England’s Stamp Duty Divide Is Putting Southern First-Time Buyers Under Pressure

Most first-time buyers in northern England remain below the stamp-duty relief threshold, while buyers in London, the South East and the East of England are increasingly required to fund an additional tax bill.

Stamp duty has seen many changes over the last decade. It now operates as two entirely different taxes, depending on where you buy and whether you're a first-time buyer or an existing homeowner.

First-time buyers: the £300,000 line that divides the country

First time buyers get relief from stamp duty and pay nothing up to £300,000. 3 in 8 first-time buyers (38%) pay stamp duty nationally - but 6 in 10 pay nothing at all. Where you buy determines the extra cost of buying your first home.

In the North East, just 2.1% of first-time buyers face a stamp duty bill. In Yorkshire and the Humber, the figure is 3.8%, and in the North West and West Midlands, 6.2% and 9.3% respectively.

In each case, the majority of first-time buyers are buying at prices that sit comfortably below the £300,000 threshold where they would have to start paying stamp duty.

The South East and East of England are at the tipping point with 51% and 52% of first-time buyers in those regions paying stamp duty that adds to the cost of buying. In these areas, the average price of a home where stamp duty is paid is £395,000 and £390,000 respectively, well above the national average.

In London, nearly 8 in 10 (79.7%) pay stamp duty: the average first-time buyer house price is £475,000. The average stamp duty bill is £8,750, and this is cash that must be saved separately from a deposit and paid in full at completion.

Stamp duty costs and payment rates by English region

Note: Stamp duty bill figures are median averages for buyers who pay stamp duty based on the homes they were looking to buy in H1 2026. FTBs below £300,000 pay nothing and are excluded from the median bill calculation. Rates shown as pence paid per £1 of the median purchase price for those who pay.

In the North and Midlands, the £300,000 threshold takes 9 in 10 first-time buyers out of paying anything extra to buy their home. In London and the South East, however, the cost of buying an average first-time buyer home is above £300,000 for many buyers, which means the majority of first-time buyers face a stamp duty bill on top of an often sizeable deposit.

For home movers, stamp duty is a near-certain cost wherever you live - and in Southern England it runs to five figures. 6 in 10 property purchases are made by existing homeowners. When the cost of moving becomes a meaningful friction, some of those moves don't happen, especially with lower levels of house price inflation in recent years across southern England.

Home-movers: stamp duty an inevitability

For existing homeowners buying their next property, there is no relief from stamp duty like that available for first-time buyers. This means more than 4 in 5 homeowners pay stamp duty in every English region bar the North East, where nearly two-thirds (63.5%) face a bill.

In the North, bills are modest - averaging £2,200 in both Yorkshire and the North West, where home-movers pay less than 1 penny in every pound of their purchase price as stamp duty.

Across Southern England the burden rises sharply and can have a big impact on the cost of moving home and whether people can afford to move at all. 95% of South East home movers pay stamp duty at an average cost of £11,250 - 2.7 pence in every pound. In London, where the median home mover asking price is £600,000, the bill reaches £20,000: more than three pence in every pound.

The gridlock effect and fiscal drag

Home movers are an important part of the housing market, accounting for 6 in every 10 property purchases. When moving costs climb to five figures in Southern England, some of those moves do not happen. This reduces demand for larger homes and also limits the supply of starter homes available to first-time buyers.

The growing cost of stamp duty for home buyers has been compounded by stamp duty price bands not keeping pace with house prices - akin to ’fiscal drag’ that boosts the cost of stamp duty tax over time.

The current £250,000 threshold where the 5% stamp duty rate starts for home movers was introduced over 11 years ago in 2014. If this was adjusted in line with house prices it would be around £380,000 today, saving the average home buyer up to £6,500 in stamp duty for purchases between £250,000 and £380,000.

A reminder of stamp duty thresholds in England

First-time buyers

Below £300,000 - you pay nothing. First-time buyer relief gives full exemption up to the threshold. At £299,000, the stamp duty bill is zero.

Above £300,000 - you pay 5% on the excess only. The rate applies to the amount above the threshold, not the full purchase price. At £350,000, that is 5% × £50,000 = £2,500.

Watch the £500,000 cliff edge. Above £500,000, first-time buyer relief disappears entirely. A property at £499,000 costs £9,950 in stamp duty. A property at £501,000 costs £15,050 — an extra £5,100 for a £2,000 more expensive home. If your search takes you near that level, factor it into your offer.

Home-movers

There is no equivalent stamp duty relief to first time buyers. Standard rates apply from £125,000 upwards: 2% on the portion between £125,000 and £250,000, then 5% on the portion between £250,000 and £925,000. Most home movers in England fall into the 5% band over £250,000.

Know your rate before you offer. The average stamp duty in the South East, is £11,250. In London the average price is £600,000 and £20,000 in stamp duty. Use a stamp duty calculator before making an offer - the bill is fixed at the price you agree and is due in cash at completion.

