UK Housing Market Delivers Significant Capital Appreciation

November 27, 2025Newsletter

Nearly 2.5 million homes have gained £100k+ in value since 2020—equivalent to £55 per day.

If you bought your home five years ago, you might want to take a peek at what it’s worth today, it could be a pleasant surprise.

Our latest research shows that while most homeowners have seen steady gains of just under 20% over that period, more than two million homes have gained £100,000 or more in that time.

But as ever, location matters, and the scale of your gains depends very much on where you call home.

Where are homes increasing in value?

It’s perhaps no surprise that the biggest value hikes are found in the South of England, where house prices already start from a higher base.

In fact, around 6 in 10 homes that have gained £100,000 or more in the past five years are located in the south.

London leads the charge, accounting for 16% of these properties; that’s nearly 400,000 homes that have seen six-figure gains.

Not far behind are the Home Counties, including Berkshire, Buckinghamshire, Hertfordshire, Kent, Essex and Surrey, where another 400,000 homes have also crossed the £100k mark.

Step outside the capital and its commuter belt, and you’ll still find some impressive hotspots. Places like the Cotswolds, Trafford, South Hams and Malvern Hills have all seen more than a quarter of local homes rise by at least £100,000 since October 2020 - proof that strong growth isn’t just confined to the city lights.

The North West sees fastest growth

While the South of England leads in cash gains, the North West and Wales have seen the most dramatic percentage increases.

Across the UK, over 800 thousand homes have jumped in value by 50% or more over the past five years, and just under a third of these (240,000 homes - 30%) are found in the North West.

In places like Rochdale, Oldham and Bolton, values have surged as buyers seek better value for money within commuting reach of Manchester and Liverpool.

South Wales has also shone, particularly in Rhondda Cynon Taf and Merthyr Tydfil, where 2 in 10 homes have risen by 50% or more since 2020.

Of course, not every homeowner has seen their property’s value rise. Over the last five years, 1.4 million homes across the UK have actually fallen in value by at least £10,000, showing just how varied the market has become.

London has seen the biggest share of losses, with around 1 in 4 homes now valued below their pre-pandemic level. Nearly 275,000 homes in the capital have dropped by £50,000 or more, and about 200,000 of those are in inner boroughs such as Westminster, Kensington and Chelsea, where 3 in 10 homes have fallen by £100,000 or more.

Beyond London, some homeowners in Aberdeenshire and parts of urban Essex and Surrey have also seen values edge back, reflecting slower demand in higher-priced or more specialised markets.

Still, these areas are the exception rather than the rule. For most of the country, values have either held steady or grown; a sign of how resilient the UK’s housing market has remained, even amid rising mortgage costs and a broader cost of living squeeze.

Why the five-year view matters

Looking back to June 2020 gives us a clear picture of how the market has evolved through an extraordinary period. The pandemic changed what buyers were looking for, with more people seeking space, greenery and better value outside traditional commuter zones.

Those trends drove price growth in areas that had previously flown under the radar, especially across the North West and Wales.

Then, as mortgage rates rose and affordability tightened from 2022 onwards, demand shifted again, slowing price growth in the South, but keeping activity steady in regions where homes still offered relative affordability.

Five years on, this comparison also speaks to a more personal milestone. Many homeowners start to reassess their next move around the five-year mark (the so-called “five-year itch”) whether that means upsizing, downsizing, or exploring a new location.

Making the most of your paper gains

For those thinking about selling, these figures might be the nudge you need to check what your home is worth today. Even if you’re not planning to move, knowing your current home value can help you plan your next steps - whether that’s remortgaging, renovating, or simply celebrating how much your property has grown in five years.

While the market continues to evolve, many homeowners remain in a stronger position than they might expect. And for those who’ve seen slower growth, history suggests the market has a way of balancing itself out over time.

So, whether your home has gained £100,000 or £10,000, it’s worth taking stock of how much things have changed since 2020, and what that could mean for your next chapter.

