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Impending Changes to Stamp Duty and Their Impact on Asking Prices

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As the stamp duty deadline approaches, many property sellers are reducing asking prices to offset the upcoming cost increase and attract buyers. The largest reductions are occurring in the market segments most affected by the removal of current stamp duty relief thresholds.

GetAgent analyzed the property market to assess the proportion of homes with reduced asking prices across various price categories. Currently, homes up to £250,000 are exempt from stamp duty, but after 1st April, this threshold will drop to £125,000, with a 2% charge applied to properties priced between £125,001 and £250,000.

For properties priced above £250,000, the stamp duty rates remain unchanged—5% on the portion between £250,001 and £925,000, 10% between £925,001 and £1.5m, and 12% above £1.5m.

To help mitigate these upcoming costs, sellers of homes in the affected price ranges are already lowering their asking prices. According to GetAgent, 35.4% of homes priced up to £125,000 and 37.6% of those priced between £125,000 and £250,000 have seen price reductions, suggesting that sellers are adjusting their prices to stay below the new stamp duty thresholds or alleviate the additional 2% charge.

Homes priced between £250,001 and £950,000 have seen a 34.6% reduction in asking prices, with fewer reductions in higher-priced categories. The regions seeing the highest proportion of price reductions are the South East (40.5%), London (38.8%), East of England (35.7%), and South West (35.7%).

Colby Short, co-founder and CEO of GetAgent.co.uk, noted that while price reductions are common in any market, the stamp duty changes are prompting more sellers to adjust their expectations, particularly at key price points. He believes any market correction due to these changes will be relatively minor, as sellers remain motivated to complete transactions before the new rates take effect.

Source: Property Industry Eye edited by Perry Brown for readability.

Housing Market Shows Mixed Signals

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House prices across England and Wales continue to rise, with an annual growth rate of 1.9%—still trailing behind inflation. However, market activity in the East of England provides a closer look at what’s happening in this region.

According to a report from Home.co.uk, rental prices in London have dropped sharply, with areas like the City of London and Hackney experiencing the largest declines. In contrast, regions such as the East Midlands and Yorkshire have seen double-digit rent increases.

Locally, the rental market has remained more balanced, supported by strong demand for homes in areas offering good transport links and quality of life.

Despite some challenges, the property market continues to show resilience. Turnover remains high, and the average time it takes to sell a home is notably faster than pre-pandemic levels.

Nationwide, the number of unsold properties has dropped in recent months, though it remains the highest for January since 2015. Meanwhile, new property listings are up by 8% compared to December 2023, suggesting increased seller activity that could influence regional markets.

While the North East leads the way in property price growth at 5.1%, and Yorkshire follows at 4.6%, the East of England has seen more modest growth of just 0.4% over the past year. Even so, demand for homes in the area remains steady, particularly in sought-after locations with easy access to London.

The report points to a potential Bank of England rate cut in February, which could provide a short-term boost to buyer confidence. For now, the overall health of the property market remains positive, with transaction volumes exceeding pre-pandemic averages.

However, challenges like borrowing costs, stamp duty, and affordability constraints are expected to moderate price growth. Buyers and sellers alike will need to navigate these factors carefully in the months ahead.

Source: Property 118 edited by Perry Brown for readability.

2025 UK Property Market Predictions

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As we move into 2025, the UK property market is poised for steady growth after a year of adjustment in 2024. Despite challenges from rising interest rates and the cost-of-living crisis, savvy investors found key opportunities, particularly in off-plan developments and regional cities.

Interest rates will continue to be a critical factor in 2025. After the Bank of England’s cautious stance in 2024, rates are expected to gradually decline, with many predicting a mid-year rate of around 4%. This reduction will provide relief for buyers and investors, stimulating activity, especially in the second half of the year.

With improved affordability and sustained demand, 2025 is likely to see price growth across most markets. Savills forecasts a 23.4% average price increase over the next five years, boosting investor confidence. Regional cities and commuter towns are expected to outperform the capital, with growth rates of 3-5%, while London may see slower growth of 1-2% due to ongoing affordability issues.

First-time buyers, priced out in recent years, are also set to re-enter the market as affordability improves—a trend already visible in our marketing enquiries.