 

Key takeaways

• Around six in ten first-time buyers nationally pay no stamp duty, but the likelihood of paying varies significantly by region.
• Nearly 80% of London first-time buyers face a stamp-duty charge, compared with fewer than one in ten in several northern regions.
• The average London first-time buyer purchasing above the relief threshold faces a bill of approximately £8,750.
• Around half of first-time buyers in the South East and East of England now pay stamp duty as typical purchase prices move beyond the £300,000 relief threshold.
• Stamp duty is even harder to avoid for existing homeowners, with more than four in five home movers paying it in most English regions.
• London home movers face the greatest burden, with a typical bill of approximately £20,000 among those who pay.

 

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by Blackstones

Flats Offer Their Biggest Price Advantage Over Houses in 30 Years

With the average UK flat costing substantially less than a house, apartments may offer an increasingly accessible path to homeownership—provided buyers carefully examine lease terms, service charges and building management.

Finances squeezed or love a deal? Flats should be first on your list. Why? Despite the cost of all property types increasing in the last decade, flats are the best value they’ve been for 30 years.

How much cheaper is a flat?

The price of a flat has increased just over 10% since 2016. In contrast, the price of a house went up 43% in the same period.

What does that look like in monetary terms?

The average UK house now costs £327,000 – 1.7 times more than a flat. In comparison, a typical flat now costs £193,000.

Average flat and house prices by region

The price gap depends on your location.

South of England

Many Londoners are priced out of the house market and have no option but to purchase a flat. The cost of houses, together with a healthy supply of flats, keeps the capital’s house-flat ratio low at 1.9.

North, Midlands and Wales

The reverse is true in the Midlands, Wales and Northern regions, where the house-flat ratio peaks at 2.5. Despite this, flats are often overlooked completely as houses are relatively affordable.

Scotland (No long leasehold system)

The Scottish market is unique as flats, like houses, are freehold with no ground rent. This level playing field is clear, as the house-flat ratio has barely moved in a decade.

Flats in Scotland are appealing, selling in an average of 15 days – the same amount of time as houses. This compares to flats selling in an average of 42 days across the rest of the UK.

Mind the gap: why flat values have risen modestly

It’s tempting to dive in and make an offer when the average flat in England and Wales costs £164,200 but that value reflects an important aspect.

4 out of 5 flats for sale in England are leasehold and this keeps values in check. If you buy a leasehold flat, you’ll pay an average of £200 a year in ground rent and £1,900 in annual service charges. Conveyancing fees are also greater, plus short leases cost money to extend.

These charges, together with a different ownership structure, are also why leasehold flats take longer to sell. But flats shouldn’t be overlooked. They’re exceptional value right now, and active reforms will make it easier and cheaper to renew a lease.

Richard Donnell, Executive Director at Zoopla, comments:

"The gap between house and flat prices has never been wider, and for buyers who are prepared to do their homework, that presents an opportunity. For many, flats remain the main route into home ownership, particularly in London and the South East where the cost of buying a house is higher.

“Buying a leasehold flat is more complex than buying a house - lease length, service charges and ground rent terms all matter and vary significantly from one property to the next. This complexity is not the same as risk, and the leasehold system is being actively reformed.

“Buyers who invest time to research and understand the system and get support can take advantage of the gap between flat and house prices. A well-managed building with a long lease and stable service charges is a very different proposition from a property with less clarity on service charges and a short lease.”

Finding the right flat for you: 4 considerations

As well as offering the best value for 30 years, flats come with unique advantages. The views from upper floors can be stunning, you can get great communal facilities and someone else looks after major maintenance.

But before you fall in love with a flat, there are 4 key considerations:

Lease length

Check how long is left on the lease and get a legal quote to renew it before you exchange, especially if there’s less than 85 years left.

A specialist can advise whether it’s best to wait for The Leasehold and Freehold Reform Act 2024 to take effect before you buy a flat. These reforms are ready to be rolled out.

You might even benefit from waiting for The Commonhold and Leasehold Reform Bill to become an Act. These proposed reforms would give leaseholders even more rights but there’s a lengthy process ahead to make these law.

Service charges

The upkeep of blocks and communal facilities is paid for by flat owners through service charges.

Ask to see 3 years of accounts to establish what you might pay. It’s also wise to check a block yourself to see if it’s well maintained.

Ground rent

Two-thirds of leasehold listings have an annual, fixed ground rent below £250. A minority have an escalating or doubling clause that allows ground rents to rise infinitely. Reforms would ban this. Find out what ground rent is due before making an offer.

Building safety

If a flat is in a building 11 metres or taller, ensure there is an EWS1 certificate. Also ask if the building manager has budgeted for Building Safety Act costs.

 

Key takeaways

• The typical UK house now costs approximately 1.7 times as much as a flat, compared with 1.3 times a decade ago.
• Average flat values have risen much more slowly than house prices since 2016, creating a national price difference of approximately £134,000.
• Buyers can find some of the largest savings in the Midlands and northern England, where houses may cost more than twice as much as flats.
• Flats remain particularly important for buyers in London and the South East, where purchasing a house is unaffordable for many households.
• Before purchasing a leasehold flat, buyers should review the remaining lease term, service-charge history, ground-rent conditions and building-safety documentation.
• Current and proposed leasehold reforms may improve protections for flat owners, but buyers should still obtain independent legal advice.

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by Blackstones

Should you sell your home in 2026? The factors that matter most

The 2026 housing market is being influenced more by realistic pricing than perfect timing. Well-priced homes continue to attract buyers, while overpriced properties often remain available for longer.

