December 2025 Property Market Update

Renters Reform is locked in – so what now? November brings the reality of these changes into sharper focus, alongside the usual Budget considerations. If you're a landlord, especially one who's not doing this full-time, it's time to get to grips with what it all means. Is the government making life harder for landlords? Maybe. But the real question is: how do you adapt and thrive in this new landscape? Budget 2025: Key Property Updates from Government Sources 1. High Value Council Tax Surcharge The government is introducing a new High Value Council Tax Surcharge for residential properties worth over £2 million in England, starting April 2028. The charges will be: £2,500 per year for properties worth £2-5 million £7,500 per year for properties worth over £5 million This affects fewer than 1% of properties and will be paid by property owners rather than occupiers 2. Property Income Tax Changes From April 2027, the government will create separate tax rates for property income : Property basic rate: 22% Property higher rate: 42% Property additional rate: 47% This applies to England, Wales and Northern Ireland. The government will engage with devolved governments of Scotland and Wales regarding setting their own property income rates 3. Business Rates Reform The government is introducing permanently lower business rates for retail, hospitality and leisure properties with rateable values below £500,000: Small business RHL multiplier: 38.2p (down from 49.9p) Standard RHL multiplier: 43p (down from 55.5p) This is funded by a higher rate for properties worth £500,000+, set at 50.8p 4. Housing Investment The government is committing to deliver 1.5 million homes in England this Parliament, backed by: £39 billion Social and Affordable Homes Programme over 10 years £16 billion National Housing Bank At least three new towns with 10,000+ homes each The National Housing Bank will be headquartered in Leeds as part of a financial services cluster 5. Inheritance Tax Changes The government will maintain the nil-rate band and residence nil-rate band at current levels for a further year until April 2031. The £1 million allowance for 100% rate of agricultural and business property relief will also be transferable between spouses and civil partners 6. Planning Reforms The government is implementing the most ambitious planning reforms in a generation through the Planning and Infrastructure Bill, which aims to: Speed up major infrastructure delivery by up to 12 months Enable "default yes" to development around train stations Add 170,000 homes through reformed planning rules The OBR estimates these reforms will add £6.8 billion to the economy Renters' Rights Act Phase 1: 1 May 2026 The core reforms will take effect, including: Abolition of Section 21 'No Fault' Evictions Landlords can no longer evict tenants without a specific reason End to the practice that has pushed thousands into homelessness All assured tenancies become periodic (rolling contracts) New Tenancy Structure All new and existing tenancies become Assured Periodic Tenancies Tenants can stay as long as they want (until valid grounds for eviction) Tenants can end tenancy with two months' notice Reformed Possession Grounds Landlords can only evict with valid reasons such as: Selling the property Moving in themselves or close family member Tenant rent arrears or anti-social behaviour Extended grounds for serious persistent rent arrears and anti-social behaviour Rent Controls Rent increases limited to once per year Landlords must give at least 2 months' notice of increases Tenants can challenge excessive above-market rents designed to force them out Ban on Rental Bidding and Advance Payments Illegal to ask for or accept offers above advertised rent Cannot request more than 1 month's rent in advance Anti-Discrimination Measures Illegal to discriminate against tenants with children or on benefits Must base decisions only on financial suitability Pet Rights Tenants have right to request pets Landlords must consider requests and cannot unreasonably refuse Initial 28-day consideration period for landlords Strengthened Enforcement Enhanced local council powers and civil penalties Rent repayment orders extended to superior landlords Maximum penalties doubled for repeat offenders Phase 2: From Late 2026 Private Rented Sector Database Mandatory registration for all PRS landlords from late 2026 Annual fee required (amount to be confirmed) Must provide: Landlord contact details Property details (address, type, bedrooms, occupancy) Safety information (Gas, Electric, Energy Performance