Sustainability is another key trend. Energy-efficient homes and retrofitting existing properties to meet environmental standards are gaining momentum, driven by both government incentives and rising energy costs. Investors and tenants are prioritising Energy Performance Certificates (EPCs), and the demand for eco-friendly properties is only set to grow.

The rise of smart home technology will also be a defining feature in 2025. Developments offering tech-enabled solutions, such as app-controlled heating and co-living spaces with shared amenities, will attract a tech-savvy tenant base.

Overall, 2024 laid the foundation for stabilisation, and 2025 looks set for steady, sustainable growth. Whether you’re an investor, first-time buyer, or developer, opportunities abound for those ready to act. In a market where slow and steady often wins the race, confidence is key.

Source: Buy Association Group edited by Perry Brown for readability.

Stamp Duty Change Expected to Spark Homebuying Rush

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Home sales will “jump” at the beginning of next year as people try to buy before the rise in stamp duty, one of the UK’s biggest lenders has predicted.

From March 2025, changes introduced in Wednesday’s Budget mean many will pay the tax when they would not have done previously.

Nationwide said this would affect one fifth of first-time buyers.

However, the impact of these changes is not expected to be as big as previous ones because high interest rates are still putting off buyers.

“Affordability is also still relatively stretched at present as a result of the higher interest rate environment, which is acting to dampen housing market activity more generally,” said chief economist Robert Gardner.

He added that the changes, which only apply to England and Northern Ireland, had been expected, meaning they will likely have less effect than changes in 2020 and 2016.

He predicted that the boost to activity will be followed by a slump over the next six months, based on what happened after previous stamp duty changes.

Nationwide also said the impact would be less in areas where house prices are cheaper, such as Northern Ireland and northern England, and more where homes are pricier, such as London and south-east England.

At the moment, buyers of homes worth less than £250,000 don’t pay stamp duty. This was doubled from £125,000 under Liz Truss’s mini-Budget in September 2022.

The threshold is £425,000 for those buying their first property. This was raised from £300,000 as part of the mini-Budget.

These higher thresholds will end in March 2025, when they will revert to previous levels.

Verona Frankish, chief executive of online estate agent Yopa, said the changes “will certainly light a fire under those buyers currently progressing through the transaction process, or considering a purchase this side of Christmas”.

However, she added that any drop in mortgage rates next year would have a much bigger impact.

Meanwhile, changes to stamp duty for buy-to-let landlords and second-home buyers announced in the Budget came into effect on Thursday, with the additional tax they face rising from 3% to 5%.

Some have predicted this will lead to a drop in landlords buying properties to rent out.

The average price of a UK home hit £265,738 in October, according to the latest Nationwide data.

House prices remain lower than their high in 2022, but they have been slowly rising over the last year as interest rates have fallen and buyers have returned to the market.

Source: BBC

Rachel Reeves Will Not Raise Capital Gains Tax On Second Homes

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Rachel Reeves will not use her budget to increase capital gains tax on the sale of second homes.

The Times reports that capital gains on profits from the sale of shares and some other assets, which is currently levied at 20%, is likely to increase by “several percentage points”. But the rate will not change for second homes.

The chancellor will reportedly leave the rate of capital gains tax on the sale of second homes and buy-to-let properties untouched amid concerns that increasing it would cost money.

When the Conservatives lowered the rate from 28% to 24% at the last budget, the Office for Budget Responsibility said that doing so would actually raise nearly £700 million because of increased property transactions.

Ministers are reportedly concerned that raising tax on the sale of second homes would damage overall revenues.

More than half of all capital gains relates to the sale of shares, while just 12% is from the sale of property.

It is understood that ministers discussed their options and it was concluded that people would deliberately defer selling assets in a bid to avoid being hit by higher rates.

One government source suggested that revenues from increasing capital gains tax would be in the “low billions”.

Reeves is said to be drawing up plans for up to £40bn worth of tax rises and spending cuts to avoid a return to austerity and real-term cuts to government departments. Most of the money will have to come from tax rises.

Stuart Adam, a senior economist at the Institute for Fiscal Studies, told the press: “Simply increasing headline rates of CGT would raise limited revenue and cause economic damage. If the chancellor wants to raise significant sums, it is essential that rate increases are accompanied by changes to the way the tax works — removing some ill-conceived reliefs while giving more generous deductions for investment costs and losses.”