Key takeaways

• Homes reflecting local values and buyer expectations are continuing to sell steadily
• Overpricing remains one of the biggest reasons homes are staying on the market
• Mortgage rates rose in April and have since eased, but remain above earlier levels
• Overall buyer interest has weakened, although committed buyers are still searching
• Local market activity is more relevant than broad national housing trends

It's the ambitiously priced ones that are attracting less interest and taking longer to find a buyer.

Average mortgage rates hit 5% in April, adding to average monthly repayments for home buyers, making them more cautious. While mortgage rates have since eased slightly, affordability remains a challenge for many households.

As a result:

• Buyer demand is down compared with last year

• Sales agreed are 7% lower year-on-year

• Homes are taking longer to find buyers unless priced carefully

But here’s the key detail: demand hasn’t disappeared. It has just become more price-sensitive.

Homes that are realistically priced from day one are still attracting offers. Those that rely on 'testing the market' are often the ones sitting unsold, in fact, around 3 in 5 homes listed since January are yet to find a buyer.

This is similar to this time last year, but more price-sensitive buyers means accurate pricing remains key.

So whether you're selling, buying, renting out, or just curious, here's what it actually means for you.

Is now a good time to sell your house?

In short, it depends far more on pricing than timing.

Some sellers are taking a 'let's see what happens' approach and pricing ambitiously, hoping a buyer will meet them there. In this market, that's a bigger gamble than usual.

What’s working for sellers in 2026

• Pricing in line with recent sold prices, not asking prices

• Using up-to-date local comparables rather than historic peaks

• Being realistic from day one rather than adjusting later

• Getting advice from 2-3 local agents on market conditions and how to price and sell your home

What’s not working

• Pricing based on 2022 or early 2023 values

• Ignoring local market conditions in favour of national headlines

• Listing at the highest suggested price without supporting evidence

If your home's been on the market a while with no offers, it's worth having a conversation with your agent. Find out the demand for your home in today's market and whether to adjust the price before doing anything else.

Is 2026 a good time to buy a house?

This is one of the more buyer-friendly moments we've seen in a while, particularly in the South.

There's more choice than a year ago, mortgage rates are actually easing (down to 4.8% in May, from that April high), and a fair number of sellers are genuinely motivated to do a deal rather than wait it out. If you've got a mortgage in principle and you're ready to move, this is a good time to negotiate.

First-time buyers have felt the rate rises the hardest, especially in London, where the extra cost stacks on top of higher stamp duty too. If that's you, it's worth speaking to a mortgage adviser sooner rather than later.

Rates moving in the right direction now could make a real difference to what you can afford.

What does this mean for landlords?

The regional story matters more than the national one here.

While London and the South are seeing house prices dip slightly, the North East, North West, and Scotland are still seeing healthy growth, in the 3-3.5% range, thanks largely to tighter supply.

If your portfolio is weighted toward those areas, the fundamentals are holding up well.

UK house prices in 2026: the bigger picture

UK house price growth has slowed to 1.4% annually, and London is now in its ninth straight month of small annual price falls.

That's not a crash, it's a market adjusting to higher borrowing costs and a cautious mood among buyers.

The last time we saw a shock like this, after the 2022 mini budget, the market bounced back once mortgage rates settled down.

Rates are already easing again, so there's reason to think the same pattern could play out here, just at a different pace depending on where you are.

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by Blackstones

Four Proven Ways to Improve Your Chances of Selling in 2026

Why do some properties attract serious offers within weeks while others remain on the market for months? Successful sellers tend to share four important habits.

Selling a property is rarely a matter of luck. The asking price, presentation, marketing strategy and response to buyer interest all influence whether a home secures an offer.

Although market conditions play a part, sellers still have considerable control over how their property performs. A well-prepared home, supported by an appropriate pricing strategy and knowledgeable local estate agent, is far more likely to attract committed buyers.

Here are four practical principles that can help position your property for a successful sale in 2026.

1. Set a Price That Reflects the Current Market

The asking price is one of the first details buyers consider. When a property is launched at an unrealistic figure, it may be excluded from online searches, overlooked in favour of comparable homes or dismissed before a viewing is arranged.

An ambitious price can sometimes appear attractive to a seller, particularly when they are working towards the cost of an onward purchase. However, the value a seller would like to achieve is not always the same as the amount buyers are prepared to pay.

Successful sellers begin with evidence. This includes:

• Recent sales of comparable properties
• Current competition in the local area
• The condition, size and specification of the home
• Buyer demand within the street or postcode
• Wider economic and mortgage-market conditions

An experienced local estate agent should be able to explain the recommended asking price and support it with relevant market evidence.

A realistic price does not mean accepting less than the property is worth. It means presenting the home at a level that encourages enquiries, viewings and competitive offers.

2. Avoid Launching High Simply to “Test the Market”

Some sellers consider starting with an inflated price on the basis that it can always be reduced later. In practice, this approach can weaken the property’s position.

A new listing normally receives its greatest level of attention shortly after it is launched. Buyers who have alerts set up may see it immediately, while active applicants may be contacted directly by local agents.

