Autumn Budget 2026: Property industry experts comment
Ahead of Wednesday’s Autumn Budget, property industry experts from across the residential sales, lettings, land and property development, mortgage finance and client money protection sectors have shared their predictions, priorities and warnings for the Chancellor.
With speculation surrounding property taxation, first-time buyer support, landlord investment, inheritance tax and housebuilding, industry leaders outline what Wednesday’s announcements could mean for the UK property market.
First-time buyer support
The Government has confirmed that further details of its new Your First Home scheme will be unveiled in Wednesday’s Budget. The initiative is expected to enable eligible first-time buyers to purchase new-build homes with deposits as low as 2.5%, supported by a 20% government-backed equity loan. However, questions remain around eligibility, affordability and whether the scheme could inadvertently drive house prices higher.
Verona Frankish, CEO of Yopa, commented:
“There’s no question that first-time buyers need help getting onto the property ladder, but the Chancellor needs to be extremely careful that Wednesday’s Budget doesn’t simply repeat the mistakes of the past.
“Years of initiatives designed to stimulate demand have helped push house prices further beyond the reach of aspiring homeowners. A smaller deposit requirement may provide a welcome short-term boost, but unless we’re building enough suitable and affordable homes, we risk inflating prices further and leaving buyers financially stretched, with the added danger of negative equity should market conditions change.”
High-value property taxation
Property wealth has remained a central theme of pre-Budget speculation, with attention focused on the planned High Value Council Tax Surcharge, due to take effect from April 2028 on homes worth £2m or more. While recent reports suggest the Chancellor has decided against lowering the threshold to £1.5m, further speculation has surrounded whether overseas owners of high-value properties could face additional taxation.
Marc von Grundherr, Director of Benham and Reeves, commented:
“The temptation to target high-value property as a convenient source of additional tax revenue is understandable, but there’s a danger that the Chancellor underestimates the wider consequences of doing so.
“London’s prime property market already operates under a substantial tax burden, and further measures aimed at wealthier homeowners or international buyers risk weakening the capital’s appeal as a destination for investment. The Government should be encouraging confidence and activity across the market, not creating further reasons for buyers and sellers to hold off.”
Market confidence and the wider economic outlook
The Chancellor faces a challenging fiscal backdrop, with elevated government borrowing costs and pressure to rebuild the Treasury’s financial headroom. Reports suggest this could constrain the scope for major spending commitments, with property market stakeholders watching closely for the impact of Wednesday’s announcements on economic stability, household finances and buyer confidence.
Head of eXp UK & Europe, Adam Day, commented:
“The most important thing the Chancellor can deliver for the property market on Wednesday is confidence. Buyers and sellers need a stable economic environment in which they can make decisions, and further uncertainty around taxation and household finances will do little to encourage them to act.
“We don’t necessarily need another headline-grabbing housing initiative. What we need is a coherent approach that supports affordability, encourages transactions and gives the industry the certainty to plan ahead. If the Budget can deliver that, it will be far more valuable than a collection of short-term incentives.”
Housebuilding and development
The Government’s proposed first-time buyer equity loan scheme is expected to stimulate demand for new-build homes, but participating developers will also be required to contribute towards the cost of the initiative. With further details expected on Wednesday, questions remain over how the scheme will affect development viability, particularly against a backdrop of construction costs, planning delays and the challenges associated with bringing new sites forward.
Andy Morrison, Director of UK Property Development, commented:
“While the proposed first-time buyer scheme may help stimulate demand for new-build homes, the real test will be whether it improves the commercial viability of bringing additional housing stock to market.
“Developers are already balancing substantial upfront costs, planning delays, infrastructure requirements and rising construction expenses. If they are also expected to contribute towards the cost of government-backed buyer incentives, the Chancellor must ensure this doesn’t create another financial obstacle to delivery.
“Wednesday’s Budget needs to focus just as much on unlocking viable development land, improving the planning process and reducing the cost of bringing sites forward as it does on helping buyers purchase the finished product. Without that balance, stimulating demand alone will do little to address the underlying shortage of homes.”
Bank taxation and property finance
Banks are reportedly facing the prospect of further taxation in Wednesday’s Budget, with speculation surrounding increases to the bank corporation tax surcharge or the existing bank levy. The Government is seeking additional revenue while attempting to maintain economic growth, raising questions about the potential consequences for lending, investment and the wider cost of finance.
Jonathan Samuels, CEO of Octane Capital, commented:
“The Chancellor faces a difficult balancing act between raising additional revenue and creating the conditions needed for economic growth. Banking and finance may appear an obvious target for further taxation, but policymakers must be mindful of the potential knock-on effects for lending and investment.