Key takeaways

• Over 2.5 million homes across the UK have risen in value by £100,000 or more since October 2020
• Southern England leads the way, with 6 in 10 of these homes located in London and other regions in the south
• 30% of homes that have increased in value by 50% or more are found in the North West
• 1.4 million homes have seen their value fall by at least £10,000 in the past five years.

 

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by Blackstones

How Much Are Sellers Really Making?

October 20, 2025Newsletter

Property really can pay off, with home sellers in England and Wales making an average profit of £72,000

New analysis of Land Registry and Registers of Scotland data has revealed just how much sellers across the UK have been cashing in over the last 18 months. Spoiler: it depends a lot on where you live, what you own, and how long you’ve been there.

On average, sellers in England and Wales made £72,000 profit when selling their home (that’s the price of a new Tesla). That’s roughly a 38% boost on the price they originally paid. Not bad for simply living somewhere!

But the story isn’t the same everywhere. Some regions are true golden tickets, while others have been a little slower to reward homeowners.

London and the South East are the jackpot regions. Sellers here typically walked away with £130,000 and £94,000 profit respectively. To put that into perspective, £130,000 could buy you an average-priced home in 11 local authorities in the North. Talk about relocating with change to spare.

The reason? Higher property values, longer stays in homes, and strong price growth in the years before Brexit.

In contrast, the North East has been a tougher market. Sellers there made around £35,000 profit on average, which works out at about 26% of their original purchase price. This lower return reflects the region’s long recovery period following the 2008 financial crash, when prices took more than a decade to bounce back. However, on the plus side, the North East is now enjoying stronger-than-average price growth, driven by its relative affordability and increasing buyer demand.

How long you stay matters

If you think the longer you live in your home, the more profit you’ll make when you sell…well, that’s mostly true. But there’s a twist.

Homeowners who sold after 10-15 years often saw bigger gains than those who stuck it out for 15-20 years. That’s because many long-stayers had the misfortune of owning during the global financial crisis when prices dipped.

In southern England and London, the classic rule applies: the longer you’ve owned, the more you’ve gained.

But in lower-value regions that saw a price boom after Covid, even those who sold after just a few years walked away with solid profits.

How often do people actually move?

Across the UK, the average homeowner stays in their property for 9 years before selling. But in London and the South East, that stretches to 10-11 years. Moving there is pricier (hello, stamp duty) and less affordable, so people stay put longer.

In commuter towns like Dartford, Slough, Watford, Enfield and Romford, the average time before moving is also around 9 years.

In big regional cities like Birmingham, Manchester and Leeds, people also tend to stay put longer than their neighbours.

What does this all mean?

Whether you’re thinking of selling, staying, or daydreaming about what your house could be worth, it’s clear that location and timing play huge roles in the kind of profit you can make.

Some sellers are unlocking enough money to buy a home outright elsewhere, while others are seeing more modest returns. With house price growth now slowing after several years of rapid increases, homeowners who bought more recently may not be looking at gains of £72,000 or more. Still, it’s a useful reminder of how much wealth can build up over time through property ownership.

Whether you’re sitting on a potential six-figure profit or something more modest, your home isn’t just a roof over your head; it’s quietly earning its keep in the background.

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by Blackstones

Self-Managing Your Rental? Here's How to Avoid Legal Nightmares and Bad Tenants

October 20, 2025Newsletter

Shifting the Balance: Why Landlord Compliance is Now More Important Than Ever Under the Renters' Rights Bill.

The rental market is constantly evolving, and landlords must decide whether to manage their properties independently or hire a letting agent.

Despite the convenience and expertise offered by professional agents, nearly half of landlords still opt to handle things themselves.

This is particularly true of landlords with just one or very few homes. Government data shows that landlords with 5+ homes are far more likely to use an agent to manage their portfolio.

But are smaller landlords exposing themselves to increased risks, especially as the new Renters Rights Bill comes into law?

Cost savings a key factor in self-managing investment properties

Landlords often choose to self-manage rather than use letting agents for several reasons. The main factor is cost, as agent fees can typically take 10–17% of rental income.

Many also prefer having direct control over tenant relationships and property decisions. DIY platforms are making advertising, vetting and contracts easier without professional help. For landlords with just one or two properties, managing the workload themselves is often seen as more manageable.