When the initial price is too high, this valuable launch period can be lost. Buyers compare the property against similarly priced homes and may conclude that it does not offer sufficient value.

A later reduction does not always solve the problem. By that stage, buyers may have already seen the listing several times and may begin to question why it has not sold. Some may assume that there is an issue with the property, while others may wait for a further reduction.

It is generally more effective to enter the market with a well-supported asking price than to rely on repeated adjustments.

3. Treat Buyer Feedback as Useful Market Intelligence

Not every viewing will result in an offer. Nevertheless, each viewing can provide useful information.

Prospective buyers may comment on the asking price, presentation, layout, condition, room sizes, outside space or quality of the marketing. Individual opinions should be considered carefully, but repeated feedback should not be ignored.

For example:

• If buyers like the property but consider it overpriced, the pricing strategy may need to be reviewed.
• If online interest is strong but viewing numbers are low, the listing information or asking price may be discouraging enquiries.
• If viewings are taking place but offers are not being made, presentation or perceived value may be the issue.
• If certain features are frequently praised, they should be given greater prominence in the marketing.

Successful sellers remain commercially minded. They do not take constructive feedback personally and are prepared to make reasonable changes where necessary.

This may involve improving photography, decluttering rooms, completing minor repairs, refreshing the property description or reconsidering the asking price.

4. Focus on What Buyers Are Doing Today

Historic sale prices can provide useful background, but they should not determine a property’s current asking price.

A neighbouring home may have sold for a particular amount several years ago, but the market may have changed considerably since then. Mortgage costs, buyer confidence, supply levels and local demand can all affect what purchasers are willing and able to pay.

Even properties on the same road can achieve different results because of variations in:

• Floor area and layout
• Lease length or service charges
• Parking and outside space
• Interior condition
• Extensions or improvements
• Position within the building or street
• Proximity to transport, schools and amenities

Property markets are also highly localised. Conditions can differ between neighbouring postcodes, developments and even individual streets.

For this reason, sellers should base their strategy on recent, relevant evidence rather than an old sale price or a general national headline.

Prepare Before Your Property Goes Live

A successful sale often begins before the property is advertised.

Taking time to prepare can improve first impressions and reduce avoidable delays later in the transaction. Before listing, sellers should consider:

• Obtaining an up-to-date market appraisal
• Reviewing recent comparable sales
• Completing essential repairs and maintenance
• Decluttering and preparing rooms for photography
• Gathering warranties, certificates and property documents
• Instructing a solicitor or conveyancer at an early stage
• Reviewing the property’s title, lease or management information
• Considering the likely timetable for an onward move

Good preparation helps the property launch strongly and demonstrates to prospective buyers that the seller is organised and serious about moving.

Choosing the Right Estate Agent

The highest suggested asking price is not necessarily the best valuation.

When comparing estate agents, consider their knowledge of the immediate area, recent sales record, marketing standards, buyer database and communication process. The agent should be able to explain how they will position the property, generate interest and manage negotiations.

A strong agent will provide honest advice, respond to changes in buyer behaviour and maintain regular communication throughout the sale.

Thinking of Selling in 2026?

Understanding your property’s current market position is the appropriate starting point.

Arrange a professional valuation to receive guidance based on your home, its condition and buyer demand in the local area. With sensible pricing, effective presentation and a clear sales strategy, you can give your property the strongest possible opportunity to attract the right buyer.

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by Blackstones

What UK landlords should do now before the new renting rules take effect

The private rental sector is entering a period of major transition, with new legislation expected to change how landlords manage tenancies, property standards, and tenant disputes. As regulatory expectations continue to rise, landlords across the UK should begin reviewing their current processes and documentation now to avoid potential risks later. Staying organised and prepared early will make adapting to the upcoming changes far more manageable.

New private renting rules in England came into effect on 1 May 2026.

So, what essential steps should you take right now as a private rented landlord under the new Renter’s Rights Act? Here’s the advice from the UK Government:

1. Provide new information to your existing tenants

If your current tenancy started before 1 May 2026 and has a written record of the tenancy’s terms (including a written tenancy agreement), you need to give your tenants a copy of the government’s Information Sheet. This explains what the new rules mean for the tenancy agreement.

You must send this to your tenants on or before 31 May 2026, or you could face a fine of up to £7,000.

If your current tenancy started before 1 May 2026 and is based entirely on a verbal agreement, you’ll need to give your tenant a written record of specific terms of the agreement before 31 May 2026. You will need to do this instead of providing the Information Sheet.

It must include your name, address for service, rent details, and a summary of your repair obligations. You can find details of the information you need to provide on GOV.UK. You must do this before 31 May 2026, instead of providing the information sheet.

2. Prepare your new tenancies created on or after 1 May 2026

For tenancies created on or after 1 May 2026, you need to provide your tenants with certain information about the tenancy in writing. You could do this in a written tenancy agreement.

This must include your name, address for service, rent details and a summary of your repair obligations, along with other specific and mandatory information.

You can find details of the information you need to provide on GOV.UK.

3. Publish asking price rents

You now need to publish an asking price rent for your property in any adverts you put out.

You cannot ask prospective tenants to bid above this amount (or accept any such bids), and you cannot ask new tenants to pay more than one month’s rent in advance.