“The property sector relies heavily on access to finance, whether that’s developers bringing new homes to market, investors upgrading existing housing stock or buyers navigating increasingly complex transactions. Any measures that discourage lending or make capital more expensive could ultimately undermine the very growth the Government is trying to achieve and the property sector desperately needs.”
Landlord taxation and investment
Landlords are already facing higher taxation of rental profits from April 2027, with separate property income tax rates of 22%, 42% and 47% previously announced. Meanwhile, speculation has continued around further changes to property investment taxation, including the treatment of holiday lets and Capital Gains Tax reliefs, raising questions over how the Budget could influence future investment decisions across the private rented sector.
Sam Humphreys, Head of M&A at Dwelly, commented:
“The Chancellor needs to recognise that property investment is ultimately a commercial decision, and landlords will continue to assess whether the returns available justify the costs and risks associated with ownership.
“Further taxation could accelerate the consolidation of rental portfolios, with smaller and less efficient landlords increasingly likely to reassess their position or exit the market altogether. While this may create opportunities for professional operators to acquire and manage portfolios more efficiently, the Government must be careful not to discourage investment in rental housing as a whole.
“What the sector needs is a stable, predictable tax environment that encourages long-term investment and professionalisation, rather than repeated interventions that make it harder for landlords to plan with confidence.”
The rising cost of providing rental homes
Alongside speculation over further property taxation, landlords face an already confirmed increase in tax rates on rental income from April 2027. This comes as the private rented sector adjusts to significant regulatory changes, placing renewed attention on the cumulative financial responsibilities associated with owning, maintaining and managing rental accommodation.
Roma Sharma, Managing Director of Rushbrook, commented:
“The Government must be careful not to view landlords simply as an additional source of tax revenue. The practical reality of providing good-quality rental accommodation is that costs continue long after a property has been purchased, from maintenance and essential repairs to safety requirements, property improvements and professional management.
“These are not optional expenses, and landlords cannot continue to absorb rising costs indefinitely, particularly when they are already adapting to substantial changes in the regulatory environment.
“The Chancellor should be looking at ways to support responsible landlords in maintaining and improving their properties, rather than adding to the cumulative burden of ownership. If smaller landlords find themselves unable to sustain these obligations, it is ultimately tenants who risk losing out through reduced choice and greater pressure on the available rental stock.”
Financial resilience and client money protection
While Wednesday’s Budget is expected to focus on taxation and the wider economic outlook, financial resilience remains a key concern for businesses operating within the lettings sector. Recent research found that 36% of letting agents lack complete confidence in their ability to identify suspicious client money transactions before funds are transferred, highlighting the importance of strong financial safeguards as the Government considers wider regulation of property agents.
Chris Mason, Chief Operating Officer of The Letting Partnership, commented:
“While much of the focus ahead of Wednesday’s Budget has been on potential tax increases and additional financial pressures, the Government must not lose sight of the importance of financial resilience across the property sector.
“Letting agents are responsible for handling substantial sums belonging to landlords and tenants, and the systems and safeguards underpinning that responsibility must remain a priority. As operating costs and compliance demands increase, there is a danger that some businesses may look to reduce expenditure in areas where investment remains absolutely essential.
“We would like to see the Government take a joined-up approach to the financial health of the lettings sector, recognising that stronger professional standards must go hand in hand with robust client accounting, effective oversight and proper protection of landlord and tenant funds.”
Agricultural land and inheritance tax
Speculation continues over potential changes to Agricultural Property Relief (APR) and Business Property Relief (BPR), following reforms introduced in April this year. Reports suggest the Government could reconsider aspects of the inheritance tax changes affecting farms and rural estates, while further restrictions on reliefs and the treatment of inherited land have also been discussed.
Founder of LandSale, Adam Morris, commented:
“Land is one of the most valuable assets held by families across Britain, but it’s also an asset that often carries significant financial and emotional importance, particularly where farms and rural estates have been passed down through generations.
“Further changes to inheritance tax and agricultural property relief could have a considerable impact on how landowners approach succession planning, particularly if they find themselves facing substantial tax liabilities without the readily available cash to meet them.
“The Chancellor needs to recognise that decisions around land ownership aren’t always driven by investment returns. For many families, it’s about preserving a legacy and protecting the future of a working business. We need a tax system that allows landowners to plan with confidence, rather than creating uncertainty that could force difficult decisions around the sale or disposal of land.”
You May Also Enjoy
Budget wishlist
Autumn Budget 2026: Property industry experts comment
5 Renovations That Can Transform a Property Before It Goes on the Market
Seven things to do if a tree damages your property
Leasing demand rises across all sectors