Certificates) Private Rented Sector Landlord Ombudsman Mandatory scheme for all landlords (expected 2028) Binding dispute resolution service Powers to compel landlords to: Issue apologies Provide information Take remedial action Pay compensation Phase 3: Dates TBC (Subject to Consultation) Decent Homes Standard Applied to PRS for first time Properties must be safe, well-maintained and free from serious hazards Consultation proposed implementation for either 2035 or 2037 Awaab's Law Extension Clear legal timeframes for landlords to address serious hazards Particularly focuses on damp and mould issues Empowers tenants to challenge dangerous conditions Energy Efficiency Standards Consultation on requiring all PRS properties to meet EPC C or equivalent by 2030 November Newsletter - Budget Disappointment & Renter Reform Thoughts Well, the UK budget arrived, and... it was a bit of a letdown, wasn't it? Not much in there to really grab your attention. It feels like the government's nudging everyone to get their money working harder through investments, rather than letting it sit in a bank. And that's a point we've been making for ages! While everyone's been waiting and watching, those who've already invested with us have been reaping the rewards. On the Renters Reform Bill, we reckon about 90% of it is just good, common sense – stuff we're already doing as standard (and often going above and beyond). As for the other 10%, we're waiting for the full picture to emerge before we make a judgement. The bottom line? If you're in property to make money, it's a business. Treat it that way, and you'll see the difference. This blog post was written by Chris and Anthony Hunter, founders of Chant Properties Ltd. The information provided is based on market data available as of November 2025 and represents our current understanding of the property market. Always seek professional advice before making investment decisions. Please fact-check all information before publishing, particularly the statistics, dates, and specific details about policy changes.

Amateur landlording is officially dead. But property profits are still very much alive. October 2025 delivers what many industry insiders are calling the final nail in the coffin for hobby landlords, as regulatory changes complete the transformation of property management into a strictly professional business requiring specialist expertise. While part-time landlords struggle with the Renters Rights Act implementation and Awaab's Law compliance deadlines, cash investors continue to enjoy strong returns without the mounting complications. Even Bristol Council—with its substantial resources—admits it can't meet the October 27th standards, highlighting the impossible burden now facing small operators. The pension age increase to 57 for those born between 1971-1973 further accelerates this shift, eliminating a crucial funding source for many landlords while creating perfect timing for cash investors to partner with established property businesses. Renters Rights Act: Now starts the fun The Renters' Rights Act has received Royal Assent, bringing the biggest changes to the rental sector in a generation. While it's business as usual for now, landlords should prepare for major reforms coming within the next six months: • Abolition of Section 21 "no-fault" evictions • All tenancies becoming periodic by default • Mandatory written agreements • Restrictions on advance rent payments New enforcement powers will activate within two months, giving local authorities the ability to issue civil penalties up to £40,000 and process rent repayment orders for up to two years. Later implementations will include a mandatory landlord database, ombudsman registration, and extended Decent Homes Standards. The government promises "sufficient notice" before implementation, but landlords should start preparing now by ensuring all documentation is current and properties meet compliance standards. Sources https://www.nrla.org.uk/news/renters-rights-bill-royal-assent-what-happens-now Bristol Council admits it may fail to comply with Awaab's Law when it comes into force on 27th October 2025. Key Points: The irony: Bristol Council has been highly critical of private landlords and campaigned for rent controls, yet now admits it can't meet the same standards it expects from others The problem: Only one-third of council homes have been surveyed, IT systems need updating, and there's a major repair backlog The scale: Over 3,000 council homes suffer from damp and mould, with 300 having repairs delayed over a year The blame game: The current Green Party