Buying: More Choice and Steady Activity

May has brought a further seasonal lift in asking prices. The latest Rightmove House Price Indexshows the average new seller asking price rose by 1.2% in May to £378,304. This was slightly above the typical 10-year May average rise of 1.0%, although asking prices remain 0.3% lower than a year ago. Rightmove also reports that agreed sales are 4% below last year, but 2% higher than in 2024, suggesting a market that is active but still price-sensitive.

Mortgage activity is also holding up. Latest Bank of England data shows net mortgage approvals for house purchases increased to 63,500 in March, up from 62,700 in February and slightly above the previous six-month average. This points to improving confidence, although buyers are still watching affordability closely.

Tip for Buyers:

More homes on the market means more opportunity to compare carefully. Get your mortgage agreement in principle sorted early so you can move quickly when the right property appears.

Selling: Spring Demand Is Here, but Presentation Matters

For sellers, May remains one of the strongest months of the year to launch a property onto the market. Gardens are in bloom, natural light is better for photography and viewings, and buyers are generally more active ahead of the summer holidays. However, with more homes available, buyers are taking extra time to compare properties.

Nationwide’s latest House Price Index reported that annual house price growth increased to 3.0% in April, from 2.2% in March, with prices rising 0.4% month-on-month after seasonal adjustment. This supports the view that the market remains resilient, although buyers are still very value-conscious.

Official ONS data also points to modest but positive growth, with average UK house prices increasing by 1.2% annually to £268,000 in the 12 months to February 2026.

One trend becoming increasingly noticeable is the importance buyers are placing on running costs and energy efficiency. Rising utility bills over recent years mean buyers are asking more questions about EPC ratings, insulation, heating systems and overall running costs before making offers. Homes with modern boilers, double glazing and strong EPC ratings are often attracting stronger interest because buyers are thinking beyond the purchase price and considering monthly affordability too.

Outside space is also continuing to influence decision-making. Even modest gardens, home office space or multifunctional rooms are still proving popular, particularly among buyers looking for flexibility as hybrid working remains common in many sectors.

Tip for Sellers:

Before listing, look at your property through a buyer’s eyes. Small improvements such as decluttering, repainting tired rooms, improving kerb appeal or servicing the boiler can make a noticeable difference without major expense. If you have a good EPC rating or recent energy-efficiency upgrades, make sure they are highlighted.

Lettings & Landlords: Rent Growth Eases, Demand Remains

The lettings market remains busy, but rental growth is continuing to cool. The latest ONS data shows average UK monthly private rents increased by 3.4% in the 12 months to March 2026. This was down from 3.6% in February and is the lowest annual rent inflation rate since March 2022.

Regional differences remain important. In England, annual private rent inflation was highest in the North East at 6.5%, and lowest in London at 1.7%, in the 12 months to March 2026. This means landlords and tenants need to pay close attention to local conditions rather than relying on national averages alone.

For landlords, the message is not that demand has disappeared. It has not. However, affordability is becoming more of a limit in some areas, so rental pricing, property condition and tenant retention all matter.

Tip for Landlords:

With rent growth slowing, keeping good tenants is valuable. Stay on top of repairs, compliance and communication to reduce void periods.

Tip for Tenants:

Competition for good rental homes remains strong in many areas. Have references, ID and deposit funds ready before arranging viewings.

Renters’ Rights Act: What Landlords and Renters Need to Know

The Renters’ Rights Act changed how private rented properties are let in England from 1st May 2026. Government guidance confirms the reforms affect private rented sector tenants with assured or assured shorthold tenancies, while social housing tenants and lodgers are not usually covered by these changes.

Landlords and letting agents must provide tenants with the official Renters’ Rights Act Information Sheet. Government guidance states this must be given to tenants by 31 May 2026, either as a hard copy or electronically.

Key changes include the removal of Section 21 “no fault” evictions, a move to periodic tenancies, new rules around rent increases and clearer information requirements for tenants. Government guidance also confirms tenants can read the Information Sheet to understand how the reforms may affect their tenancy.

Useful for Landlords:

Check that the Information Sheet has been issued to every named tenant by the deadline. Review tenancy documents, rent increase processes and possession procedures so they reflect the new rules.

Useful for Renters:

Read the official Information Sheet carefully. It explains how your tenancy may be affected and what rights you have under the new system.

Market Outlook

May 2026 shows a market that is active, resilient and more balanced. Rightmove’s asking price data shows seasonal confidence, Nationwide reports stronger annual growth, and Bank of England mortgage approvals suggest buyers are still moving. At the same time, ONS figures show official house price growth remains modest, while rent growth is easing from previous highs.

This mix creates a more measured market. Buyers have options, sellers can still achieve good results with the right strategy, landlords need to adapt to new rules, and tenants should stay prepared in a competitive lettings environment.

What Next?

The UK property market in May 2026 is not standing still. It is moving, but in a steadier and more balanced way than in recent years. Preparation remains the common thread. Buyers need finance in place, sellers need realistic pricing, landlords need compliance under control, and tenants need paperwork ready.

Alter & Cope is here to support your next move in London. Call 0208 220 0820 or email enquiries@alterandcope.co.uk to speak with our team.

Note: The information in this article is based on the most recent data available as of  February / March / April 2026 and may change. Always seek professional advice for specific circumstances.

