeownership introduced, the path to purchase remains consistent with pre-budget conditions. This allows for informed decision-making based on personal circumstances and financial readiness. 

The year ahead 

The post-budget outlook centres on targeted adjustments rather than dramatic change. The confirmation about the £500,000 threshold removes uncertainty for 210,000 homes currently on the market. The existing stamp duty system provides continuity for most market participants. Targeted adjustments affect specific segments, 0.5% of homes above £2m and landlords planning for April 2027 changes. 

This creates a more predictable environment for planning. Buyers gain certainty about purchase costs. Sellers understand the landscape for marketing their properties. Landlords have a clear timeline for adjusting to new income tax rates. Homeowners below £2m see no changes to their position. 

The market rewards those who understand these specifics and act on clear information. With speculation about sweeping property tax changes now resolved, participants can make decisions based on actual measures rather than anticipated scenarios. 

Contact us for guidance based on current conditions and forecasts 

 

From targeted taxation changes to maintained structures for most participants, here's everything landlords, renters, and investors should know heading into 2026.

The 2025 Autumn Budget marks an important moment for the property market as we close out 2025. With targeted changes to taxation, maintained stability for most homeowners, and evolving market dynamics, understanding what's happened and what's coming will help everyone make smarter property decisions in the year ahead. 

The budget changes reshaping property 

The most significant news is the no annual tax on properties above £500,000, bringing clarity to roughly 210,000 homes currently on the market above this threshold. The existing stamp duty system remains completely intact for all buyers. 

However, targeted measures affect specific segments. From 2028, a high-value council tax surcharge will apply to properties worth over £2 million, affecting an estimated 0.5% of UK homes. This surcharge will impact 85% of properties in London and the South East. The annual charge will be £2,500 for properties valued between £2 million and £5 million, rising to £7,500 for properties worth more than £5 million. 

For landlords, property income tax rates adjust by 2 percentage points from April 2027. Basic rate moves to 22%, higher rate to 42%, and additional rate to 47%. This follows last year's stamp duty adjustment on additional homes (from 3% to 5%). 

These changes represent differentiated impacts across the market. For the vast majority, 99.5% of homeowners and all buyers, the budget maintains existing structures. For high-value property owners and landlords, the measures create planning considerations for the years ahead. 

What landlords can expect in 2026 

Landlords have a clear timeline for adjusting to new income tax rates from April 2027. Combined with ongoing regulatory developments including the Renters' Rights Act and energy efficiency requirements, this creates an evolving operational environment. 

Significantly, rental demand fundamentals remain robust. Rents have risen 25% over the last five years, supporting landlord income during this period of change. This rental growth provides returns that help navigate the shifting taxation landscape. 

Landlords can focus on properties with strong tenant demand, manageable costs, and reliable yields. The April 2027 implementation date provides time to review portfolio performance, calculate returns incorporating new tax rates, and determine optimal strategies for individual circumstances. 

Renter and buyer perspectives 

For renters, the 25% rent growth over five years reflects strong underlying demand in the sector. The budget's impact on rental supply will depend on how individual landlords respond to the taxation adjustments, creating varying outcomes across different markets. 

Buyers gain clarity now that no £500,000 annual tax will be introduced, and the existing stamp duty system remains unchanged. This removes months of uncertainty that had characterised market hesitancy. With the threat of sweeping property tax changes lifted, buyer interest is expected to strengthen heading into 2026. 

First-time buyers continue to benefit from existing thresholds, and those purchasing additional properties work within the established framework. The absence of new barriers to homeownership means the path to purchase remains consistent with pre-budget conditions. 

Market outlook for 2026 

The removal of uncertainty around the £500,000 threshold creates conditions for renewed activity. Market analysts expect buyer interest to strengthen, particularly across London and southern England where significant numbers of homes fall above this level. After several months of hesitation whilst participants waited for budget clarity, that waiting period now ends. 

Properties priced appropriately for current conditions will continue transacting. The existing stamp duty system provides continuity, whilst the targeted nature of changes, affecting only 0.5% of homes with the mansion tax from 2028 and landlords from April 2027, means most market participants can proceed with their plans unchanged. 

The fundamentals supporting property investment remain sound. Strong rental demand, as evidenced by 25% rent growth over five years, continues. The clarified taxation landscape allows for informed planning rather than speculation about potential changes. 

Positioning for success 

Whether you're a landlord reviewing your portfolio, an investor seeking opportunities, a renter considering your options, or a buyer planning your purchase, 2026 offers clearer conditions for decision-making than the uncertainty that preceded the budget. 

Landlords have a defined timeline to April 2027 for adapting to new income tax rates. High-value homeowners understand the 2028 mansion tax implementation. Buyers and many homeowners know the existing structures remain in place. This clarity enables strategic planning based on actual measures rather than anticipated scenarios. 

Understanding the specific impacts on your situation, focusing on strong fundamentals, and acting on clear information positions you well for the year ahead. The roughly 210,000 homes on the market above £500,000 benefit from lifted uncertainty. Regional opportunities continue to develop. The market rewards those who move forward with confidence based on facts. 

Contact us today for guidance tailored to your circumstances and goals