administration blames the previous Labour council for "historical underinvestment" Awaab's Law requires social housing landlords to fix emergency hazards and dangerous damp/mould within set timeframes - named after two-year-old Awaab Ishak who died from prolonged mould exposure in his social housing. If you need any help with this, please contact https://www.envirovent.com/ for free advice and or free survey Sources https://www.landlordtoday.co.uk/breaking-news/2025/09/controversial-council-admits-it-might-fail-awaabs-law-next-month/ North East According to the Office for National Statistics, the average house price in the North East was about £164,000 in August 2025, with an annual increase of 6.6% compared to a year earlier. The region is therefore among the strongest performers in England in terms of price growth, benefiting from more affordability and less drag from the high-end market. From the broader Hometrack Data Systems Ltd UK index: Northern/affordable markets are showing price inflation of ~2-3% or more, while most of the South shows under 1%. Implication : For buyers or sellers in the North East, this suggests relative strength — good value compared to the national average, rising prices, and likely stronger buyer activity. Yorkshire and the Humber For this region, the ONS data show an average house price of about £207,000 in August 2025, up from ~£202,000 the previous year — an annual rise of roughly 3.0% . The Hometrack index indicates that while growth in northern/affordable markets is stronger than the South, the headline growth rate for the region is more moderate (in the “2-3%” ballpark) rather than the 5-6% seen in some pockets. Implication : Yorkshire & the Humber remains affordable relative to many southern regions, but growth is more modest than in the top‐performing northern sub‐markets. For sellers this means realistic pricing is important; for buyers it remains an attractive region with less risk of overheating. Sources https://www.ons.gov.uk/ https://www.hometrack.com/newsroom/uk-house-price-index/ Key Change: From April 2028, the Normal Minimum Pension Age (NMPA) will increase from 55 to 57 years old. Who's Most Affected: People born between 6 April 1971 and 5 April 1973 could lose up to two years of pension access Those born before 6 April 1971 are unaffected Those born after 5 April 1973 will only access pensions from age 57 Main Impact: If you were planning to retire, reduce working hours, or pay off your mortgage at 55, you might now need to wait until 57. This could mean postponing life plans, taking on debt, or missing opportunities. Important Notes: Some people may have "protected pension age" that could exempt them The rules are complex and depend on pension scheme structure and transfers People in the affected birth range can only access funds already in drawdown once the NMPA increases Professional advice is recommended to understand your specific situation Sources https://www.robson-laidler.co.uk/the-normal-minimum-pension-age-is-increasing-could-this-affect-you/ Our Thoughts The property landscape is shifting fast, and smart investors are already adapting. The compliance burden is getting heavier. When even Bristol Council admits it can't meet Awaab's Law requirements for its own properties, you know the standards are demanding. Private landlords face the same obligations but with far fewer resources than local authorities. The pension rule change is forcing decisions. That two-year delay from 55 to 57 might not sound significant, but for landlords banking on pension access to fund property improvements or clear mortgages, it's disrupting carefully laid plans. The consolidation is beginning. Smaller landlords are selling to more professional operators who can handle the regulatory complexity. Properties are changing hands, but they're not disappearing from the rental market—they're just moving to landlords better equipped to manage them properly. If you're feeling the pressure of these changes, remember: exiting doesn't mean losing. With current property values and our proven acquisition process, you can unlock your equity without the stress of compliance deadlines or pension delays. This blog post was written by Chris and Anthony Hunter, founders of Chant Properties Ltd. The information provided is based on market data available as of September 2025 and represents our current understanding of the property market. Always seek professional advice before making investment decisions. Please fact-check all information before publishing, particularly the statistics, dates, and specific details about policy changes.