What stands out is the balance of conditions. The market is active, but not overheated. Increased housing supply, stable mortgage rates and ongoing affordability considerations are creating a more measured pace, where buyers, sellers, landlords and tenants are all adapting to more balanced conditions.

Buying: More Choice as Spring Supply Builds

Spring traditionally brings more properties to market and the latest Rightmove House Price Index from March 2026 shows that the average asking price of newly listed homes rose by 0.8% to £371,042, reflecting a typical seasonal uplift.

At the same time, the number of homes available for sale is at an 11-year high for this time of year, giving buyers more choice than they have had in recent years.

This increase in supply is helping to moderate price growth. While demand remains steady, buyers are taking more time to compare properties and assess value before committing.

Mortgage activity also reflects a stable market. According to the Bank of England, net mortgage approvals for house purchases rose to 62,600 in February 2026, up slightly from January, suggesting a gradual improvement in buyer confidence.

Tip for buyers:

With more homes available, April is a good time to compare options carefully. Being financially prepared with a mortgage agreement in principle will still help you move quickly when needed.

Selling: Stronger Activity, but More Competition Too

April remains one of the most popular months for sellers to bring properties to market. Improved weather, longer daylight hours and increased buyer activity all contribute to higher levels of interest.

However, the rise in available stock means sellers are facing more competition than in recent years. Buyers now have greater choice and are more likely to compare properties before making offers.

Rightmove’s latest data shows that while asking prices are rising seasonally, overall price growth remains modest. This reinforces the importance of realistic pricing, particularly where similar properties are available nearby.

The broader outlook for 2026 remains steady. According to Nationwide’s house price outlook, price growth is expected to remain in the region of 2% to 4% over the year, supported by improving affordability and stable economic conditions.

Tip for sellers:

Spring brings more buyers, but also more competing listings. Accurate pricing, strong presentation and having legal paperwork ready early can help secure a quicker and smoother sale.

Lettings & Landlords: Demand Holds, Growth Levels Off

The lettings market continues to see strong tenant demand, although rental growth is beginning to stabilise compared with previous years.

The latest Office for National Statistics data shows average UK private rents increased by 3.5% year-on-year to £1,374 per month in the 12 months to February 2026. While rents are still rising, the pace of growth has slowed compared with late 2025. While demand remains high, there are early signs that rent increases are slowing in some areas, as affordability limits are reached and tenants become more price-sensitive.

For landlords, this means the market is still supportive, but less forgiving of overpricing. Well-maintained, energy-efficient properties continue to attract the strongest interest.

Tip for landlords:

With rent growth easing, retaining good tenants becomes increasingly important. Regular maintenance and clear communication can help reduce void periods.

Tip for tenants:

Competition remains strong in many areas, particularly for well-presented homes. Being organised with references and documentation can help you secure a property more quickly.

Renters’ Rights Act: Changes from 1 May 2026

A key development for the lettings sector is the introduction of the Renters’ Rights Act, which comes into effect in England from 1 May 2026.

Government guidance confirms that the Act will introduce several important changes, including:

• The removal of Section 21 “no fault” evictions
• A move to periodic tenancies instead of fixed terms
• Rent increases limited to once per year
• Stronger rights for tenants to challenge excessive rent increases
• New rules around providing tenancy information to tenants

Implementation will take place over time, with existing tenancies transitioning to the new system rather than changing overnight.

For landlords and agents, this is a key period to review tenancy agreements, processes and compliance requirements. For tenants, it is an opportunity to better understand their rights ahead of the changes.

Useful for landlords:

Now is the time to review tenancy documentation and ensure processes align with the new legislation.

Useful for renters:

Reading the government guidance will help you understand what changes apply to your tenancy and what rights you will have moving forward.

Market Outlook

April 2026 reflects a market that is active but balanced. Buyer demand is improving, seller activity is increasing, and the lettings sector remains busy.

The key difference compared with recent years is the level of choice available, which is helping to create more stable and sustainable conditions across the market.

As the spring season continues, activity is expected to remain strong, with gradual price growth, steady rental demand and ongoing adjustment to legislative changes.

What Next?

The UK property market in April 2026 is characterised by stability and opportunity. Buyers have more options, sellers are benefiting from seasonal demand, and landlords continue to see consistent tenant interest.

Success in this market is less about timing and more about preparation. Whether buying, selling, letting or renting, being organised, realistic and well-informed will make the biggest difference.

Alter & Cope is here to support your next move in London. Call 0208 220 0820 or email enquiries@alterandcope.co.uk to speak with our team.

Note: The information in this article is based on the most recent data available as of March 2026 and may change. Always seek professional advice for specific circumstances.

Buying: Spring Activity Builds

March is traditionally one of the busiest months for house-hunting, and there are clear signs that activity is increasing. Rightmove reports that average new seller asking prices rose by 0.8% in March to £371,042, which it describes as a typical seasonal lift at the start of the spring selling season. At the same time, the number of homes for sale remains at an eleven-year high for this time of year, giving buyers more choice than they have had for some time.

Other data points suggest the market is active, but still price-sensitive. Nationwide said UK house prices were 0.2% lower month-on-month on a seasonally adjusted basis in March, though the annual rate of growth edged up to 1.6%, from 1.2% in February. That points to a market where demand is present, but buyers are still weighing affordability carefully rather than bidding aggressively.

Mortgage activity also reflects a more considered market. The Bank of England reported that net mortgage approvals for house purchases fell to 60,000 in January 2026, below the previous six-month average of around 64,100. That does not suggest a market stalling, but it does show that affordability and borrowing costs are still influencing decisions.