The reality of self-managing your properties

When I hear that 50% of landlords still choose not to use a letting agent, I don’t scoff - I get it. Because I used to be one of them.

For many landlords, especially those with a single buy-to-let property or a couple of family homes, the case against using an agent seems straightforward: it seems expensive, it’s less personal between you and your tenants, and “how hard can it be?”

But here’s what I’ve learned the hard way, particularly in the HMO sphere.

Self-managing may seem like saving money - but often it’s just delaying the costs. And in some cases, the reality of getting it wrong can far outweigh the perceived savings.

Self-managing requires time, effort and knowledge of the 169 Acts and 402 Regulations that govern the private rented sector. Choosing the right letting agent can offer security and peace of mind, protecting landlords from making the most common, and often very expensive, mistakes.

Letting agents can be especially invaluable for inexperienced landlords or those with larger portfolios, HMO properties or simply busy schedules.

In reality, good management preserves profit, rather than eating into it.

A landlord’s desire to maintain control over their tenancies can also be a double-edged sword. Letting a property, owning a portfolio or running a HMO isn’t just about being available to fix a leaky tap - it’s about managing relationships and, oftentimes, disputes.

The growing importance of letting agents under the Renters' Rights Bill

The Renters' Rights Bill is set to become law in the next few months and will bring significant changes to the rental market, making compliance more crucial than ever.

The new bill introduces stricter obligations on landlords, covering everything from tenancy agreements to property safety standards. The margin for error is shrinking, and even minor, accidental mistakes could result in hefty fines.

With penalties for persistent breaches skyrocketing to an eye-watering £40,000, rent repayment orders increasing to two years’ worth of rent and the possibility of civil and criminal prosecutions, landlords must ensure they are fully aligned with regulations. This shift makes using a letting agent more valuable than ever before.

With stronger legal protections for tenants, landlords must be careful in handling disputes, evictions and rent arrears. Letting agents are skilled negotiators, familiar with the correct processes to avoid costly legal battles. Their expertise ensures that landlords can resolve issues efficiently and within the law.

While self-managing may have been feasible in the past, the increased risks and financial penalties make hiring a qualified letting agent a smart safeguard. Their knowledge, experience, and legal expertise could mean the difference between a smooth rental operation and costly legal trouble.

The line between passive income and full-time responsibility blurs quickly. The reality is: what seems manageable at first can quickly become overwhelming - especially as compliance standards grow more complex year by year.

I used to be a DIY landlord, adamant that I could go it alone. Today, I run a vertically integrated property business providing services to landlords like myself, because I realised it wasn’t about saving money - it was about building a model that works, legally, operationally and financially.

Letting a property is so much more than just the collection of rent. Landlords need, more than ever, a trusted partner who understands the complexity of private renting obligations, anticipates the risks and raises the bar.

 

Key takeaways

• The impending Renters' Rights Bill makes compliance critical, with legal penalties rising significantly for breaches.

• Self-managing often delays inevitable costs, as mistakes - such as skipping robust tenant referencing - can quickly lead to costly evictions and arrears.

• The perceived savings are often negated by the financial risk of getting compliance wrong, which can far outweigh the cost of professional support.

• A professional agent acts as a vital legal safeguard by expertly navigating the 169 Acts and 402 Regulations governing the sector, protecting landlords from significant legal trouble.

• Alex Babouris and Julie Ford from our Lettings Advisory Board share their views on self-management versus using a letting agent.

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by Blackstones

Rising Home Prices Driven by Surge in First-Time Buyers

October 13, 2025Newsletter

Over 4.8 million homeowners use MyHome to track their home’s value, build equity insights, and see what’s selling nearby, all with our tools that make moving decisions smarter and easier.

Despite higher prices in many areas, improved mortgage affordability means they’re making up the biggest share of home purchases across the UK.

According to our latest research, the average price of a first home now stands at £229,000 - up 2.4% over the last year. That rise outpaces the wider housing market, which grew by 1.3%. In other words, first-time buyers are driving activity more than any other group.