4. Familiarise yourself with the new forms

As a landlord, you’ll need to use forms at different points in a tenancy, for example, when you need to increase the rent or take possession of your property.

Access the new assured tenancy forms on GOV.UK.

5. Student landlord? Prepare to use Ground 4A

If you’re a student landlord, you have until 31 May this year to formally write to your tenants to inform them that you may evict them using Ground 4A.

Once you’ve told them, from 1 May to 30 July 2026, you can then give them 2 months’ notice, instead of 4 months, to end the tenancy using Ground 4A.

Don’t delay it, as it’s temporary. This short-term change is to help continue the normal flow of student properties coming onto the market for new university students starting in September.

After 30 July 2026 you will need to give at least 4 months’ notice. You can see further guidance for ending a tenancy on GOV.UK.

6. Speak to your letting agent

If you’re using a letting agency, you should consider talking to them about what these changes mean for you.

You should also consider taking your own legal advice about complex matters.

7. Keep a record-keeping checklist

Here are our tips for protecting yourself with record-keeping processes.

• Audit your portfolio: Check your current tenancies now and run a full review of any documents or paperwork you’re missing or don’t have a record of serving. You should also clean up your listings, emails and agent scripts, and if you’re a bigger landlord with a website, check that it’s compliant.

• Track renewal deadlines: Don’t wait for a certificate to expire. Set reminders 6 weeks in advance to ensure you have a paper trail of compliance.

• Check for clauses that restrict tenants: Clauses that restrict tenants with children or those receiving benefits will become null. Review your mortgage, insurance and tenancy documents to remove any such clauses. This is a key part of the measures to prevent rental discrimination.

• Stay in line with GDPR: You need to be registered with the Information Commissioner’s Office when you’re storing tenant data, even if it is just their number on your phone. You also need to have a published privacy policy to make it clear how you use, store and delete tenants’ information.

• Go digital: Use a digital storage system or property management app. This ensures your certificates and notices are always accessible for inspections or if you need to go to court.

• Sign up to email alerts via GOV.UK: These will tell you important information from the government as and when you need it.

• Stay informed: The 2026 regulatory landscape is still evolving, with more changes coming in the future. Regularly check updates from the government to ensure you remain registered and compliant.

The UK Government have prepared a simple landlord’s checklist which will also help show what you need to do to prepare, and when you need to do it.

For more information and guidance on the changes, visit the government’s Housing Hub.

 

Key takeaways

• We’ve set out the 7 essential steps for every private landlord in partnership with the UK Government
• You need to provide existing tenants with a copy of the government’s Information Sheet before 31 May 2026
• If you have any existing tenancies based on verbal agreements, you need to provide a written record of specific terms of the agreement before 31 May 2026
• For new tenancies starting after 1 May 2026, you need to make sure you give tenants the required tenancy information in writing
• You need to ensure all written adverts for your properties include an asking price rent
• Familiarise yourself with the new forms and full government guidance to fully understand the new rules

 

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by Blackstones

Stuck on the Market: Why 50% of UK Listings Stall (and How to Avoid It)

Landing a "Sold" sign in today’s real estate climate isn't as straightforward as it used to be. With roughly half of UK properties currently struggling to find a buyer, the dividing line between a stagnant listing and a successful closing comes down to sharp strategy. To keep your move on track, we look into exactly why so many homes are hitting a brick wall, alongside the proven adjustments top sellers are using to stand out and seal the deal.

Ever worried about taking the plunge and getting that ‘for sale’ sign up, only to find your home sits around and won’t sell?

It’s only natural to worry about what might happen once you’re on the market.

Our latest survey results show this worry isn’t unfounded, but you have more influence than you might think. In fact, successful sellers are doing a few key things differently to get a result.

Sellers admit they priced too high

We asked more than 2,000 UK adults who tried selling their home in the past 3 years if they’d been successful. Almost half (44%) said their home failed to sell.

Price is the biggest sticking point, with overconfidence directly damaging success. Of the sellers who failed to find a buyer, 16.2% knew their home was overpriced from the outset.

More than a third (34%) realised, with hindsight, they’d set an unrealistically high asking price. At the time, these sellers thought they were asking a ‘fair price’.

What successful sellers are doing differently

Pricing realistically to avoid later reductions

Many sellers are discovering the hard way how important realistic pricing is.

For 53% of sellers, reducing their asking price was the only way to attract a buyer. Those that did drop their price did so by an average of 7%.

Our data shows the average home sold for 3.5% below the asking price in the first 3 months of 2026. That’s equal to £18,000 below the original advertised figure.

Getting a valuation before any viewings

Approaching a move in the right order is pivotal to selling.

More than 6 in 10 sellers (61%) viewed other properties before getting their own home valued. Some 32% went as far as making an offer on a property before getting a valuation.

For 21%, their inflated asking price was based on the amount needed to buy a home they’d already found. Unsurprisingly, 21.7% looked back and said their sale failed because they couldn’t achieve the price required.

Pricing for the market - not their move

Age and the reason for moving is linked to sales success. Younger sellers are more likely to be trading up the ladder, creating financial pressure to set a price that is unachievable.

The main reason under-35s were trying to sell was to trade up to a larger property (44%), with every penny from their sale counting. Our survey found only 52% of under-35s sold their home successfully, compared to 63% of those aged 65+.