Tip for Buyers:

March usually brings more stock, so it is a good month to compare properly rather than rushing. Having a mortgage agreement in principle and a solicitor ready will give you an advantage when the right property appears.

Selling: More Competition, But Motivated Demand

For sellers, March offers one of the strongest windows of the year for launching to market, simply because more buyers are active. However, the increase in supply means competition between sellers is also stronger. Rightmove’s March data shows that while asking prices have edged up seasonally, annual asking-price growth is still slightly negative at -0.2%, which underlines how important pricing remains.

Time-to-find-a-buyer figures also tell an important story. Rightmove’s regional data shows that the average number of days to secure a buyer ranges widely, from around 60 days in the North East to 80 days in London, highlighting that local conditions still matter enormously.

The broader outlook for 2026 remains one of modest growth rather than a sharp upswing. Nationwide continues to expect house price growth in the 2% to 4% range for 2026, helped by slightly easing affordability pressures, but that is consistent with a market that is functioning steadily rather than racing ahead.

Tip for Sellers:

Spring can bring more viewings, but it also brings more competing listings. A realistic asking price, good presentation and paperwork prepared early can make a big difference when buyers have plenty to compare.

Lettings & Landlords: Demand Still Strong, Rent Growth Cooling

The lettings market remains busy, though rental growth is not as intense as it was a year ago. The latest Office for National Statistics release shows that average UK monthly private rents increased by 3.5% to £1,367 in the 12 months to January 2026, down from 4.0% in the year to December 2025. Average rents reached £1,423 in England, £826 in Wales and £1,021 in Scotland.

Regional differences remain significant. In England, the North East recorded the highest annual private rent inflation at 8.0%, while London had the lowest at 1.1%. Even so, London remains the most expensive market, with an average private rent of £2,253 in January 2026.

For landlords, this points to a market where tenant demand remains solid, but rent-setting needs to be handled carefully and with awareness of local conditions. For tenants, the pressure is still there in many areas, especially where supply remains limited.

Tip for Landlords:

With rent growth cooling nationally, retaining good tenants becomes even more valuable. Keeping on top of maintenance, communication and compliance can help reduce voids and improve long-term returns.

Tip for Tenants:

Spring is often a busy moving period, so being organised with references, ID paperwork and deposit funds can make it much easier to secure a suitable property quickly.

Market Outlook: A More Balanced Spring Market

The latest official house price release from the ONS, published in February, showed that average UK house prices increased by 2.2% to £268,000 in the 12 months to December 2025. That underlines the same wider story seen elsewhere: prices are still rising, but modestly rather than sharply.

Taken together, March’s data points to a market that is active and relatively healthy, but also more balanced than the seller-led peaks of recent years. Buyers have more choice, sellers still have seasonal demand, landlords continue to benefit from strong tenant interest, and tenants are seeing rent growth ease a little compared with earlier highs.

What Next?

March 2026 looks like a classic spring market with a steadier feel. Activity is increasing, but the market is not running away in either direction. That makes preparation more important than ever. Buyers should get finances lined up, sellers should launch with care, landlords should stay focused on standards and retention, and tenants should be ready to move promptly when suitable properties come up.

Alter & Cope is here to support your next move in London. Call 0208 220 0820 or email enquiries@alterandcope.co.uk to speak with our team.

Note: The information in this article is based on the most recent data available as of February 2026 and may change. Always seek professional advice for specific circumstances.

What’s Changing? (the bits landlords actually feel)

From government guidance and sector updates, the big practical shifts landlords should plan for are:

• New rules apply on and from 1 May 2026 for the private rented sector in England.
• Landlords must give tenants certain written information about key tenancy terms for new tenancies before the tenancy is signed or otherwise agreed.
• Rent increases for assured periodic tenancies are limited to once a year, can’t happen in the first year, and must follow the section 13 process using Form 4A with at least 2 months’ notice (Form 4 still applies if notice is given before 1 May 2026).
• Fixed-term assured shorthold tenancies are effectively replaced by the new default model (industry guidance summarises this as “no more fixed terms as standard”).

Your landlord checklist for 1st May 2026

1. Refresh your tenancy “starter pack”

From 1 May 2026, landlords must provide mandatory written information about key terms for new tenancies, and it has to be provided before signing/agreeing the tenancy. You can include it within your tenancy agreement or provide it separately.

A simple way to stay organised: create one “move-in pack” PDF per tenancy that includes:

• The required “key terms” written information
• How and when rent is paid, and what happens if it’s late
• Repair reporting process (and what counts as urgent)
• Deposit details (if applicable) and who holds it
• House rules (bins, parking, smoking, alterations)

If you use templates, update them once and reuse them across your portfolio.

2. Make a plan for existing tenancies

If your tenancy agreement was signed before 1 May 2026 and you have a written record, you won’t need to re-issue it. Instead, you’ll need to give tenants a government-produced information sheet, which will be published in March 2026, and you have until 31 May 2026 to provide it (electronically or hard copy).

Tip: Set two calendar reminders now. These are:

• Mid-March 2026: download the information sheet
• Early May 2026: send it to all relevant tenants (with a simple “received” tracker)

If a tenancy is purely verbal and was agreed before 1 May 2026, you can’t use the information sheet – you must provide the written key terms instead by 31 May 2026.