Source: Property Industry Eye

House Prices Growing at Fastest Rate in nearly Two Years

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House prices are now growing at the fastest annual rate in nearly two years, the UK’s largest building society has said, with rises expected to continue.

In the year up to August, houses became 2.4% more valuable with the average property costing £265,375, according to Nationwide.

But prices are still below the all-time highs recorded in the summer of 2022 by about 3%. During that time people were spending lockdown savings as COVID-19 restrictions were unwinding and borrowing rates had not reached the current highs.

The annual increase and associated increase in buying demand is still “subdued by historic standards”, Nationwide said.When the broader economic conditions of high interest rates and house prices costing many multiples of wages are considered, the price increase demonstrates resilience in the sector, the lender added.

What next?

Prices will continue to rise, Nationwide forecast.

“Providing the economy continues to recover steadily, as we expect, housing market activity is likely to strengthen gradually as affordability constraints ease through a combination of modestly lower interest rates and earnings outpacing house price growth,” Nationwide’s chief economist Robert Gardner said.

Tom Bill, head of UK residential research at estate agent Knight Frank, said: “The UK housing market is in a better place than it was last summer as inflation comes under control and lenders trim their rates.

“Financial markets are pricing in another cut this year and as mortgage rates fall this autumn, it should underpin transactions and modest single-digit price growth.”

Iain McKenzie, chief executive of the Guild of Property Professionals, added: “Estate agents across the country are telling us that the market conditions in their areas are improving and there is a strong demand for good-quality housing.”

Source: Sky News

UK Property Market Set for Busy Autumn as Listings Hit 7-Year High

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Britain’s housing market is set for a busy autumn after the Bank of England cut interest rates this month for the first time since Covid-19 struck, with the number of homes listed for sale hitting a seven-year high.

The stock of homes for sale in the UK was 14 per cent higher over the past month compared with the same time in 2023, according to analysis published by property website Zoopla on Wednesday.

More buyers and sellers have been coming back to the market after almost two years of muted activity caused by higher borrowing costs, as the BoE raised its benchmark rate to a 16-year high of 5.25 per cent in a bid to tame inflation.

As interest rates fall — financial markets are pricing in about two more quarter-point cuts by the BoE this year — Zoopla expects the number of home sales to end 2024 roughly 10 per cent higher than 2023. But it warned that the surge of supply meant sellers should not expect high prices.

“With this level of supply, people have got to keep their feet on the ground on price,” said Richard Donnell, executive director at Zoopla. “Especially in the wider south of England, there is affordability pressure that means buyers will use that choice to keep negotiating price.”

The number of sellers cutting their asking prices by 5 per cent or more was at an elevated level of about 20 per cent, and these properties took more than 2.5 times longer to sell than properties that had not been discounted, Zoopla added.

House prices rose 2.7 per cent in the year to June, unchanged from May, according to official figures, leaving the average property at £288,000. The average five-year fixed rate mortgage with a 25 per cent deposit has fallen to 4.55 per cent from 5.55 per cent a year ago, with the cheapest rates now just below 4 per cent, according to Rightmove’s mortgage tracker. However, analysts do not expect a sharp fall in mortgage rates, meaning buyers’ budgets will remain squeezed.

A typical mortgage now costs 39 per cent of the median full-time salary, up from 30 per cent before the Covid-19 pandemic, according to Capital Economics.

Source: Financial Times

Labour Government and the Future of the UK Housing Market

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The recent shift in political power to the Labour government promises significant changes across various sectors, with the UK housing market poised for a substantial transformation.

Labour’s manifesto outlined a series of ambitious plans to address the housing crisis, emphasising affordability, sustainability, and community empowerment. Here’s a closer look at how the housing landscape is expected to evolve under this new administration.

One of Labour’s primary objectives is to tackle the chronic housing shortage that has plagued the UK for decades. The government plans to invest heavily in the construction of new homes, aiming to build at least 300,000 new homes annually. This ambitious target includes a mix of social housing, affordable homes, and homes for first-time buyers. By increasing supply, Labour hopes to ease the pressure on the housing market, making home ownership more attainable for a broader segment of the population.

