Welcome to your monthly property update!

Absolute Bowie | Fri, 09 Jan 2026

We are pleased to announce a very special show with Absolute Bowie, the UK’s Best Tribute Band and Best Bowie act for a very special show at Chinnery’s in Southend on Friday 9th January.

Click here to read Absolute Bowie | Fri, 09 Jan 2026.

Inclusive vs. non-inclusive rent: The tenant’s guide

Know What You’re Paying For

Renting a home comes with plenty of questions, but one of the biggest is: what exactly am I paying for? Whether your rent is all-inclusive or non-inclusive can make a big difference to your monthly budget, your responsibilities, and how stress-free your tenancy feels. Knowing the difference means no nasty surprises at the end of the month and more peace of mind.

Inclusive Rent: All-In-One Convenience

Budget-Friendly Predictability
Inclusive rent rolls your rent and certain bills like gas, electricity, water, internet, sometimes even council tax into a single monthly payment. One number to remember, one payment to make. Simple, right?

Less Admin, More Living
Forget juggling multiple accounts or tracking fluctuating bills. Everything’s sorted by your landlord, leaving you free to enjoy your home without extra paperwork.

A Few Things to Watch Out For
All that convenience comes at a price. Inclusive rent is usually higher than non-inclusive options, and you might have less control over usage. Some landlords set limits on heating or electricity, so cutting costs isn’t always an option.

Non-Inclusive Rent: Freedom and Flexibility

Take Control of Your Money
Non-inclusive rent means your monthly payment is just for the property. You handle utilities, internet, and council tax yourself giving you full control over how much you spend.

Save If You’re Smart
With careful budgeting and energy management, you could pay less than you would with an all-in-one package, especially if you share a property.

The Catch
Bills fluctuate with the seasons, so your heating costs in winter might spike unexpectedly. Plus, more admin is involved setting up accounts, splitting bills with housemates, and making sure everything’s paid on time.

Which Works Best for You?
It really comes down to your lifestyle. Love simplicity and peace of mind? Inclusive rent could be your friend. Prefer control and the chance to save a little extra? Non-inclusive rent might suit you better.

Being clear on what your rent covers before signing a tenancy agreement is the easiest way to protect your finances and your sanity.

Still unsure which type of rent works for you?

Get in touch today for guidance and make the choice that fits your lifestyle perfectly.

The winter heating rights your landlord hopes you'll ignore (and what it's costing you)

The problem nobody mentions

Your landlord’s heating obligation isn’t a favour - it’s the law. Yet every winter, thousands of tenants sit in 14°C flats, piling on jumpers and assuming this is “just how renting works.” Meanwhile, they’re paying full rent for substandard conditions and watching their energy bills soar as they try to compensate for inadequate heating systems.

The temperature threshold that matters

Many tenants think heating obligations are vague. They aren’t. While details vary by region, one standard remains consistent: landlords must provide heating capable of maintaining safe, comfortable temperatures - typically 18–21°C in living areas.

That does not mean:

A radiator that “sort of” works
Heating that only functions on mild days
Systems that require you to use expensive portable heaters to stay warm

If your home cannot reach or maintain safe temperatures with reasonable use, that is not your responsibility to fix - it is a landlord maintenance issue.

The repair timeline nobody enforces (but should)

No heating in winter is an emergency repair, not a “we’ll get to it next week” situation. Most local authorities expect urgent response within 24 hours.

When your heating fails:

Document the temperature (photos, screenshots, or readings)
Take photos of radiators, boilers, or issues
Report the problem immediately in writing (email or text is valid)
Follow up within 24 hours if you receive no response

This isn’t being confrontational - it’s protecting yourself if the issue escalates.

Expenses going higher than expected

You shouldn’t be spending £40 a month running portable heaters because your main heating system can’t cope. Cold radiator tops due to trapped air? That forces your system to work up to 30% harder. Drafts from deteriorated window seals? That’s your heat escaping - and your money.

These are not “old building quirks.” They are maintenance failings that directly impact your living costs. Report them in writing with photos.

What constitutes uninhabitable

Damp is not cosmetic. Persistent condensation is not “just winter.” Visible mould is a health hazard linked to respiratory illness, allergies, and asthma. These issues often come from inadequate heating or ventilation - both landlord responsibilities.

Don’t accept advice to “just wipe it down.” Proper investigation and repair are required.

When to escalate

if your landlord does not respond or delays repairs:

Contact your local housing authority for inspection or enforcement
Learn whether “repair-and-deduct” applies in your area
Keep documentation of health impacts if relevant
Know your retaliation protections - landlords cannot legally penalise you for requesting essential repairs

Your rights matter

The documentation isn’t aggression - it’s clarity. A landlord’s obligations are not favours, and warm, habitable housing is not optional. Safe heating is a legal requirement for any paying tenant.

Know your rights this winter - get expert advice today.

