Autumn Budget 2025: Key advice for homeowners, buyers and landlords
The UK’s Autumn Budget delivered several headline-grabbing policies that will directly shape the future of the housing market. While initial reactions ranged from concern to confusion, property experts say the sector should take a measured, informed view, particularly as many changes won’t take effect for several years.
From understanding who is going to face implications, to clarity on timelines, and predictions for the 2026 property market – Mark Lawrinson MNAEA MARLA, Operations Director of Residential Sales at Beresfords Group, has compiled top considerations for those who will be affected in the property market.
He said: “This Budget introduces significant reforms, but their effects will be felt over a number of years, not overnight. The new mansion tax and increased levy on property-related income will be challenging for some groups, particularly those who never saw themselves as wealthy but now find their homes crossing new thresholds after decades of natural price growth.
“Retirees, younger professional families in areas like Hackney and Brixton, and small landlords relying on rental income as part of their pension strategy may all face difficult decisions. However, the long lead times give people space to plan, markets have responded with stability, and at Beresfords we expect a strong start to 2026 as many who were waiting for Budget clarity are now preparing to move ahead with confidence.”
Below is an advice-led breakdown of the Budget’s implications, based on key takeaways for the Beresfords Group and guidance for homeowners, investors, and renters.
1. Understand the impact of mansion tax
The introduction of an annual mansion tax – £2,500 for homes over £2m and £7,500 for homes over £5m – has caused widespread debate. While positioned as a levy on high-value property owners, its effects stretch far beyond the traditionally wealthy. Homeowners in areas such as Hackney and Brixton should reassess long-term affordability, many will cross the threshold despite being ‘asset rich and cash poor’.
Those nearing the £2m-£2.25m band should seek valuation advice, as a price ‘cliff edge’ may emerge. Many long-standing homeowners, particularly retirees, have seen their property values grow beyond anything they ever planned for. This tax could force difficult decisions on households who never saw themselves as wealthy.
2. Prepare for potential shift in property values
With buyers looking to avoid the new thresholds, some properties may see downward price pressure. Sellers close to the £2m mark may need to factor the new levy into pricing strategy. Buyers should remain alert – short-term fluctuations could create opportunity in specific brackets.
3. Small landlords should reassess their financial strategy
The 2% rise in tax on property savings and dividend income, due in 2027, adds strain to an already pressured Private Rental Sector (PRS). While institutional landlords may absorb this, smaller landlords could find their margins significantly tightened. Landlords with one or two rental properties should review their tax planning and long-term investment models. Consider early conversations with financial advisers about whether retaining rental assets remains viable.
4. Expect further constriction in rental supply
If more small landlords exit the market, rental stock could tighten further – putting additional upward pressure on rents. Renters may wish to secure longer tenancies where possible and landlords staying in the market may find increased demand strengthening their position.
5. Policy delays will allow time for planning
Crucially, none of the headline changes take effect immediately – mansion tax is not effective until 2028, dividend and savings tax increases are proposed for 2027, and these delays have already helped to stabilise confidence in the market. Despite the magnitude of the announcements, the delayed implementation has steadied market sentiment and we’ve already seen the FTSE and wider markets rally following the Budget.
6. Expect a strong start to 2026
With clarity now provided, many buyers and sellers who were waiting for the Budget are preparing to move ahead. Those considering buying or selling should prepare now, to prepare for a significant January bounce. Seasonal slowdowns will be short-lived, making early 2026 a potentially competitive time across the UK and Essex markets. We anticipate a very strong start to 2026 for the housing market, with activity picking up sharply once the holiday pause is over.
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