3. Tighten your rent increase process

From 1 May 2026, rent increases for assured periodic tenancies are capped at once a year, and you can’t increase rent in the first year. You’ll need to use Form 4A and give at least 2 months’ notice. Even if you and the tenant have agreed the increase informally, the guidance says you still need to follow the section 13 process.

A landlord-friendly routine:

• Keep a mini “market rent evidence” folder (3-5 local comparables, dated)
• Put a yearly rent review date in your diary for each property
• Confirm discussions in writing (“Just to recap what we agreed…”)
• Avoid rent jumps that you couldn’t justify if challenged at tribunal

Also worth noting: if your tenancy agreement includes an automatic rent uplift clause, government guidance says it will no longer apply on or after 1 May 2026.

4. Keep your records “possession-ready”

Even good tenancies can go off-track: job loss, relationship breakdown, or simply communication issues. Your best protection is consistent documentation:

• A property timeline: inspections, repairs, complaints, contractor invoices
• Photo records from inspections (with dates)
• Written confirmation after calls

It’s not about expecting the worst – it’s about not getting caught out if you ever need to show what happened and when.

5. Make repairs smoother

Repairs usually become disputes when expectations are vague. A simple triage system helps:

• Emergency: safety risks or major leaks – act immediately
• Urgent: heating/hot water issues, security – quick response
• Routine: minor faults – schedule and keep tenant updated

If you’re working with a property management company in London, ask them what their response standards are and how updates are communicated to tenants.

Want a quick landlord check-up before the changes kick in?

Alter & Cope can review your tenancy pack, your rent review process and your record-keeping so you’re ready for 1 May 2026.

Call 0208 220 0820 or email enquiries@alterandcope.co.uk.

In the meantime, we’ve answered some of your common questions about the Renters Rights Act.

FAQs

When do the new rules apply?

Government guidance says the new rules apply on and from 1 May 2026 for the private rented sector in England.

Do I need to rewrite existing tenancy agreements?

If the agreement was signed before 1 May 2026 and you have a written record, you don’t need to re-issue it. You must send the government information sheet (published March 2026) by 31 May 2026.

What written information do landlords have to give for new tenancies?

From 1 May 2026, landlords must provide certain written information about key terms before signing or otherwise agreeing the tenancy. It can be inside the tenancy agreement or provided separately.

How do rent increases work after 1 May 2026?

For assured periodic tenancies, rent can be increased once a year, not in the first year, using Form 4A with at least 2 months’ notice under the section 13 process.

A Balanced Property Market Offers More Choices

The UK property market has been steadily moving towards balance. According to data from Zoopla, this trend is expected to continue into 2026.

For buyers, this means:

·       Greater Inventory: More homes on the market give buyers a wider range of options.

·       Less Competition: A balanced market reduces the bidding wars that have characterised previous years.

·       Stability: Buyers can make decisions more confidently without rushing to secure a deal.

Improving Mortgage Rates Bring Financial Relief

After a year of volatility, mortgage rates have shown signs of stabilisation. According to Moneyfacts, average five-year fixed mortgage rates stood at 4.5% in 2025, and experts predict they may decrease slightly or remain steady in 2026.

Why this matters for buyers:

·       Lower Monthly Payments: Affordable rates mean reduced financial strain.

·       Predictable Planning: Locking in stable rates allows buyers to plan long-term budgets confidently.

·       Increased Borrowing Power: Lower interest rates can increase what buyers are eligible to borrow.

Buyers are encouraged to work with financial advisors to explore their options and secure the best deals early.

Steady House Price Growth Encourages Strategic Buying

After a period of sharp increases, house prices have been rising at a slower, more manageable pace. According to Rightmove’s 2026 house price forecast, the average house price is expected to rise modestly by around 3%. This steady growth benefits both buyers and sellers:

·       For Buyers: There’s less pressure to rush, and the slower pace allows for careful market research.

·       For Sellers: Gradual price increases mean selling remains a lucrative option.

This stability ensures the property market remains accessible while still offering long-term investment potential.

Government Support for Buyers in 2026

The UK government is introducing initiatives designed to support buyers, particularly those struggling to get on the property ladder. These measures include:

Mortgage Guarantee Scheme:

Proposals for a permanent scheme aim to make it easier for buyers with small deposits to access mortgages.

Energy Efficiency Grants:

Under the ‘Warm Homes Plan,’ grants and low-interest loans will be available for energy-efficient upgrades like solar panels and improved insulation. These upgrades can reduce energy costs in the long term while increasing property value.

Support for Domestic Buyers:

New policies prioritise domestic buyers over international investors, ensuring more opportunities for UK-based purchasers.

These initiatives reduce barriers to entry and support affordability, particularly for those navigating current economic challenges.

Economic Strength Bolsters Market Confidence

Heading into 2026, the UK’s economic outlook is positive. Rising wages and stable employment rates are contributing to heightened confidence in the housing market.

What this means for buyers:

·       More Competitive Deals: Lenders are more willing to offer favourable mortgage terms.

·       Market Stability: A healthy economy helps maintain a strong market, reducing the risk of sudden downturns.

According to a report by Halifax, buyer sentiment is expected to remain optimistic as the economy continues to stabilise.

Preparing to Buy a Property in London in 2026

While 2026 offers many advantages, success in the property market requires preparation. Here’s how to make the most of the opportunities ahead:

1. Understand Your Finances:

·       Review your credit score.

·       Save for a deposit (5 – 20% of the property’s value is typical).