The property wish list that helps you buy versus the one that wastes six months

The wishlist problem nobody mentions

You’ve created the perfect property wishlist. Four beds, two baths, a garden, parking, good schools, near transport, period features, a modern kitchen, a quiet street, and a vibrant neighbourhood. Then you search and find nothing matching all requirements within budget, so you spend months viewing compromises while hoping the perfect property appears eventually if you wait long enough.

Here’s what successful buyers understand: wishlists work only when they separate genuine requirements from aspirational preferences. That difference determines whether you’re searching productively or waiting indefinitely for properties that don’t exist at your price point.

Essential versus negotiable

Create two lists, not one. Essentials are the features your home must have for your lifestyle to function. Negotiables are preferences you’d like but can live without if everything else works. Most buyers treat every item as equally important, then wonder why nothing suitable appears.

Essentials might be minimum bedrooms, school catchment areas, or commute limits. Negotiables include period character, garden size, or whether the kitchen is newly renovated. Essentials determine which homes you view; negotiables determine which one you ultimately choose.

Buyers who successfully complete purchases often have three to five essential requirements-and accept that everything else requires trade-offs.

The budget reality nobody wants to hear

Your wishlist must match what your mortgage capacity can actually buy in your chosen area. Period features, central locations, large gardens, and top school catchments all command premiums. Properties that tick every single wishlist item usually exceed typical buyer budgets.

Look at completed sales rather than listings. If similar homes in your preferred area sold for £400k and your budget is £350k, your wishlist cannot include those features in that location. You must adjust your budget, your preferred areas, or your expectations-wishlists don’t override market reality.

The location question that matters most

Buyers often cite broad areas (“north of the city”, “near the station”) without understanding how drastically micro-locations affect price and lifestyle. Catchment areas, transport proximity, neighbourhood feel, and amenities vary street by street.

Visit potential areas at different times. Walk the neighbourhood. Check commuting routes. Your location wishlist must reflect where you genuinely want to live day-to-day-not just postcodes that sound desirable in theory.

The features you’ll actually use

Many wishlist items come from imagination, not lifestyle. A home office sounds essential until you realise you work from home twice a month. A huge garden feels important until you remember you dislike garden maintenance. A big kitchen seems a must-have until you acknowledge that you cook simple meals.

Identify features you will actively use, not ones that simply sound ideal.

Your realistic wishlist strategy

Choose three to five true non-negotiables based on lifestyle needs. Understand exactly what your budget buys. Accept that beyond essentials, compromise is inevitable. Focus your search on properties meeting core requirements, then use negotiable preferences to decide between viable options.

Successful buyers aren’t the ones who find perfect homes ticking every box-they’re the ones who know clearly what matters, what doesn’t, and how to make smart trade-offs based on current market realities.

Ready to create a realistic property wish list that helps you buy? Get expert advice today

Post-budget property market outlook

The dust is settling on the 2025 Autumn Budget, and property market experts are now assessing what the announced measures mean for house prices, buyer behaviour, and rental demand in the coming year. Whether you're a landlord, tenant, or prospective buyer, understanding these trends will help you make smarter decisions.

Clarity brings market stability

The most significant development is the confirmation that there will be no annual tax on properties above £500,000. This brings clarity to owners of roughly 210,000 homes currently on the market above this threshold. With certainty established, buyer interest is expected to strengthen heading into 2026, particularly across London and southern England.

The existing stamp duty system remains intact, providing continuity for the market. Market analysts expect this clarity to support renewed activity after a period of waiting. Properties priced appropriately for current conditions will continue to transact, and buyers with financing in place can move forward with confidence.

What landlords need to consider

From April 2027, property income tax rates will adjust by 2 percentage points across all bands, basic rate moving to 22%, higher rate to 42%, and additional rate to 47%. This follows last year's stamp duty adjustment on additional homes (from 3% to 5%), alongside the Renters' Rights Act and energy efficiency regulations forming part of the shifting landlord landscape.

Significantly, rents have risen 25% over the last five years, which has supported landlord income during this period of change. This rental growth has provided returns that help landlords navigate the new regulatory and taxation environment.

Landlords can focus on properties with strong rental demand fundamentals, good employment prospects, transport links, and practical layouts. The April 2027 implementation date provides time to review portfolio performance and consider strategic adjustments where beneficial.

The targeted mansion tax

From 2028, a high-value council tax surcharge will apply to properties worth over £2m, an estimated 0.5% of UK homes, with 85% in London and the South East. The annual charge of £2,500 for properties between £2m-£5m, rising to £7,500 above £5m, is more modest than some predictions suggested.

For a majority of the market, 99.5% of homes, this measure will have no impact. The targeted nature means typical buyers, sellers, and homeowners can proceed with their plans unchanged.

The rental market perspective

For tenants, the 25% rent growth over five years reflects strong underlying demand in the rental sector. As buyer confidence returns following budget clarity, the balance between renting and purchasing becomes clearer for those weighing their options.

