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UK Property Market Bounces Back After Stamp Duty Slum

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The latest research from GetAgent.co.uk reveals that the UK property market has already bounced back from the momentary slump that followed the expiry of the stamp duty holiday at the end of March, with transaction volumes climbing 42% in May, reversing a sharp -66% drop in April.

The research from GetAgent.co.uk analysed Gov data on residential transaction figures across the UK market for the first five months of 2025, tracking monthly shifts in market activity following the expiry of stamp duty relief on 31st March.

It found that UK-wide property transactions fell by 66% in April compared to March, dropping from 165,510 to just 56,610.

This was largely driven by steep monthly declines in April seen across England (-71%) and Northern Ireland (-60%), where the March stamp duty deadlines had prompted a rush of completions the previous month.

Co-founder and CEO of GetAgent.co.uk, Colby Short, commented:

“The April drop-off was a predictable response to the surge in market activity seen in March, as buyers moved quickly to benefit from stamp duty incentives before they were withdrawn.

What’s telling is how rapidly the market has found its footing again with both England and Northern Ireland seeing a notable surge in market activity in May.

At GetAgent, we’re paid on completion, so we understand how stressful it can be when there’s a sudden drop in transactions and a real impact on the pipeline. That’s why it was so encouraging to see the market bounce back so quickly.

This rebound suggests that underlying buyer demand remains strong despite changing tax environments and suggests that the overarching strength and stability of the market is likely to persist over the remainder of the year.”

Source: Property Notify

Property Industry Reaction as Interest Rate Cut to 4.25%

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Following a hold in March, the Bank of England has today announced a reduction in the base rate to 4.25%. This decision follows a period of relative stability in inflation, which fell to 2.6% in March 2025—still above the Bank’s 2.0% target, but a notable improvement. The Monetary Policy Committee voted 7-2 in favour of the cut, a move widely welcomed across the property industry.

Bradley Post, Managing Director of RIFT, commented:

“A second consecutive base rate cut this year will be welcome news for borrowers, especially households still feeling the effects of the cost-of-living squeeze. While this may ease the burden on mortgages and other finance agreements, it’s less favourable for savers, who will see lower returns on their savings pots.”

Stephanie Daley, Director of Partnerships at Alexander Hall, said:

“Mortgage activity has remained consistently strong since interest rates stabilised, and a second rate cut will only increase market confidence. Lenders have already been responding positively, with rate reductions across all loan-to-value bands for both residential fixed-rate and buy-to-let products. Sub-4% rates have returned, and the number of low-deposit mortgage products is now at its highest in 17 years – great news for first-time buyers hoping to get on the ladder sooner.”

The Bank of England’s decision to cut the base rate to 4.25% is a promising step for the property market. As estate agents, we expect this to drive renewed buyer confidence and increase demand – particularly among first-time buyers and those looking to upsize. With mortgage rates already beginning to fall and more competitive products hitting the market, this shift creates the conditions for a more active and accessible marketplace heading into the second half of the year.

Source: Property Notify edited by Perry Brown for readability.

Tips for Your First Property Investment

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If you’re new to investing, the reassuring solidity of bricks and mortar often feels safer than the more abstract world of stocks and shares.

Buy-to-Let property offers an appealing balance: reliable rental income today and long-term equity growth for the future.

This guide will walk you through everything you need to know as a beginner, from setting investment goals and understanding costs, to choosing the right property and preparing for life as a landlord.

Before you start scrolling through property listings, take a moment to define your objectives.

Think about what you’re aiming to achieve — steady rental income, long-term capital growth, or a broader investment portfolio. Also consider how hands-on you want to be. Do you want to manage tenants yourself or outsource to a professional team?

The type of property you choose matters too. A low-maintenance modern flat, a renovation project, or a new-build all require different levels of time and financial commitment.

If you’re planning to grow a portfolio, it may be worth setting up a Limited Company from the outset for tax efficiency. Just as important as your entry strategy is your exit strategy — selling a property takes time and involves costs, so plan ahead.

Having a clear vision from the start will help you stay focused and maximise your returns.