September seemed less eventful than previous months. This could be because people are now waiting for a budget in late November and what surprise could be coming everyone's way.  What Zoopla thinks UK house price inflation is about 1.4 % year-on-year to August 2025. High-value properties are facing the strongest headwinds:   • Buyer demand for £1 million+ homes is down ~11 % year-over-year.   • New listings above £500,000 are also down (9 % fewer at £1m+, 7 % fewer at £500k+). Some parts of southern England are already seeing year-on-year price declines (e.g. Bournemouth, Exeter, Central London) due to increased supply and changing tax burdens for second homes. Zoopla notes that moving home typically takes 6-7 months from offer to completion, so decisions made now may be affected by future tax changes. Zoopla House Price Index: September 2025 Home Track report Annual house price inflation is 1.4 % to August 2025. Demand for higher-value homes is weakening. Transactions for homes priced at £1 million+ are down ~11 %. There are fewer new listings in the >£500,000 range. Stronger price growth in more affordable areas. In cheaper markets, inflation is up to +2.8 %. Mortgage rates are relatively stable (4 %–5 %). This stability supports demand, but rates are unlikely to fall soon. Widening geographic divergence. The “north/south divide” is growing: southern England is weaker, while many other UK regions are stronger. Overall market activity is expected to plateau. But Hometrack cautions that serious bu yers and sellers shouldn’t delay decisions. Hometrack Report ONS Overall Growth : UK house prices have increased by approximately 2.7% year-on-year as of July 2025, with regional variations: England saw a 2.7% rise, Wales 2.0%, and Scotland 3.3% Office for National Statistics . Foreign Investment in Buy-to-Let : Despite recent tax increases and regulatory changes targeting landlords, foreign investment in UK buy-to-let properties is on the rise. Investors are attracted by the country's strong legal framework, clear property ownership rules, and attractive rental yields—around 10% in some regions The Times . Forecast Adjustments : Knight Frank revised its 2025 forecast to a 1% increase, down from 3.5% in May, citing high supply and speculative tax concerns Knight Frank UK . You'll notice a common thread running through these reports. We've highlighted similar viewpoints from different sources to show you the consensus: most companies are thinking along the same lines. Our Final Thoughts: Navigating Uncertainty in the UK Property Market This month, all eyes are on two big unknowns impacting the UK property landscape: the upcoming budget at the end of November and the ever-looming Renters Reform. It feels like everyone's holding their breath, wondering what these changes will mean for their investments. We understand the hesitation. Should you buy? Should you wait? These are valid questions. But at Chant Properties, we've always viewed property as a long-term game. Rules and regulations will inevitably change, but our core philosophy remains the same: if the deal is right, we're in. This year has been a rollercoaster of predictions. Remember the forecasts of sky-high prices and massive growth? As you've likely seen, many companies (some mentioned in this very newsletter!) are now readjusting their expectations. House price growth has slowed, and rents are starting to slow up, reflecting the ongoing push and pull in the market. The key takeaway? Don't let short-term uncertainty paralyse you. Property investment requires a long-term perspective. We'll adapt to the changing rules, continue to seek out solid opportunities, and remain committed to delivering value for our investors. That's the Chant Properties promise. This blog post was written by Chris and Anthony Hunter, founders of Chant Properties Ltd. The information provided is based on market data available as of September 2025 and represents our current understanding of the property market. Always seek professional advice before making investment decisions. Please fact-check all information before publishing, particularly the statistics, dates, and specific details about policy changes.

Most landlords are holding their breath. The property market is shifting beneath our feet. With interest rates falling and new tax proposals looming, August 2025 brings both opportunities and challenges for property investors across the UK.