A cornerstone of Labour’s housing policy is the significant expansion of social housing. The government has committed to building hundreds of thousands of council homes, reversing the trend of declining social housing stock. This move is designed to provide secure, affordable housing options for those on lower incomes and reduce the reliance on the private rental sector, which has often been criticised for high costs and poor conditions.

Labour’s approach to the housing market also includes measures to protect renters. The government intends to introduce rent controls to cap annual rent increases, ensuring that housing costs remain within reach for tenants. Additionally, Labour plans to enhance tenants’ rights, offering greater security of tenure and stronger protections against eviction. These measures aim to create a more balanced rental market, where tenants feel secure and landlords are encouraged to maintain high standards.

Sustainability is a key theme in Labour’s housing strategy. The government is committed to making all new homes environmentally friendly, adhering to stringent energy efficiency standards. This initiative includes retrofitting existing housing stock with modern insulation, heating systems, and renewable energy sources. By focusing on sustainability, Labour aims to reduce the carbon footprint of the housing sector and lower energy bills for homeowners and tenants alike. Ensuring these new builds meet high standards of construction quality, companies like Build Warranty Group can provide the necessary warranties and guarantees, giving homeowners peace of mind and protecting their investments.

First-time buyers are set to benefit from several targeted initiatives under the Labour government. The party has proposed the introduction of a new Help to Buy scheme, offering greater financial support and lower interest rates to those entering the property market for the first time. Additionally, Labour plans to introduce measures to curb speculative buying and investment in residential properties, ensuring that more homes are available for those who intend to live in them. To further support first-time buyers, partnering with organisations like Build Warranty Group can ensure that new homes are protected by comprehensive warranties, providing an additional layer of security for buyers.

Labour’s housing policy also includes a strong focus on community regeneration. The government plans to invest in the revitalisation of neglected urban areas, transforming them into vibrant, livable communities. This includes improving infrastructure, public services, and green spaces, making these areas more attractive places to live and work. By fostering a sense of community, Labour aims to enhance the overall quality of life for residents and stimulate local economies.

To fund these extensive housing initiatives, Labour has outlined a combination of increased public spending and tax reforms. The government plans to raise funds through higher taxes on the wealthiest individuals and large corporations, as well as closing tax loopholes. This approach is expected to generate the necessary revenue to support Labour’s ambitious housing agenda without placing undue financial burden on the majority of taxpayers.

The landscape of the UK housing market is set for a significant transformation under the new Labour government. With a strong focus on increasing housing supply, expanding social housing, protecting renters, promoting sustainability, and supporting first-time buyers, Labour’s policies aim to create a more equitable and sustainable housing market. While the success of these initiatives will depend on effective implementation and ongoing support, the proposed changes offer a hopeful vision for the future of housing in the UK. Companies like Build Warranty Group will play a crucial role in ensuring the quality and durability of new housing developments, contributing to the overall success of Labour’s housing strategy.

Source: PBC Today

What Does a General Election Mean for the UK Housing Market?

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Overall, we don’t see the election having as big an impact on the housing market as previous years. This is due to there not being a huge divide in policy between the two main parties, with neither having many specifics on housing other than a focus on reforming the private rental sector and boosting housing supply. However, the number of completed sales may now fall slightly short of the 1.1m we expected for 2024.

Businesses and landlords will want to see that political parties have concrete plans – namely for boosting housing supply across all tenures and getting the right reforms to the private rented sector. This will ensure that supply is maintained while giving renters more protections.

As we run up to summer and the slower period in the housing market, the election announcement is likely to stall the pace at which new sales are being agreed to in the coming weeks.

Most buyers who are close to completing on a house will ideally want to push through and agree a sale now. Those who are earlier in the process may look to delay decisions until the autumn after the election is over.

The housing market has been recovering with more homes coming to the market for sale, and an increased volume of sales overall. This is a sign of growing confidence amongst sellers, even though mortgage rates remain at 4.5% to 5%.

Currently, there are 392,000 homes in the sales pipeline that all working their way to completion over 2024. This is 3% higher than this time last year, and we don’t expect to see buyers already in the process of working toward sales to pull out.

The incentive to move remains for many households – in particular for first-time buyers who are escaping rapid growth in rent costs, and upsizers who delayed moving last year when mortgage rates increased.

Source: Zoopla

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