Among under-35s, 26% looked back and realised they’d priced their home too high and 20% knowingly overpriced from day one.

On the other hand, the experience of older movers is clear.

As well as better completion rates, people aged 65+ in our survey were less likely to overprice their home at the start (6%). And they were less likely to look back and regret an inflated asking price (12%).

With 34% of those aged 65+ downsizing, they’re more likely to be moving to a less expensive property. It’s also likely that these older homeowners have built up more equity in their current home, reducing the pressure to achieve a higher price.

Using an estate agent to guide their success

Most people get estate agents to value their home as their first step of selling, and there’s an important link between taking pricing guidance from estate agents and getting a successful sale result.

Of the most successful sellers - the 55+ age group - 83% heavily relied on an agent’s pricing advice.

Conversely, far fewer under-35s (53%) were influenced by estate agents. The youngest sellers also took advice from family and friends.

Adam Day, Head of eXp UK and Europe, reinforces the importance of local knowledge:

“The market moves at very different speeds from one street, town or postcode to the next. This is why working with an experienced local agent is important.

“They will price your property appropriately, based on genuine local demand. They’ll also identify your home’s unique selling points – the ones most likely to resonate with buyers in your area.”

 

Prioritising presentation and home maintenance

While the key takeaway for sellers is to price realistically using an estate agent’s advice, presentation matters.

Successful sales had one thing in common – appearance.

The home being sold was clean, the garden tidied and minor repairs had been made ahead of the sale.

Mark Manning, Managing Director at Northern Estate Agencies Group, says first impressions matter:

“If viewings aren’t leading to offers, think carefully about how your property is presented, both online and at the kerb. Act on feedback early as the sellers who struggle are almost always the ones who simply wait and hope something changes.”

Monitoring their home’s value and local market

With 38.6% of sellers using online sources to help price their property, accurate monitoring is also vital.

Track your home for a real-time snapshot of what your home might sell for and what's happening in your local market. Use this in tandem with estate agent valuations to get a realistic price for your property.

How your local market will influence your sale result

There’s one thing that’s less in your control when it comes to selling - and that’s the performance of your local market. Local levels of demand, supply and stock will influence your sale, even if you do everything right.

Monitoring your market long before you decide to sell is a great way to stay on top of this and price in line with buyer activity.

See my local market trends

And speaking to a local estate agent is invaluable in uncovering the unique dynamics in your area, right down to your street.

Regions across the North of England have the highest sales success rates, with 3 out of 4 homes selling in Northern Ireland. More than two-thirds of sellers in Yorkshire and the Humber, the North East, the North West and Scotland successfully selling their home.

The market has been especially sluggish in London, where only 38% of properties listed for sale have reached completion. All other regions see at least half of all properties sell.

Key takeaways

• 44% of UK homes listed for sale in the past 3 years failed to sell
• Overambitious and unrealistic pricing is the biggest reason homes remain unsold
• Under-35s are more likely to overprice in order to afford their next home
• Pricing in line with local property values improves the chances of selling

 

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by Blackstones

9 Smart Questions to Ask at Your Next Home Viewing

It’s easy to get caught up in the excitement of a home viewing and completely forget to ask the most important questions. But once you're inside, your time with the agent is the perfect opportunity to dig deeper. Here is a breakdown of the nine essential questions you should always ask on a viewing, complete with expert advice from estate agents to help you get the answers you actually need.

Finding out the right information saves time and helps you to work out what you really want. Remember, there’s no such thing as a silly question when it comes to property.

To help you on your way, our experienced agents reveal the most common questions they’ve been asked by first-time buyers.

1. What’s the area like?

Great transport links, green spaces, bars, restaurants and good schools are all top of the agenda when it comes to location. So this is the first question to put to an agent.

Be sure to carry out your own research, too. Walk around the neighbourhood in the daytime and after dark to get a feel for traffic, atmosphere and security.

Try out your commute from the area, check out the crime statistics and look into the pollution levels too.

All of this information will help you to work out if you're looking in the right place for you.

"There’s a lot of nuances to this as the obvious things like schools and transport links that may stand out can be offset by some things," says Christian Cudd, head of sales at Hamptons in Clapham and Battersea.

"A quiet street may not be all that quiet at on a Saturday night when the pubs kick out. Ask your agent about changes to the area coming up.

"There's an area in Battersea, for example, where prices have been going up and up because of access to the new Northern Line station.

"Walk around the area at night when things can feel very different!”

2. How long has the property been for sale?

Knowing how long a home has been on the market offers buyers some important clues on how to proceed when it comes to putting in an offer.

If it’s been on sale for a while, the seller might be prepared to accept a lower price.

If your estate agent is aware of any problems with the property – from structural issues to rowdy neighbours – they are legally obliged to tell you. So definitely ask!

“If a home hasn't sold there's likely to be a reason", says Colby Short, CEO of GetAgent.co.uk.

"It could be due to structural issues or other red flags. In any case, the agent has to give you a full rundown, so be sure to ask.

"If a property's been on the market for some time, the chances are the seller might accept a lower offer but don’t always assume so.