2. Research the Market:

·       Identify areas with good growth potential.

·       Compare prices to ensure you’re getting value for money.

3. Work with Experts:

·       Seek advice from an estate agent in London like Alter & Cope and speak with mortgage brokers.

4. Consider Energy Efficiency:

·       Look for homes with green upgrades, which may reduce running costs and increase future resale value.

5. Act Strategically:

·       Plan your timeline to avoid peak competition periods like spring.

What Next?

2026 is looking like a promising year to purchase property. With balanced supply and demand, favourable mortgage rates, and supportive policies, the conditions are good for finding your dream home. By preparing strategically and getting expert advice from your local estate agent in London you can take advantage of what the 2026 property market has to offer.

Ready to explore your options in the 2026 property market? Get expert advice, personalised recommendations, and the support you need to make your move with confidence.

Contact Alter & Cope today on 0208 220 0820 or email us at enquiries@alterandcope.co.uk to start your journey!

In the meantime, we’ve answered some of your common questions about buying a home in 2026.

Frequently Asked Questions About Buying a Home in 2026

Is 2026 a good year to buy a home?

With a balanced market, stabilising mortgage rates, and new government policies, 2026 offers favourable conditions for buyers.

Will house prices rise in 2026?

Experts forecast a modest 3% increase in average house prices, making it a good year to buy without fear of rapid inflation.

What mortgage rates can I expect in 2026?

Rates are expected to fall to around 3.5 – 3.25% this year.

Is it better to buy in spring or autumn?

Both seasons offer advantages. Spring historically provides more choice, while autumn may see less competition among buyers.

How do I find the right property for my needs?

Work with a trusted estate agent, conduct thorough research, and clearly define your budget and priorities before starting your search.

Sales Market Snapshot

In London, sellers are still active, but with more realistic expectations. The UK housing market continues to rebalance this November, with conditions steadily shifting towards favouring buyers. The pace of new listings has slowed slightly, while buyer registrations and viewings have held up – signalling interest, but with a more measured approach.

Sellers who adapt to current expectations, by preparing their homes well and setting competitive prices, are more likely to secure offers.

Buyers are being more selective. With more choice and fewer bidding wars, buyers are negotiating harder and taking their time before committing. For sellers, this underlines the need to be market-ready from day one, especially when it comes to legal paperwork and presentation.

Transaction times remain a sticking point. Around a third of sales are still taking 17 weeks or more to complete, and this can lead to breakdowns in the chain – a frustration for everyone involved.

With the Autumn Budget now clear, some higher-end activity had paused temporarily as buyers and sellers waited to see what tax changes – if any – might be introduced. That said, the underlying sentiment remains stable, and well-positioned homes continue to attract attention.

The message for November? A calmer market doesn’t mean a quiet one. Buyers are active, but cautious. Sellers can succeed, but only with clear strategy and flexibility. Preparation, pricing, and patience are the current watchwords for those looking to make a move before the year ends.

Rental Market Overview

Demand continues to outstrip supply in the lettings sector, and rents have climbed as a result. The passing of the Renters’ Rights Act is likely to add further pressure. Although the legislation is widely welcomed for improving security for tenants, many landlords are considering their positions. With rising regulation and costs, the exodus of private landlords could worsen the imbalance in 2025.

Budget Watch

The latest Budget sets out a rise of 2% across the basic, higher, and additional bands of tax on property income from April 2027. Once in place, the rates will move to 22%, 42%, and 47%.

Regional mayors are also being handed the option to charge an overnight visitor levy. Wales has already signalled a £1.30-per-night model, while Scotland is looking at a 5% accommodation charge. A consultation will shape how the English version should work.

These shifts add to a long list of changes from the past decade that have steadily squeezed returns for private landlords – including the mortgage interest relief overhaul, extra stamp duty for additional homes, tighter capital gains tax allowances, and the arrival of the Renters’ Rights Act.

With earnings from rented homes being chipped away year after year, the pool of available rental stock is likely to thin out over time. When demand keeps rising and supply shrinks, rents tend to follow an upward path.

A new High Value Council Tax Surcharge is lined up for April 2028. It’ll apply to homes worth more than £2 million, with annual charges running between £2,500 and £7,500 depending on the property’s band.

Even with this in mind, average UK property values are still projected to climb from around £260,000 in 2024 to just below £305,000 by 2030. From 2026 onwards, annual growth is expected to hover at roughly 2.5%, echoing general wage growth.

Why Winter Can Be a Great Time to Buy

It may not feel like the ideal season to house-hunt, but winter offers some real advantages. Competition is lower, especially in the run-up to Christmas, and serious sellers are often more open to offers.

You’ll see homes at their most ‘honest’ in the winter – no sunlight tricks or blooming gardens to hide any flaws.

Energy efficiency becomes clearer too. You’ll get a true sense of warmth, insulation, and comfort. And neighbourhoods reveal their real character, minus the summer bustle.

Even completions may move more quickly, with fewer sales clogging up the system. And if you don’t find your new place before Christmas, remember the Boxing Day boom: 26th December typically sees a surge in new listings.

In short, winter might just be the hidden gem of the home-buying calendar!

Final Thoughts

Buyers in London: You’re in the strongest position in years. With more homes available and sellers more flexible, this is a good time to act.

Sellers: The market is still moving, but you need to be sharp. Price realistically, prep thoroughly, and expect buyers to want to negotiate.