Borrowing power boosts first-time buyers

The main reason is borrowing power. Thanks to improved mortgage affordability over the past six months, buyers can now borrow around 20% more than before. That’s sparked a 30% jump in first-time buyer mortgages, helping thousands onto the ladder.

First-time buyers now account for 39% of all property sales and nearly half of all new mortgages (49%). It’s no surprise then that they’re shaping the market more than ever.

What are first-time buyers buying?

The three-bedroom house is the most popular choice, attracting 45% of first-time buyers. Flats, on the other hand, are slipping in demand, now accounting for just 29% of first-time buyer enquiries outside London.

Regional price trends: winners and strugglers

Across most of the UK, first-time buyer prices are rising faster than the overall market. The stand-out is the North East, where first-home prices have jumped 10.2% in the past year, compared with 2.4% for all homes. Scotland, Yorkshire and the Humber, and the North West are also seeing above-average growth.

In contrast, London tells a different story. With high stamp duty and tougher affordability, the average first-home price in the capital has actually fallen by 2.4% over the year. To make ends meet, London’s buyers are targeting homes priced well below local averages – typically around 21% cheaper.

Affordability gap shapes choices

On average, first-time buyers look for homes about 15% below the local market price. That discount grows in regions where affordability is tight, such as the South East (21%), Wales (17%), and of course London (21%).

Richard Donnell, our Executive Director, says this variation reflects how affordability shapes buying decisions. “First-time buyers have had a 20% boost to affordability over the last six months. This is enabling them to look at higher-value homes in the more affordable parts of the country. In contrast, in London and southern England, affordability remains a big challenge, so buyers are seeking cheaper options despite the extra borrowing capacity.”

What it means for first-time buyers

Whether prices are climbing or easing, first-time buyers remain the backbone of the housing market. With greater borrowing power and determination, they’re proving that 2025 could be the year many more step onto the ladder - even if they’re climbing it in slightly different ways depending on where they live.

 

Key takeaways

• First-time buyers now make up 39% of all home sales and nearly half of new mortgages
• The average first-time buyer home costs £229,000, up 2.4% in a year, outpacing the wider market
• Borrowing power has risen 20%, fuelling a 30% jump in first-time buyer mortgages
• Prices are up 10.2% in the North East but down 2.4% in London

 

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by Blackstones

Costly mistakes landlords make and how to avoid them

October 13, 2025Newsletter

Landlords are facing one of the most significant regulatory shake-ups in decades, bringing increased risk if you get things wrong. Here’s how to sidestep common mistakes and stay ahead of the regulatory curve. make the sentences diffrent

Being a landlord today is not what it was ten - or even five - years ago. The regulatory landscape has become more complex, tenant expectations are higher than ever and the financial risks of getting things wrong have increased significantly.

Yet many landlords, whether self-managing or working with the wrong agent, continue to fall into the same traps. These mistakes can cost time, money and even your ability to regain possession of your property.

Here are five of the most common pitfalls we see and how a great letting agent can help you sidestep them entirely.

1. Falling behind on compliance in an era of reform

Landlords are navigating one of the most significant regulatory shake-ups in decades.

The Renters Rights Bill will abolish Section 21 evictions - making legal compliance not just important, but essential for protecting your ability to regain possession through legitimate grounds.

What’s more, other stakes are rising too:

• Fines are set to increase from £30,000 to a maximum of £40,000 per breach

• Rent Repayment Orders (RROs) could soon cover up to 2 years’ worth of rent

• HHSRS (Housing Health and Safety Rating System) is being overhauled to make enforcement more consistent and efficient

• MEES (Minimum Energy Efficiency Standards) are tightening - likely requiring investment in energy upgrades

• Making Tax Digital (MTD) will soon apply to landlords earning £50,000+ annually, with new digital recordkeeping and quarterly submissions.

A great letting agent doesn’t just help you tick boxes - they stay ahead of the regulatory curve. They maintain airtight records, manage renewals and inspections, and keep you informed on upcoming obligations so you don’t get caught out when the rules change.