"In some cases, problems on the side of the buyer can cause the sale to fall through and bring the seller back to square one. If this is the case, the seller may be unlikely to adjust their price expectations.”

3. Why is the owner selling?

It might feel a bit nosy asking this question. But, don’t worry, many first-time buyers do.

They could be downsizing, upsizing, moving within a school catchment area or getting divorced.

Knowing the answer is likely to give you a better idea of the strength of your position.

“It may seem like an intrusive question but you’re well within your rights to ask and, if anything, it’s advisable to do so," says Alice Bullard, head of commercial at Nested.

"It’s always better to know in case the reason is a negative one. If it’s due to a problem neighbour, the fact the neighbourhood has declined or there’s a mobile telephone mast being erected in the garden, then alarm bells should be ringing.

"Of course, there’s no guarantee that the seller will be 100% honest about any negative influences, so it really is down to you to research thoroughly to avoid any nasty surprises.”

4. Is the broadband any good?

No self-respecting first-time buyer would be caught out by dodgy internet, which is why this question is among the most common put to our agents.

Keep your phone on during viewings, noting any weak spots as you walk around and check for phone coverage more generally, too.

Ask for details of their current broadband set-up, including the provider, speed and service.

Pop the postcode into this internet speed checker to find out what deals and speeds are available for the area.

"If there is a particular provider you want to use, contact them to make sure that they cover the area and can transfer your current service," says Cudd.

5. Are the coat hangers included in the sale?

Our estate agents have heard it all. And even though it sounds like a joke, the point stands: be 100% sure of what's included in the asking price.

After all, there’s no point falling for that cool home office pod in the garden if it isn’t staying.

"Items that are not bolted down or integrated, are not included in the sale price," says estate agent Chris Buckler of KW London Bridge.

"When you make an offer, be detailed and include anything extra you want in the email to your agent. I've seen sales fall through over a few hundred pounds on a hallway carpet.“

As a rule, boilers, radiators, fitted carpets and window coverings tend to be included in the sale. White goods such as washing machines and fridges are often up for negotiation.

"We’ve even seen examples where a thrifty seller has taken all of the lightbulbs with them," says James Forrester of Barrows and Forrester.

"Always ask what will and won’t be left with the house. It can avoid disappointment on moving day, but it can also work in your favour.

"Some sellers may be willing to leave certain items of furniture either as part of the deal or for a little extra on the asking price."

6. How do I make an offer?

While you may have found the home of your dreams, it's probably worth avoiding this question. Maybe play it a bit cooler?

The answer to ‘How do I make an offer?’ is: you will need to put the amount you are prepared to pay in writing (email is fine), and the estate agent will then put this to the seller.

As a first-time buyer, you're in a strong position to negotiate. You have nothing to sell and you're not in a chain. So don’t show your hand too early.

Instead, why not ask if there have been any other offers made on the property and for how much. While the estate agent may not disclose the full details of other offers, you might get a good hint.

Use this information to guide you when deciding what to offer.

"The estate agent is your guide through this and should help you all the way through, alongside your solicitor," says Cudd.

"Ask about other offers on the property, this may reveal how flexible the pricing is and what you could potentially negotiate."

7. Can I speak to the seller directly?

You may meet and chat to the owner during a viewing. But the agent's job is to broker the deal between you and the seller.

Once an offer is accepted, you may be able to swap details with the seller if they agree, so you can communicate if needed.

But mostly, any communication over the sale will be between you, your estate agents and your solicitors.

“Communicating with the seller is largely restricted, especially during the negotiation and offer stage, and there’s good reason," says Marc von Grundherr of Benham and Reeves.

"It’s our job to negotiate and advise a seller on their best options and they can sometimes be stubborn when it comes to dropping their asking price.

"An anxious or over-enthusiastic first-time buyer can also hinder the process by over-communicating.

"Hitting the seller with a constant barrage isn’t advisable when they’re going through one of the most stressful processes in life. In fact, it can put them off selling to you.”

8. Do I really need to pay for a full survey?

Although they hear this question a lot, the estate agent can’t answer it on your behalf.

Having a survey is not a legal requirement but, as you are about to make a huge financial commitment, it’s a very good idea.

There are three levels of survey to choose from. But a mortgage lender's ‘valuation survey’ is not one of them. This only confirms the property is worth what you have agreed to pay for it.

New-build homes could be an exception as they are covered by a 10-year NHBC guarantee, although it may still be worth getting a ‘snagging survey' done.

Find out about the options for surveys here.

“Better safe than sorry in most cases!" says Cudd. "The only exceptions is with new builds built within the last 10 years, as everything will generally be under warranty.

"Your valuation survey from the bank is ‘skin deep’ so may not raise anything that needs attention straight away. Better to swallow the cost of a home buyers survey than find something nasty a few days after moving in!”

9. Can I bring my pet?

Not as odd a question as it sounds. Don’t assume that, just because you're buying a home, you'll be able to bring your pet with you.

If you are buying the freehold to a property, then of course you can keep animals.

But if you're buying a leasehold home, there may be covenants within the lease that prevent you from keeping certain types of pets.

Make sure your solicitor checks the terms of the lease thoroughly.

"Never assume!" says Cudd. "Some leasehold properties prohibit pets and this could end up in a sticky situation if you haven’t checked.