Landlords: Compliance and communication are key. Reinforce relationships with tenants and seek advice on your long-term strategy post-legislation.

Alter & Cope is here to support your next move in London. Call 0208 220 0820 or email enquiries@alterandcope.co.uk to speak with our team.

Note: The information in this article is based on data as of September /October 2025 and may change. Always seek professional advice for specific circumstances.

Buying: A Buyer’s Market Emerges

Market conditions have changed significantly over the past month, with many describing it as one of the fastest shifts seen in years. The number of homes available for sale has grown, and according to Zoopla, there are now 8% more listings than this time last year.

For buyers in London, this means less competition and more options. With mortgage rates stabilising, borrowing is becoming more accessible, and buyers are taking advantage. Being mortgage-approved and flexible with timelines can give buyers the upper hand.

Many lenders are also offering incentives or tailored products to help first-time buyers and those moving up the ladder.

Selling: Adjusting to a Changing Pace

Sellers in London are encountering a slightly more competitive environment. The rise in listings has shifted momentum in favour of buyers, meaning that pricing a property correctly from day one is essential. Overpriced homes are being left behind as buyers become more selective.

Rightmove and other platforms have reported that the time to secure a buyer has increased slightly compared to earlier this year, highlighting the need for strong presentation, accurate pricing, and pre-prepared legal documentation to avoid delays and stand out from the crowd.

While demand hasn’t disappeared, it’s more cautious and value-driven. Sellers willing to be flexible and responsive to market feedback will be better positioned to achieve a sale.

Lettings & Landlords: Rental Growth Easing, But Pressure Remains

The rental market is still under pressure, but there are signs of it levelling out. According to the ONS, average rents now sit at £1,398 in England, £999 in Scotland, and £807 in Wales.

Encouragingly, rent arrears have dropped to just 2.0%, one of the lowest rates seen this year. This is a strong sign that tenants are managing their budgets more effectively, possibly due to stabilising incomes and better tenant referencing.

Despite this, stock shortages remain a concern. Around 22% of landlords have indicated they are considering exiting the market once the Renters’ Rights Bill becomes law. Should this happen, it may cause further instability in 2025, tightening supply in an already stretched market.

Landlords in London should continue to monitor legislation, review their portfolios, and ensure all documentation, EPCs, and maintenance requirements are fully up to date. Although conditions are starting to rebalance, demand remains high in many areas.

What Happens Next?

There’s a growing sense of caution in the market as we approach the November Budget. Some buyers are delaying decisions in case there are changes to property-related taxes, while landlords are watching closely for updates on rental legislation and potential tax reforms.

At the same time, proactive buyers and investors are recognising the current conditions as an opportunity. With greater choice, increased seller flexibility, and fewer bidding wars, now could be an ideal moment to secure a property before competition picks up again later in the year.

If you’re considering buying in London, it’s worth getting your finances in place, speaking to a broker, and registering with Alter & Cope. Having everything ready could make all the difference in securing the right home at the right price.

Final Thought: Prepare Now, Act Smart

Buyers in London: You’re in a stronger position than you have been in years. Use this time to your advantage by securing a mortgage in principle, researching local prices, and acting decisively when the right home comes up.

Sellers: The market is more competitive. Price accurately, get your home presentation-ready, and be open to negotiation.

Landlords: While rent growth is easing, demand is still high. Maintain compliance, watch for legislation, and consider your long-term strategy.

Everyone: Keep an eye on the November Budget and upcoming legislation. Policy shifts could impact timing, costs, and buyer sentiment in the final quarter of 2025.

Alter & Cope is here to support you in London whether you’re buying, selling, or letting. Call 0208 220 0820 or email enquiries@alterandcope.co.uk to speak with a member of our team.

Note: The information in this article is based on data as of September/October 2025 and may change. Always seek professional advice for specific circumstances.

Buying: A Steady Climb with Improved Affordability

House price growth remains firm. The Office for National Statistics reports that average UK house prices rose by 3.7% year-on-year, reaching around £269,000 in June – a clear step up from May’s 2.7% rise.

Prices also gained 1.4% month-on-month, showing ongoing buyer confidence.

What’s behind the momentum? Mortgage rule changes are helping. According to Zoopla,updated affordability tests have increased borrowing power by up to 20%, triggering an 11% rise in demand and an 8% increase in sales compared to last year.

For buyers in London this translates to more choice and stronger negotiating power – especially if your finances are in good shape. Have your mortgage agreement in principle sorted and be ready to act when the right property appears.

Selling: Pricing Matters More Than Ever

It’s a more promising market for sellers, but price sensitivity still plays a big role. RICS data from June shows buyer demand has turned positive for the first time since December 2024, with a net balance of +3%. However, price expectations remain cautious at –7%.

Seasonal patterns are also at play – prices are a little softer, but transaction levels remain stable. Rightmove’s latest trends suggest that realistically priced homes are still attracting buyers.

If you’re thinking of selling in London, pricing correctly is crucial. Today’s buyers are motivated but value-focused. Pre-viewing valuations and having legal paperwork ready can give your listing the edge.

Lettings & Landlords: Rental Growth Slows, But Remains Strong

Rent inflation is beginning to ease, but remains high. The ONS reports that private rent prices rose 5.9% year-on-year to July – down from 6.7% the previous month. The UK average monthly rent now stands at £1,343.