2. Skipping robust tenant referencing

A rushed tenancy can quickly become a costly one. Robust referencing is not just about credit scores - it’s a multi-layered process designed to assess a tenant’s reliability, risk and long-term suitability.

True due diligence includes:

• Affordability checks, based on income vs rent ratios.

• Credit history, including CCJs, defaults, and payment patterns.

• Employer references confirming stable and ongoing employment.

• Landlord references verifying past behaviour, payment history, and property condition.

• Identity and fraud checks to confirm legitimacy.

• Where appropriate, guarantor vetting and documentation.

Cutting corners here risks arrears, evictions and damage - not to mention stress.

Experienced agents use specialist referencing providers and ensure each application is rigorously assessed before any tenancy agreement is signed. Many also offer insurance-backed rent guarantees, giving you an added layer of protection.

 

3. Neglecting repairs and preventative maintenance

It’s easy to delay maintenance in the short term - but this often leads to higher costs and legal issues later. In today’s climate, that can be dangerous.

The introduction of Awaab’s Law, along with the revised HHSRS and Decent Homes Standard, means landlords now have a legal responsibility to act quickly and transparently on disrepair, particularly on damp, mould and hazards affecting tenant health.

That means you must:

• Act swiftly on tenant-reported issues

• Keep detailed logs of communication, inspections and remedial action

• Maintain proof of resolution timelines, especially for hazards

• Use qualified, insured contractors—and track warranties and follow-ups.

Missing any of these steps risks not only financial penalties, but also reputational damage as a landlord.

Top-tier agents have structured workflows to manage and escalate maintenance issues efficiently. They keep digital records, proactively schedule inspections, and work only with vetted, reliable contractors. This isn’t just good management, it’s legal protection.

4. Overlooking proper insurance cover

A surprisingly common oversight among landlords is underinsurance - or worse, assuming a standard home policy is enough.

In reality, landlords need specialist cover for:

• Buildings & contents, tailored to rental properties.

• Public liability, in case of injury or damage

• Legal expenses cover for disputes and possession claims

• Rent guarantee insurance - particularly useful in today’s economic climate

• Loss of rent due to major incidents or voids caused by damage.

Professional agents work with trusted insurance providers to ensure you have comprehensive protection. They’ll also flag when your cover might be inadequate for your property type, tenancy model or legislative changes.

5. Choosing the wrong agent - or going it alone

Not all letting agents are created equal. Many landlords assume the role of an agent is simply to find tenants and collect rent.

But a truly great agent is a strategic partner, who will:

• Navigate compliance and mitigate legal risks

• Ensure tenant satisfaction and tenancy longevity

• Minimise void periods through smart marketing and onboarding

• Deliver long-term asset performance and portfolio insight.

How to spot the right letting agent for you

The key things to look for when finding a letting agent are:

• Membership of Propertymark, Safeagent, or similar

• Client Money Protection and transparent fee structures

• Investment in tech platforms for transparency and efficiency

• A strong reputation, backed by reviews and industry recognition.

Final thoughts

The UK rental sector is evolving fast and the margin for error is shrinking. Whether you’re an accidental landlord or have a growing portfolio, it’s time to treat your rental properties like a professional business.

Avoiding these five common mistakes isn’t just about protecting income. It’s about delivering a better experience for tenants, protecting your reputation and positioning yourself for long-term success.

And the best part? You don’t have to do it alone. The right letting agent can handle the heavy lifting, giving you confidence, compliance and clarity every step of the way.

 

Key takeaways

• Legal compliance is essential to protect your ability to regain possession, particularly with the upcoming abolition of Section 21 notices.
• Robust tenant referencing will help you assess a tenant’s risk and suitability - avoiding arrears, evictions and damage.
• Timely repairs and maintenance can help you avoid financial penalties as well as reputational damage.
• Proper insurance cover ensures adequate protection for your property type and tenancy model.
• Choosing the right letting agent can help you navigate the changing regulatory landscape while protecting your income providing a better tenant experience and setting you up for long-term success.

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by Blackstones

Where to Invest for the Best Rental Returns in the UK

September 22, 2025Newsletter

We break down the highest-yielding property markets across the UK to help you make smarter investment choices.