Once you have a goal, it’s time to get clear on the finances.

The purchase price is just the beginning. You’ll need to budget for mortgage arrangement fees, solicitor costs, Stamp Duty, ongoing maintenance, landlord insurance, and possibly service charges if you buy a leasehold property.

Jonathan Stephens, founder of SmartLandlord, advises that first-time investors should get a decision in principle through a mortgage broker early, but also fully understand the ongoing costs of ownership, not just the upfront expenses.

It’s equally important to seek advice from an accountant, particularly about whether a Limited Company structure is the right path for you. Getting professional guidance now will save you significant money — and headaches — later.

With your budget and financial plan in place, focus on choosing a property with strong rental potential.

Think carefully about the type of tenant you want to attract and whether the location suits their needs. Good transport links, local amenities, schools, and universities all add to a property’s appeal and help reduce vacancy periods.

Research future development plans too. Buying early in up-and-coming areas can lead to significant capital growth over time.

Jonathan Stephens stresses the importance of independently verifying property values and rental incomes by visiting local estate agents and studying market data. Thorough research will ensure your first investment stands the best chance of success.

Buying a rental property also means taking on the legal duties of a landlord.

You’ll need to ensure the property meets minimum Energy Performance standards, vet tenants properly, protect deposits correctly, and maintain the property to a legal standard. A professional management company can take a lot of the pressure off, especially for beginners.

Having a strong tenancy agreement, the right insurance, and staying informed about regulation changes will help protect your investment and minimise risk.

For regular free updates and advice, joining the Landlord Investment Show community can be a valuable resource.

Like any investment, Buy-to-Let comes with its share of risks.

Tenants might default on rent, maintenance costs can spiral, and rising interest rates or tax changes could affect your profits. Even void periods between tenancies can strain your cash flow.

The key is to plan ahead. Maintain a financial buffer, review your strategy regularly, and be prepared to adapt as the market evolves. Over time, diversification across different properties and locations can also help balance risk.

Buy-to-Let can be a rewarding way to build long-term wealth — but success comes from careful planning, realistic budgeting, smart property selection, and a clear understanding of your responsibilities.

By doing your research and seeking expert advice early on, you’ll be in a strong position to start your investment journey with confidence and build a stable future through property.

Source: Property Notify edited by Perry Brown for readability.

Property Industry Reaction as Interest Rates Held

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In March 2025, the Bank of England made a pivotal decision to hold its interest rates steady, sparking a wave of reactions across various sectors of the economy. For the property industry, this move was met with mixed emotions, as market players tried to make sense of the implications for both buyers and investors. Let’s dive into how the property industry has responded to this decision and what it means for the future of the housing market.

The Bank of England’s decision to maintain interest rates at their current level in March 2025 came as a result of ongoing economic uncertainties. With inflation pressures still lingering, particularly in food and energy sectors, the central bank chose to keep rates unchanged to avoid further strain on household finances and borrowing costs. The Bank’s cautious approach signals a delicate balancing act between controlling inflation and fostering economic growth.

For the property market, interest rates are a critical factor influencing everything from mortgage rates to the broader sentiment of homebuyers and investors. Historically, when rates rise, it becomes more expensive to borrow money, which can dampen demand in the housing market. Conversely, when rates are kept low, there’s generally more borrowing activity, which can drive up demand and increase property prices.

The Bank of England’s decision to hold interest rates in March 2025 offers a brief respite for the property market, but it doesn’t eliminate the underlying challenges. There’s a growing expectation that the housing market may continue to cool down, especially as inflation remains a concern. For now, property buyers and investors may feel a sense of stability, but economic conditions in the months ahead could force the Bank of England to reassess its approach.

Source: Property Notify edited by Perry Brown for readability.

Impending Changes to Stamp Duty and Their Impact on Asking Prices

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As the stamp duty deadline approaches, many property sellers are reducing asking prices to offset the upcoming cost increase and attract buyers. The largest reductions are occurring in the market segments most affected by the removal of current stamp duty relief thresholds.

