Don’t Put The Property Market On Pause
October 22, 2026
What Estate Agents actually want from the Budget
Estate Agents are looking to the looming Budget for something that has been in short supply across the property market in recent years – certainty.
That was one of the clearest messages to come out of iamproperty’s recent roundtable attended by agents from across the UK.
The room was in strong agreement that uncertainty is stopping people moving, and Budget speculation only makes it more difficult for the industry.
Nick Lamb, Webbs: “If buyers believe Stamp Duty could fall in a few months, some will delay. If sellers believe tax rules may change, some will decide to wait. This all creates a direct problem for a transaction-led industry. Agents feel it first, but the effect reaches conveyancers, mortgage brokers, surveyors, removal firms and all of the many businesses connected to the property market.”
The group expressed how the timing of the Budget matters more than Government may realise. With consumers already considering waiting until the new year as the market naturally becomes quieter towards the end of the year.
Uncertainty around the changes the Budget will bring reinforces that decision, so agents are asking the Government to think carefully about the gap between policy speculation, announcement and implementation.
Claire Kendall, Richard Kendall: “The housing market values certainty above almost anything else. If changes are being considered, the Government must provide clarity and a clear timetable for implementation. Prolonged speculation encourages buyers and sellers to delay decisions, which can slow market activity long before any policy actually comes into force. Confidence drives transactions, and confidence is built on certainty.”
Other topics featuring prominently in the discussion included Stamp Duty, mortgage affordability, Council Tax reform and wider economic confidence.
Stamp Duty remains a significant cost for movers
Agents questioned whether the current structure still works well enough for a market in which affordability is already stretched.
While there was interest in wider reform and some discussion around whether the point at which property tax is paid could be reconsidered, there was less enthusiasm for another short-term holiday.
The clear request from the room was that any major changes should be introduced in a way that avoids months of uncertainty.
Lee Maher, iamproperty: “Agents have seen before how temporary incentives can bring demand forward and create sharp deadlines.
Those deadlines can put enormous pressure on everyone involved in completing transactions. A more considered reform of Stamp Duty could have longer-lasting value.”
Mortgage costs are a major concern
Agents spoke about consumers moving from very low fixed mortgage rates onto much more expensive products, and first-time buyers seeing their borrowing capacity shift quickly.
Kevin Scrupps, Pygott & Crone: “This is why affordability remains such an important part of the conversation. Purchase price alone does not determine whether someone can move. Monthly cost matters just as much. Government cannot determine mortgage pricing directly, but fiscal policy can influence economic confidence and market expectations. Agents are therefore watching the wider Budget carefully. A stable economic environment gives people more confidence to plan.”
Council Tax reform has support, but expectations should be realistic
There was broad recognition that the current system is outdated and that reform is overdue. Agents were less convinced that Council Tax reform on its own would create a significant increase in housing activity.
Paul Wood, Pygott & Crone: “A tax system can need reform because it no longer works as well as it should. That does not mean changing it will suddenly unlock large numbers of transactions. The bigger issue remains the overall cost and confidence involved in moving. Council Tax is one part of that wider picture.”
The health of the housing market depends on the wider economy
One of the most important observations from the discussion was that housing activity cannot be separated from the rest of the economy.
Consumers make moving decisions based on their whole financial position. Mortgage payments are part of that calculation. So are energy bills, fuel, food, wages and job security. Policies aimed at improving disposable income and wider economic stability can influence the property market even when they are not presented as housing measures.
Chris Wood, eXp: “The biggest thing the Government can do is kick-start the economy. If they do that, the housing market will roll along with it. Reducing one upfront cost may help a buyer. It will not necessarily be enough if that buyer is worried about their monthly finances.”
What agents want to see
The conversation pointed to several priorities for the Budget.
- Agents want certainty for the property market
- Tax changes to be introduced soon after they are announced
- Serious consideration given to the friction created by Stamp Duty
- Government to recognise how much household costs and mortgage affordability influence the decision to move
- A greater sense of economic stability
Ben Ridgway, Co-Founder of iamproperty, said: “The property industry doesn’t need constant intervention. But what it does need is certainty and for consumers to feel confident enough to make decisions. That confidence comes from knowing where they stand.
“For Government, that may be the most useful principle to keep in mind when shaping housing policy. Give people clarity, give businesses time to plan properly and avoid creating unnecessary reasons for the market to pause.”
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