Ready to become a landlord and want the biggest return on your investment?

It’s worth getting to grips with rental yield if you’re purchasing a buy-to-let property.

Gross rental yield is the annual rental income expressed as a percentage of the property price. Net rental yield also factors in the cost of maintaining and renting out the rental property. Both can help you decide if a property is a good investment.

The average gross rental yield in the UK is currently 5.8%. This is based on the average buy-to-let property costing £270,045 and the UK’s average rent being £1,301, according to our latest data.

Gross yields have improved across all regions in the last year as house prices have started to fall or remained the same while rents have continued to rise.

Keep in mind that tenant demand and the potential for house price growth - among other factors - should also be considered with property investment.

Top cities for rental yields in the UK

Sunderland, Aberdeen and Burnley top the chart for the highest rental yields in the UK, with average gross yields over 8%.

The top 17 cities for rental yields in the UK are all in the North of England and Scotland. In contrast, southern cities tend to have much higher house prices, bringing the gross yield down for buy-to-let properties.

Here’s how every city in the UK compares for gross rental yield.

Top regions for rental yields in the UK

Rents in the North East are cheaper than anywhere else in the country (£748) - and so are buy-to-let properties, at £114,098 on average. This gives the region the highest average yield in the UK of 7.9%.

It’s followed by Scotland (7.6%), the North West (6.8%), Wales (6.5%) and Yorkshire and the Humber (6.5%). Gross yields in these regions have risen over the last 3 months as rents have risen faster than house prices.

London offers the lowest gross yields in the UK of 5.1% on average, only 0.1 percentage point higher than 3 months ago. With higher mortgage rates, new regulations and low house price growth in recent years, rents appear to have reached an affordability ceiling and tenant demand is starting to moderate.

The East of England and South East also offer lower gross yields of 5.6%. However, their rental yield has improved on last year as they are the two regions where house prices have fallen the most.

The highest yielding areas in each part of the UK

Looking for a buy-to-let property near where you live can be useful. You know the area, understand local influences on the market and can work closely with a nearby letting agent.

So it helps to know which parts of your region offer the greatest rental yield. Here are the top 3 local authorities for average yields in each UK region.

North East: 7.9% average gross yield

• County Durham: 8% gross rental yield

• Darlington: 7.8% gross rental yield

• Gateshead: 8% gross rental yield

Scotland: 7.6% average gross yield

• Renfrewshire: 9.5 gross rental yield

• East Ayrshire: 10% gross rental yield

• West Dunbartonshire: 9.2% gross rental yield

North West: 6.8% average gross yield

• Burnley: 8.2% gross rental yield

• Blackpool: 7.2% gross rental yield

• Preston: 7.2% gross rental yield

Wales: 6.5% average gross yield

• Blaenau Gwent: 7.6% gross rental yield

• Neath Port Talbot: 7.5% gross rental yield

• Merthyr Tydfil: 7.2% gross rental yield

Yorkshire and the Humber: 6.5% average gross yield

• Hull: 8% gross rental yield

• North East Lincolnshire: 7.7% gross rental yield

• Barnsley: 7.3% gross rental yield

West Midlands: 6.2% average gross yield

• Stoke-on-Trent: 7.5% gross rental yield

• Coventry: 6.7% gross rental yield

• Newcastle-under-Lyme: 6.7% gross rental yield

East Midlands: 6% average gross yield

• Nottingham: 6.6% gross rental yield

• Mansfield: 6.5% gross rental yield

• Boston: 6.6% gross rental yield

South West: 5.6% average gross yield

• Plymouth: 6.4% gross rental yield

• Gloucester: 6.8% gross rental yield

• Swindon: 6.3% gross rental yield

South East: 5.6% average gross yield

• Southampton: 6.6% gross rental yield

• Gosport: 6.46% gross rental yield

• Portsmouth: 6.45% gross rental yield

East of England: 5.6% average gross yield

• Great Yarmouth: 6.4% gross rental yield

• Peterborough: 6.24% gross rental yield

• Fenland: 6.17% gross rental yield

London: 5.1% average gross yield

• Barking and Dagenham: 6.22% gross rental yield

• Newham: 6% gross rental yield

• Bexley: 5.8% gross rental yield

What’s the outlook for buy-to-let property investment in the UK?