"Freehold houses are generally free and clear of any restrictions like this."

 

Key takeaways

• Find out what the local area is like, how long the property has been on the market and why the owner is selling
• Check the broadband speeds for the property and what will be included in the sale. Will the washing machine be staying?
• Find out what other homes in the area have sold for before making your offer

 

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by Blackstones

UK Rental Market 2026: Legal Limits on Rent Increases for Landlords

Now that the Renters’ Rights Act has come into force, rent increases have just got far more regulated.

The Act introduced clearer rules designed to protect tenants from unfair or excessive rises.

Rent increases are now a more formal legal process governed by strict rules.

For landlords, this means rent reviews must be approached carefully and formally. But with the correct procedures and market evidence, you can adjust rents confidently while staying within the law.

How often can I increase rent under the Renters’ Rights Act?

In most cases, rent can only be increased once per year. And there can be no increase within the first 52 weeks (1 year) of a new tenancy.

This removes the flexibility you might have previously relied on and reinforces the need to set realistic rents from the outset.

Contractual rent review clauses written into tenancy agreements will be abolished and rendered void under the new Act.

Attempting to increase rent more frequently, or without following the correct statutory process, could result in disputes or legal challenges.

Kristjan Byfield, Mission Commander at The Depository, issues a word of advice for landlords planning a rent increase:

“How your tenants are cared for during their tenancy will likely dictate how your rent review process will go. Make sure you have tenants that genuinely love living in your homes - and be fair when reviewing the rent.

“Tenants are about to decide when they leave and what a rent review process looks like, so give them every reason to stay.”

Let’s get into the rules about increasing rent under the Renters’ Rights Act.

When do I need to use a Section 13 notice?

Informal agreements, such as verbal conversations or casual emails, are no longer sufficient.

As all tenancies have converted to periodic (rolling) tenancies, you must always use the prescribed legal mechanism: a Section 13 notice.

This is a formal statutory document that clearly sets out the proposed new rent and the exact date it will take effect.

Finally, you should keep detailed records of all rent reviews, communications and any Section 13 notices you have served. This not only supports compliance but also provides protection in the event of a dispute.

How much can I increase rent under the Renters’ Rights Act?

You can increase rent up to the current fair market rate. That means you should go by what the property would fetch if it were newly advertised to let today.

Before proposing an increase, research local market rents and be prepared to justify your decision.

Letting agents can provide useful benchmarks, helping ensure your figures are realistic and defensible.

Under the new system, tenants have stronger rights to dispute rent increases they believe exceed market value.

These challenges may be referred to a First-tier Tribunal, which will assess whether the proposed rent aligns with comparable properties in the area.

Crucially, the Tribunal can no longer set the rent higher than what the landlord initially proposed, meaning tenants effectively have ‘nothing to lose’ by challenging a hike.

The Tribunal will also no longer backdate increases, and the new rent will only apply from the date of the Tribunal's decision.

When you’re thinking about increasing rent, it’s worth considering tenant relationships. While the law may allow for an increase, large or sudden jumps can lead to dissatisfaction, increased turnover and void periods.

That means a measured, market-aligned approach will be more sustainable in the long term.

How much notice must I give before increasing rent?

Under the Renters' Rights Act 2025, the mandatory notice period for a Section 13 rent increase has been extended. You must provide your tenant with 2 months' written notice before the new rental amount comes into effect.

This notice period gives tenants more time to review the increase and, if necessary, challenge it.

How can a letting agent help with increasing rent?

Navigating the new legal landscape of the Renters' Rights Act can feel daunting. Rent reviews are now a strictly regulated legal procedure, so leaning on a professional letting agent can help protect your investment.

A good agent takes the guesswork out of the process by providing accurate, evidence-based market valuations. Since the new rules cap rent hikes at the current market rate, an agent’s access to hyper-local data ensures your proposed increase is fair, defensible and less likely to be challenged at a tribunal.

If a tenant does dispute the increase, your agent will be invaluable in compiling the necessary portfolio of comparable properties to justify the new rent. This handles any pushback objectively, preserving your relationship with the tenant and turning a potential legal minefield into a smooth, fully documented process.

Kristjan’s top tip for those already using a letting agent? Take this chance to get your tenants’ perspective.

“If you have a managing agent, now might be a good time to reach out to your tenants directly to see what their rental experience is like. There’s nothing like hearing things first hand and the Act means that great rental experiences will be even more vital in shaping top-performing property portfolios.”

Prefer to self-manage? Success comes down to meticulous preparation. You will need to track local market rents and ensure your figures are justifiable.

It’s also highly recommended that you join a professional body, such as the National Residential Landlords Association (NRLA), to ensure you have access to the correct Section 13 templates and a reliable support network should you need to defend an increase at a First-tier Tribunal.

Key takeaways

• From 1 May 2026, rent cannot be increased within the first year of a tenancy, and only once a year after that, using a Section 13 notice
• Proposed increases cannot exceed the current fair market rate
• Tenants now have stronger, risk-free rights to challenge hikes at a tribunal
• You must give tenants a full 2 months' written notice before an increase takes effect
• Documentation, market research and professional support can help you adjust rents while staying within the law

 

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by Blackstones