The market resets as prices dip, supply rises, and reform looms The property market is finally catching its breath. After years of volatility driven by inflation, interest rate hikes, and pandemic aftershocks, we're now seeing a more stable—though still competitive—landscape shaped by falling prices, improved affordability, and active policy debate. Here's what's happening across the UK housing market in July 2025: 📉 Asking Prices: A Historic July Dip This month, Rightmove reported that average asking prices fell by 1.2% to £373,709 , marking the steepest July decline in over two decades . Inner London saw the sharpest regional fall at –2.1% , followed by the South East ( Rightmove , The Guardian ). Despite this, buyer activity remained robust , with sales agreed up 5% year-on-year , showing that well-priced homes are still moving in today’s market. 🔍 Regional Overview North East England Annual house price inflation remained the strongest in North East England, at +6.3% to May 2025 — far above the national average Alastair Saville+6Office for National Statistics+6GOV.UK+6 . Asking prices rose by 1.2% in July, with average values around £196,844—one of the few regions showing resilience amid broader market softness. MoneyWeek+2Forbes+2MoneyWeek+2 . Strong rent inflation, at 9.7% year-on-year (June 2025), highlights continued demand for rental housing and supports investor interest Zoopla+3Office for National Statistics+3AInvest+3 . Property sales in hotspots like Newcastle and Sunderland continue to lead regional growth, with prices rising between 2%–5% annually in more affordable areas like Sunderland (£119K average) Office for National Statistics+13Zoopla+13AInvest+13 . Yorkshire & the Humber From the UK government data, Yorkshire posted the highest monthly house price increase in May (+2.4%), with year-on-year growth of 5.1% The Times+3AInvest+3HomeOwners Alliance+3 . North Yorkshire recorded average house prices of around £204,000 by May 2025, up from £194,000 a year earlier. Semi-detached homes rose the fastest (+6.4%), Office for National Statistics . Rental markets here remain more subdued compared to the North East: rental inflation in Yorkshire & the Humber averaged just 3.5% to June 2025 Savills+15Office for National Statistics+15guildproperty.co.uk+15 . 🏘️ Government Data: Prices and Transactions According to the ONS , the average UK house price rose by 3.9% in the 12 months to May , reaching £269,000 . Meanwhile, rents climbed 6.7% , driven by tight supply—particularly in the North East , which saw a staggering 9.7% rent increase ( ONS ). The Land Registry confirmed these trends, showing an average sale price of £268,652 in May, reflecting 1.1% annual growth , with newer data due in mid-September ( Land Registry ). Transaction activity also rebounded: HMRC reported 81,470 completed residential transactions in May , up 25% from April , but still 12% below May 2024 levels . Much of this is attributed to buyers rushing to beat stamp duty threshold changes in April ( HMRC ). 🏦 Mortgage Rates & Lending Affordability is gradually improving. The average two-year fixed mortgage rate fell to 4.53% , down from over 5.3% a year earlier. This equates to a monthly saving of around £150 for the average borrower ( The Guardian ). The Bank of England’s easing of affordability stress tests is also expected to unlock lending for an estimated 36,000 extra first-time buyers annually , making it easier for households with good credit but limited deposit capacity to enter the market ( The Guardian ). 🧱 New Builds & Rental Trends In the new-build sector, buyer demand remained strong in areas like Southampton (35% sold subject to contract) , Sheffield , and Bristol , while weaker interest was noted in Swansea and Liverpool ( WealthWise ). The rental market is bracing for transformation. The anticipated Renters’ Rights Bill , likely to pass in early 2026, would ban Section 21 evictions, cap rent hikes, and introduce an independent ombudsman. Some landlords warn this could restrict rental supply further and increase upward pressure on rents ( The Week ). ⚖️ Policy Pressure: Stamp Duty & Downsizer Relief Calls for stamp duty reform are growing louder. According to Rightmove, only 40% of homes now fall under the SDLT exemption threshold , down from 53% in 2017. The current thresholds are seen as outdated and a barrier to mobility ( FT ). There’s also a push to offer stamp duty relief for downsizers , with the potential to free up 2.5 million homes over five years , improving availability for younger families and first-time buyers ( Country Life ). 🔮 What’s Next? Forecasts for 2025 Rightmove cut its full-year house price forecast from +4% to +2% , citing competitive supply and affordability caps ( Rightmove ). Zoopla expects price growth to hold near 2.5% , focused mostly in affordable northern markets. Savills and others have downgraded 2025 expectations to just +1% , with recovery forecasts shifted toward 2026–2027 ( The Times ). ✅ Summary: A Market in Reset Mode The UK property market in July 2025 shows clear signs of recalibration: Prices are cooling, especially in the South, while demand remains resilient Affordability is improving, but buyers are increasingly price-sensitive Stock levels are rising, giving buyers more leverage Policy changes and lending reforms are reshaping the market For buyers and investors, this is a moment of opportunity—if you're prepared. For sellers, it's more important than ever to price realistically and understand local dynamics. The property market is finding its new balance after years of extremes. Those who understand these shifting dynamics will be best positioned to make smart decisions in the months ahead. Note: All facts and statistics in this report are accurate as of the publication date in July 2025. Property market conditions change frequently, so please verify the latest data before making any investment decisions.