Supply and demand are coming back into balance, but the unaffordability of home ownership is trapping people in private renting, which is keeping rental demand above pre-pandemic levels.

It’s positive that the number of homes for rent is steadily recovering. However, we don’t expect a surge of new investment activity by landlords to accelerate the supply of homes for rent.

Rental inflation remains on track to be 3% over 2025. Encouraging new investment and growing the supply of homes for rent is the only long-term solution to easing the pressure on renters across Britain.

The outlook for buy-to-let investment remains closely tied to house prices, which are projected to experience modest growth in 2025. With rents generally rising at a slower pace than house prices, gross rental yields are expected to stabilise or see a slight increase, depending on regional dynamics and investor strategies.

What is rental yield?

Rental yield is the amount of money you make from a rental property each year against the cost of purchasing and running it. It’s always expressed as a percentage.

The gross yield only takes the cost of the property and the rental income into account.

The net rental yield, on the other hand, considers the extra costs of running the property, like maintenance and property management.

To figure out the best investment property for you, it’s worth looking at both of these yields as well as other factors.

Why is rental yield important?

Before you jump into buying a property to rent out, you've got to figure out if it’s a worthwhile venture.

If your rental income doesn't cover your costs, or you're just breaking even, unexpected expenses like fixing a broken boiler or a leaky roof can impact your finances.

So looking at the potential rental yield will help you do the maths and make sure it’s a good investment.

What else to think about with a buy-to-let property

There’s more to choosing a good buy-to-let property than just the rental yield.

You could buy a property with a strong yield, but if house prices aren’t rising or you can’t find tenants, it might not be the best investment.

House price trends

Get a feel for house price growth to see if the property is likely to rise in value. Look at historic sale prices for individual properties as well as value increases for the postcode and local area.

The cost of a buy-to-let mortgage

At the same time, you need to think about the costs of taking out a buy-to-let mortgage and all the other associated costs of running a rental property.

Tenant demand

It also helps to understand what tenant demand is like in the area and what sort of properties they’re looking for.

Speak to a letting agent to find out what’s happening in the local rental market. They’ll be able to share what tenants are looking for and which properties could be a strong buy-to-let investment.

How to work out your gross rental yield

Let’s say you want to buy a property worth £200,000. You plan to charge £1,000 per month in rent, which works out to £12,000 per year. Divide 12,000 by 200,000, then multiply by 100. That equals a gross yield of 6%.

(Annual rent / property value) x 100 = gross rental yield

How to work out your net rental yield

To work out your net rental yield, you need to take your extra costs off your annual rental income.

So add up the amount of money you think you’ll spend over the year. This will include paying the mortgage, agency fees, property maintenance, and any costs you might incur to keep up with regulations.

Then deduct these costs from your annual rental income, and do the same sum from there.

[(Annual rent - annual costs) / property value] x 100 = net rental yield

Let’s say you’re buying the same £200,000 property and charging the same £12,000 per year in rent.

But you’re spending £300 on maintenance and agency fees, which comes to £3,600 over the year.

That means your net rental yield for this property is 4.2%.

Key takeaways

• If you’re looking for a buy-to-let property, rental yield can help you decide if the cost of the property is worth the potential rental income
• Gross rental yields have increased in the last year as rents have risen at a faster rate than house prices
• The highest yielding cities in the UK are Sunderland, Aberdeen and Burnley, which offer average gross yields of 8%+
• The North East is the best region for investors looking for strong yields, offering an average of 7.9%
• We reveal the three highest yielding areas in every region of the UK
• Take other factors into account before you invest, like tenant demand and the potential for future house price growth

 

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by Blackstones

Scrap Stamp Duty? Our Take on the Rumoured Property Tax Shake-Up

September 22, 2025Newsletter

Rumours are circulating that stamp duty could soon be scrapped — replaced by a completely new property tax system. But how likely is this change, and what would it mean for buyers and sellers?