GetAgent analyzed the property market to assess the proportion of homes with reduced asking prices across various price categories. Currently, homes up to £250,000 are exempt from stamp duty, but after 1st April, this threshold will drop to £125,000, with a 2% charge applied to properties priced between £125,001 and £250,000.

For properties priced above £250,000, the stamp duty rates remain unchanged—5% on the portion between £250,001 and £925,000, 10% between £925,001 and £1.5m, and 12% above £1.5m.

To help mitigate these upcoming costs, sellers of homes in the affected price ranges are already lowering their asking prices. According to GetAgent, 35.4% of homes priced up to £125,000 and 37.6% of those priced between £125,000 and £250,000 have seen price reductions, suggesting that sellers are adjusting their prices to stay below the new stamp duty thresholds or alleviate the additional 2% charge.

Homes priced between £250,001 and £950,000 have seen a 34.6% reduction in asking prices, with fewer reductions in higher-priced categories. The regions seeing the highest proportion of price reductions are the South East (40.5%), London (38.8%), East of England (35.7%), and South West (35.7%).

Colby Short, co-founder and CEO of GetAgent.co.uk, noted that while price reductions are common in any market, the stamp duty changes are prompting more sellers to adjust their expectations, particularly at key price points. He believes any market correction due to these changes will be relatively minor, as sellers remain motivated to complete transactions before the new rates take effect.

Source: Property Industry Eye edited by Perry Brown for readability.

Housing Market Shows Mixed Signals

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House prices across England and Wales continue to rise, with an annual growth rate of 1.9%—still trailing behind inflation. However, market activity in the East of England provides a closer look at what’s happening in this region.

According to a report from Home.co.uk, rental prices in London have dropped sharply, with areas like the City of London and Hackney experiencing the largest declines. In contrast, regions such as the East Midlands and Yorkshire have seen double-digit rent increases.

Locally, the rental market has remained more balanced, supported by strong demand for homes in areas offering good transport links and quality of life.

Despite some challenges, the property market continues to show resilience. Turnover remains high, and the average time it takes to sell a home is notably faster than pre-pandemic levels.

Nationwide, the number of unsold properties has dropped in recent months, though it remains the highest for January since 2015. Meanwhile, new property listings are up by 8% compared to December 2023, suggesting increased seller activity that could influence regional markets.

While the North East leads the way in property price growth at 5.1%, and Yorkshire follows at 4.6%, the East of England has seen more modest growth of just 0.4% over the past year. Even so, demand for homes in the area remains steady, particularly in sought-after locations with easy access to London.

The report points to a potential Bank of England rate cut in February, which could provide a short-term boost to buyer confidence. For now, the overall health of the property market remains positive, with transaction volumes exceeding pre-pandemic averages.

However, challenges like borrowing costs, stamp duty, and affordability constraints are expected to moderate price growth. Buyers and sellers alike will need to navigate these factors carefully in the months ahead.

Source: Property 118 edited by Perry Brown for readability.

2025 UK Property Market Predictions

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As we move into 2025, the UK property market is poised for steady growth after a year of adjustment in 2024. Despite challenges from rising interest rates and the cost-of-living crisis, savvy investors found key opportunities, particularly in off-plan developments and regional cities.

Interest rates will continue to be a critical factor in 2025. After the Bank of England’s cautious stance in 2024, rates are expected to gradually decline, with many predicting a mid-year rate of around 4%. This reduction will provide relief for buyers and investors, stimulating activity, especially in the second half of the year.

With improved affordability and sustained demand, 2025 is likely to see price growth across most markets. Savills forecasts a 23.4% average price increase over the next five years, boosting investor confidence. Regional cities and commuter towns are expected to outperform the capital, with growth rates of 3-5%, while London may see slower growth of 1-2% due to ongoing affordability issues.

First-time buyers, priced out in recent years, are also set to re-enter the market as affordability improves—a trend already visible in our marketing enquiries.

Sustainability is another key trend. Energy-efficient homes and retrofitting existing properties to meet environmental standards are gaining momentum, driven by both government incentives and rising energy costs. Investors and tenants are prioritising Energy Performance Certificates (EPCs), and the demand for eco-friendly properties is only set to grow.