Regionally, the North East leads with an 8.9% rise, while London continues to top the rent charts at £2,250, with more moderate growth of 6.3%.

For landlords in London, this slight cooling means a little breathing room – though upward pressure on rents continues. Now is a good time to focus on property upgrades, tenancy renewals, and ensuring EPC and safety compliance is up to date.

Chancellor Reeves Plans to Scrap Stamp Duty – Here’s What It Could Mean

One of the biggest talking points this month is the future of Stamp Duty. Chancellor Rachel Reeves is reportedly considering replacing it with a new property tax, potentially applied to the sale of homes over £500,000. The idea is gaining traction among those who believe SDLT slows down the market and holds back first-time buyers. Removing it could help free up transactions and encourage movement across the chain. But there are concerns too. Critics argue it could penalise downsizers and those dealing with inherited property – and may not reduce overall costs in the long run.

What’s Next: Rates, Forecasts, and 2025 Outlook

Forecasts for the remainder of 2025 remain cautious but steady. Rightmove anticipates modest house price growth of around 2%, supported by stable interest rates and renewed buyer activity. The Bank of England recently reduced the base rate to 4%, marking the first cut since May.

Bottom Line: Stay Prepared, Expect Movement

For buyers in London, this market is a window of opportunity – just be organised and ready to move quickly.

Sellers, stay realistic. Buyers are active, but they know their budgets.

Landlords, it’s a good time to invest in your property’s condition and keep everything in order.

And keep an eye on potential Stamp Duty changes – if they come in, they could reshape the way deals are structured.

Alter & Cope is here to help, whether you’re buying, selling, or renting in London. Call 0208 220 0820 or email enquiries@alterandcope.co.uk to speak to a member of our friendly and experienced team.

Note: The information in this article is based on data as of July/JAugust 2025 and may change. Always seek professional advice for specific circumstances.

Positive Momentum, But No Quick Fixes

Activity across the board is up. Rightmove and Zoopla both report a steady rise in supply, demand, and transaction volumes compared to this time last year. Buyers are returning, sellers are feeling more confident, and deals are getting done.

If you’re currently exploring property for sale in London, it’s a promising time to book viewings and make sure your mortgage options are in place. Stock levels are improving, which means a wider choice of homes and less fierce competition than we’ve seen in previous months.

Mortgage data backs up the trend with more buyers getting approved. The value of new mortgage commitments has also edged up, showing that buyers are willing (and able) to stretch slightly further to secure the right home.

That said, speed is still an issue. Around a quarter of purchases are taking 16 weeks or more to reach exchange. It’s a good reminder that being organised matters. A well-prepared buyer or seller has a much better chance of keeping things on track.

The Rental Market: More Pressure Ahead?

The lettings market continues to face pressure, with demand far outstripping supply. Rents remain high, and landlords are paying close attention to the upcoming Renters Reform Bill, expected to pass later this year. While it’s set to give tenants stronger rights, it may also push more landlords to sell up, which would further tighten the available rental stock.

Still, there are a couple of silver linings. Rent arrears remain below last year’s levels, and tenant demand is showing no signs of cooling. For landlords looking to restructure or exit the market, now might be the time to speak with us, your local estate agent in London about local demand and pricing strategies.

Interest Rates: Moving in the Right Direction

One of the biggest confidence boosters in the current market is the direction of interest rates. After peaking at 5.25%, the Bank of England base rate has now dropped to 4.25%, and forecasters expect it to fall further in the coming months. There’s even talk of it dipping to 3.5% by the end of the year.

Some lenders have already started adjusting their mortgage rates in anticipation, making it an ideal time for buyers to lock in competitive deals. If you’re browsing property for sale in London, this shift could give you just the headroom needed to make an offer.

Sell Now or Wait? Both Options Make Sense

There’s no one-size-fits-all answer to the question of timing your sale, but here are some factors to help guide your decision:

Why you might wait:

• Interest rates are set to fall again, which could boost buyers’ confidence and budgets.
• You may be able to test a slightly higher asking price as the market strengthens.
• Buyers aiming to be “in by Christmas” often act quickly in late summer and early autumn.

Why acting now might be better:

• A temporary inflation spike is forecast for the autumn, which could unsettle buyers.
• The autumn Budget could create policy uncertainty.
• A surge in landlord sales (due to legislative changes) may increase local competition.

Whatever your choice, remember that the process itself can take months. Listing your home now doesn’t mean moving next week. It just means getting the wheels in motion and giving yourself options.

Mortgage Market Overhaul: What’s Changing and Why

Mortgage lenders are gradually introducing changes that reflect how buyers’ needs have evolved. While these updates won’t all hit immediately, they signal a more flexible future.

Loan-to-income ratios:
Lenders are becoming more open to lending slightly more to applicants with steady income, even if it’s lower, provided repayments remain affordable.

Stress test adjustments:
Some lenders are easing their ‘worst-case scenario’ interest rate checks, allowing more borrowers to qualify for larger loans.

Longer mortgage terms:
A 30-year term is now common, especially for first-time buyers. It keeps monthly repayments lower, which is often the key to affordability. From next year, rules should make it easier to shorten your mortgage term later without hefty penalties.

Product innovation:
Look out for green mortgages (linked to EPC ratings), home improvement loans, and extended fixed rate offers. A good mortgage broker can match you to the right deal for your situation.

As your local estate agent in London , ask us to recommend a mortgage broker. We can connect you and make your search for property for sale in London much smoother.