With the existing stamp duty system maintained and no new barriers to homeownership introduced, the path to purchase remains consistent with pre-budget conditions. This allows for informed decision-making based on personal circumstances and financial readiness.

The year ahead

The post-budget outlook centres on targeted adjustments rather than dramatic change. The confirmation about the £500,000 threshold removes uncertainty for 210,000 homes currently on the market. The existing stamp duty system provides continuity for most market participants. Targeted adjustments affect specific segments, 0.5% of homes above £2m and landlords planning for April 2027 changes.

This creates a more predictable environment for planning. Buyers gain certainty about purchase costs. Sellers understand the landscape for marketing their properties. Landlords have a clear timeline for adjusting to new income tax rates. Homeowners below £2m see no changes to their position.

The market rewards those who understand these specifics and act on clear information. With speculation about sweeping property tax changes now resolved, participants can make decisions based on actual measures rather than anticipated scenarios.

2025 property market round-up

The 2025 Autumn Budget marks an important moment for the property market as we close out 2025. With targeted changes to taxation, maintained stability for most homeowners, and evolving market dynamics, understanding what's happened and what's coming will help everyone make smarter property decisions in the year ahead.

The budget changes reshaping property

The most significant news is the no annual tax on properties above £500,000, bringing clarity to roughly 210,000 homes currently on the market above this threshold. The existing stamp duty system remains completely intact for all buyers.

However, targeted measures affect specific segments. From 2028, a high-value council tax surcharge will apply to properties worth over £2 million, affecting an estimated 0.5% of UK homes. This surcharge will impact 85% of properties in London and the South East. The annual charge will be £2,500 for properties valued between £2 million and £5 million, rising to £7,500 for properties worth more than £5 million.

For landlords, property income tax rates adjust by 2 percentage points from April 2027. Basic rate moves to 22%, higher rate to 42%, and additional rate to 47%. This follows last year's stamp duty adjustment on additional homes (from 3% to 5%).

These changes represent differentiated impacts across the market. For the vast majority, 99.5% of homeowners and all buyers, the budget maintains existing structures. For high-value property owners and landlords, the measures create planning considerations for the years ahead.

What landlords can expect in 2026

Landlords have a clear timeline for adjusting to new income tax rates from April 2027. Combined with ongoing regulatory developments including the Renters' Rights Act and energy efficiency requirements, this creates an evolving operational environment.

Significantly, rental demand fundamentals remain robust. Rents have risen 25% over the last five years, supporting landlord income during this period of change. This rental growth provides returns that help navigate the shifting taxation landscape.

Landlords can focus on properties with strong tenant demand, manageable costs, and reliable yields. The April 2027 implementation date provides time to review portfolio performance, calculate returns incorporating new tax rates, and determine optimal strategies for individual circumstances.

Renter and buyer perspectives

For renters, the 25% rent growth over five years reflects strong underlying demand in the sector. The budget's impact on rental supply will depend on how individual landlords respond to the taxation adjustments, creating varying outcomes across different markets.

Buyers gain clarity now that no £500,000 annual tax will be introduced, and the existing stamp duty system remains unchanged. This removes months of uncertainty that had characterised market hesitancy. With the threat of sweeping property tax changes lifted, buyer interest is expected to strengthen heading into 2026.

First-time buyers continue to benefit from existing thresholds, and those purchasing additional properties work within the established framework. The absence of new barriers to homeownership means the path to purchase remains consistent with pre-budget conditions.

Market outlook for 2026

The removal of uncertainty around the £500,000 threshold creates conditions for renewed activity. Market analysts expect buyer interest to strengthen, particularly across London and southern England where significant numbers of homes fall above this level. After several months of hesitation whilst participants waited for budget clarity, that waiting period now ends.

Properties priced appropriately for current conditions will continue transacting. The existing stamp duty system provides continuity, whilst the targeted nature of changes, affecting only 0.5% of homes with the mansion tax from 2028 and landlords from April 2027, means most market participants can proceed with their plans unchanged.

The fundamentals supporting property investment remain sound. Strong rental demand, as evidenced by 25% rent growth over five years, continues. The clarified taxation landscape allows for informed planning rather than speculation about potential changes.

Positioning for success

Whether you're a landlord reviewing your portfolio, an investor seeking opportunities, a renter considering your options, or a buyer planning your purchase, 2026 offers clearer conditions for decision-making than the uncertainty that preceded the budget.

Landlords have a defined timeline to April 2027 for adapting to new income tax rates. High-value homeowners understand the 2028 mansion tax implementation. Buyers and many homeowners know the existing structures remain in place. This clarity enables strategic planning based on actual measures rather than anticipated scenarios.

Understanding the specific impacts on your situation, focusing on strong fundamentals, and acting on clear information positions you well for the year ahead. The roughly 210,000 homes on the market above £500,000 benefit from lifted uncertainty. Regional opportunities continue to develop. The market rewards those who move forward with confidence based on facts.