The rise of smart home technology will also be a defining feature in 2025. Developments offering tech-enabled solutions, such as app-controlled heating and co-living spaces with shared amenities, will attract a tech-savvy tenant base.

Overall, 2024 laid the foundation for stabilisation, and 2025 looks set for steady, sustainable growth. Whether you’re an investor, first-time buyer, or developer, opportunities abound for those ready to act. In a market where slow and steady often wins the race, confidence is key.

Source: Buy Association Group edited by Perry Brown for readability.

Stamp Duty Change Expected to Spark Homebuying Rush

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Home sales will “jump” at the beginning of next year as people try to buy before the rise in stamp duty, one of the UK’s biggest lenders has predicted.

From March 2025, changes introduced in Wednesday’s Budget mean many will pay the tax when they would not have done previously.

Nationwide said this would affect one fifth of first-time buyers.

However, the impact of these changes is not expected to be as big as previous ones because high interest rates are still putting off buyers.

“Affordability is also still relatively stretched at present as a result of the higher interest rate environment, which is acting to dampen housing market activity more generally,” said chief economist Robert Gardner.

He added that the changes, which only apply to England and Northern Ireland, had been expected, meaning they will likely have less effect than changes in 2020 and 2016.

He predicted that the boost to activity will be followed by a slump over the next six months, based on what happened after previous stamp duty changes.

Nationwide also said the impact would be less in areas where house prices are cheaper, such as Northern Ireland and northern England, and more where homes are pricier, such as London and south-east England.

At the moment, buyers of homes worth less than £250,000 don’t pay stamp duty. This was doubled from £125,000 under Liz Truss’s mini-Budget in September 2022.

The threshold is £425,000 for those buying their first property. This was raised from £300,000 as part of the mini-Budget.

These higher thresholds will end in March 2025, when they will revert to previous levels.

Verona Frankish, chief executive of online estate agent Yopa, said the changes “will certainly light a fire under those buyers currently progressing through the transaction process, or considering a purchase this side of Christmas”.

However, she added that any drop in mortgage rates next year would have a much bigger impact.

Meanwhile, changes to stamp duty for buy-to-let landlords and second-home buyers announced in the Budget came into effect on Thursday, with the additional tax they face rising from 3% to 5%.

Some have predicted this will lead to a drop in landlords buying properties to rent out.

The average price of a UK home hit £265,738 in October, according to the latest Nationwide data.

House prices remain lower than their high in 2022, but they have been slowly rising over the last year as interest rates have fallen and buyers have returned to the market.

Source: BBC

Rachel Reeves Will Not Raise Capital Gains Tax On Second Homes

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Rachel Reeves will not use her budget to increase capital gains tax on the sale of second homes.

The Times reports that capital gains on profits from the sale of shares and some other assets, which is currently levied at 20%, is likely to increase by “several percentage points”. But the rate will not change for second homes.

The chancellor will reportedly leave the rate of capital gains tax on the sale of second homes and buy-to-let properties untouched amid concerns that increasing it would cost money.

When the Conservatives lowered the rate from 28% to 24% at the last budget, the Office for Budget Responsibility said that doing so would actually raise nearly £700 million because of increased property transactions.

Ministers are reportedly concerned that raising tax on the sale of second homes would damage overall revenues.

More than half of all capital gains relates to the sale of shares, while just 12% is from the sale of property.

It is understood that ministers discussed their options and it was concluded that people would deliberately defer selling assets in a bid to avoid being hit by higher rates.

One government source suggested that revenues from increasing capital gains tax would be in the “low billions”.

Reeves is said to be drawing up plans for up to £40bn worth of tax rises and spending cuts to avoid a return to austerity and real-term cuts to government departments. Most of the money will have to come from tax rises.

Stuart Adam, a senior economist at the Institute for Fiscal Studies, told the press: “Simply increasing headline rates of CGT would raise limited revenue and cause economic damage. If the chancellor wants to raise significant sums, it is essential that rate increases are accompanied by changes to the way the tax works — removing some ill-conceived reliefs while giving more generous deductions for investment costs and losses.”

Source: Property Industry Eye

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