A Market That’s Starting to Move Again

A lot of the restrictions placed on lending were introduced in 2014, when the financial landscape looked very different. With house prices having risen sharply since then and wage growth lagging behind, buyers have been squeezed by outdated lending rules. The current changes aim to correct that and create a more realistic, fairer system for today’s borrowers.

Whether you’re a first-time buyer, looking to move up the ladder, or considering a downsize, this market is finally showing signs of life after a period of uncertainty.

If you’re planning a move soon, now’s the time to get organised. Speak with us – your experienced estate agent in London, sort your finances, and make sure you’re ready to act when the right property comes up. There’s a sense that confidence is returning, and that’s often when the best deals are done.

Alter & Cope are your local property experts for the London area. Call us on 0208 220 0820 or email enquiries@alterandcope.co.uk to chat with a member of our friendly and experienced team.

Note: The information in this article is based on data as of May/June 2025 and may change. Always seek professional advice for specific circumstances.

Here’s what you need to know this month if you’re buying, selling, letting, or renting.

House Prices: Modest Growth as Listings Surge

The average asking price of a home coming to market hit a new high of £379,517 in May, according to Rightmove . However, the pace of growth has eased, with prices up just 0.6% from April, marking the smallest May increase since 2016. A key factor here is supply. The number of properties coming to market is up 12% year-on-year, giving buyers more choice and putting pressure on sellers to be competitive.

Demand for property in London meanwhile, remains solid, with buyer enquiries 3% higher than this time last year. Some analysts, including those cited in The Times , suggest this year could see national house price growth of 3.5%, buoyed by falling mortgage rates and improving economic stability.

If you’re planning to sell your home in London, this is still a favourable window – especially with more buyers entering the market – but accurate pricing and strong marketing are more important than ever.

Mortgage Market: Rates Continue to Fall

The Bank of England held its base rate at 4.25% this month following a 0.25% cut in April. That move has helped ease mortgage costs, which had been a major obstacle for buyers throughout 2024. As of mid-May:

• The average two-year fixed mortgage rate is 4.61%
• The average five-year fixed rate is 4.59%
• Some of the lowest available fixed deals are now dipping below 4% for buyers with larger deposits

This marks a clear shift from the 6% plus rates seen last year and is improving affordability across the board. Buyers should still get a mortgage agreement in principle before making offers – particularly in areas where properties are selling quickly.

Sellers: Strong Interest, but More Competition

The traditional spring bounce in the sales market is in full swing. More sellers are listing their homes, and buyers are active again. But with supply at its highest point in over a decade, competition between sellers has also ramped up.

The most successful sellers in this market are the ones who price realistically and ensure their property looks its best online. That means professional photography, tidy kerb appeal, and well-maintained interiors. With many buyers looking to move before the summer holidays, now is an ideal time to list – just make sure your home stands out.

Buyers: More Choice, but Be Ready

With supply improving, buyers now have more choice and, in many cases, a bit more bargaining power. But desirable homes are still being snapped up quickly, especially those priced in line with current local demand.

Preparation is key: get your mortgage sorted, have a solicitor lined up, and be ready to act fast when the right property comes up. Pay attention to factors like EPC ratings and transport links, as these remain top priorities for many homeowners and investors.

Rental Market: Still Tight, but Rent Increases Slowing

The rental sector remains under pressure, but there’s some sign that the breakneck pace of rent growth is finally cooling.

According to the Office for National Statistics , the average UK private rent hit £1,332 per month in April, a 7.7% increase year-on-year. England saw rents rise to £1,386, Wales to £792, and Scotland to £1,001. This is still a significant jump, but down slightly from previous months, suggesting rent inflation may be levelling off.

Tenant demand remains high, and rental stock remains low in many regions, particularly for family homes and pet-friendly properties. If you’re a tenant, it’s worth acting quickly when something suitable comes up – and ensuring your paperwork is ready.

Landlords: Changing Legislation on the Horizon

The proposed Renters’ Rights Bill continues to make its way through Parliament and, if passed, will bring sweeping reforms to the rental sector. The current draft includes:

• Abolishing fixed-term assured shorthold tenancies
• Making all tenancies periodic by default
• Limiting rent increases to once per year
• Increasing notice periods for landlords who wish to sell

This legislation will change how landlords manage tenancies and may influence investment decisions for new entrants. Staying on top of compliance will be crucial. Now is a good time to review tenancy agreements and ensure property management processes are up to date.

Looking Ahead: A Market Adjusting, Not Retreating

The remainder of spring and early summer is expected to be busy. More listings will continue to bring balance to the market, while lower mortgage rates may encourage more first-time buyers and movers who sat out last year.

We’re not in boom territory, but this is a far more stable environment than we saw throughout much of 2023 and 2024. For sellers, it’s a good time to act – but not a time to overprice. For buyers, it’s a market full of opportunity, but preparation remains key.

Landlords will want to keep an eye on changing legislation and consider how their investments might need to adapt. Meanwhile, tenants should continue to expect high competition and rising rents, albeit at a slightly gentler pace.

If you’d like tailored advice about your next move – whether that’s buying, selling, letting, or renting – get in touch with the friendly team at Alter & Cope. Call 0208 220 0820 or email enquiries@alterandcope.co.uk today.

We have the local market knowledge and property insights for London to guide you every step of the way.

Note: The information in this article is based on data as of April/May 2025 and may change. Always seek professional advice for specific circumstances.