Here’s our breakdown of the speculation, what it could mean for the housing market, and our view on whether this would be good news for homeowners.

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What Property Tax Changes Are Being Discussed?

At the moment, nothing is confirmed, but the proposals being talked about include:

• Replacing Stamp Duty Land Tax (SDLT) with an annual property tax on homes sold for more than £500,000

• Charging capital gains tax (CGT) on the sale of homes worth more than £1.5 million

• Revaluing council tax bands, which are still based on 1991 property values

These ideas often appear in the run-up to the Autumn Budget, with ministers looking for ways to boost market activity, encourage moving, and raise revenue.

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How Property Tax Works Today

Currently, there are three main ways the government collects tax on property:

• Stamp duty – paid when you buy a property.

• Council tax – paid annually to your local authority, based on 1991 property valuations.

• Capital gains tax – paid on property profits, but only on second homes and investments (not your main residence).

Stamp duty is often described as a major barrier to moving, especially in areas with high house prices like London and the South East.

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Who Pays Stamp Duty Right Now?

We’ve analysed who is paying stamp duty today, compared with earlier this year when tax reliefs were still in place.

• 83% of homeowners now pay stamp duty when they move (up from 49% before April 2025).

• 41% of first-time buyers now pay stamp duty (up from 20% before April).

• The burden is heaviest in London, where 97% of homeowners and 79% of first-time buyers pay stamp duty.

London and the South East together account for 60% of all stamp duty payments across England.

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The Case for Scrapping Stamp Duty

✅ Removes barriers to moving – encouraging transactions and improving labour mobility.
✅ Boosts housing market activity – particularly in the mid-market price range up to £500k (two-thirds of UK sales).
✅ Supports housebuilding – helping the government reach its target of 1.5 million new homes by 2029.
✅ Improves affordability for first-time buyers – particularly in London and the South East.

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The Potential Downsides

⚠ £10+ billion revenue gap – stamp duty currently raises more than £10bn a year.
⚠ Bigger burden for London & South East homeowners – 1 in 3 would pay an annual property tax.
⚠ Market distortions – expect a “cliff edge” around the £500k price point, with demand bunching just below the threshold.
⚠ Short-term disruption – buyers and sellers could pause decisions while they wait for clarity.

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Capital Gains Tax on Main Residences

Introducing CGT on homes worth more than £1.5m would be a major change.

Only 4% of homes are currently worth more than £1.5m, but this would disproportionately hit London homeowners — and could raise fears that the threshold might be lowered in future.

Main residence CGT relief is currently worth £36bn a year, so even a partial removal would be a major policy shift with big political implications.

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Changes to Council Tax

A revaluation of council tax bands could “tidy up” the system, but unless new higher bands are introduced, it is unlikely to raise enough revenue to replace stamp duty.

Any changes here would again have the greatest impact in higher-value areas.

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Our View

Scrapping stamp duty would be welcomed by many buyers and sellers and could inject life into the housing market — especially for properties priced under £500k.

However, an annual property tax could become a long-term burden, particularly in London and the South East where prices are higher, and risks dampening demand where the market has already been flat for a decade.

The biggest question remains: how will the government replace the £10+ billion currently raised by stamp duty each year? Until we have answers, the market is likely to remain cautious — and we could see a short-term slowdown as people wait for clarity.

Key takeaways

• There has been a lot of speculation about possible changes to property taxes in the Autumn Budget, which is common ahead of any Budget
• The speculation is linked to recent reports published by various think tanks
• One idea is to replace stamp duty with a new annual property tax on homes sold for more than £500k
• Another is to tax sellers on the capital gains they make from selling their main residence if it's worth more than £1.5m
• Reforms to encourage market activity and remove barriers to homeownership are welcome
• But speculation can be unhelpful for those in the middle of buying a home or making an offer
• And remember, most speculation stays as just that - and doesn’t turn into the reality
• We dive into who currently foots the UK’s stamp duty bill and who would benefit from changes to the property tax system

 

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by Blackstones