Mannleys Market Watch – November 2025
Welcome to this month’s property market update from Mannleys Sales & Lettings. Here’s a roundup of where things stand right now — and what to keep an eye on in the coming months.
🏠 Sales Market Update
Slower activity & softening prices
The UK housing market is cooling as buyers and sellers alike wait on the Autumn Budget. According to RICS, buyer enquiries and agreed sales are down significantly.
On Rightmove, average asking prices dropped by 1.8% in November, marking the biggest November fall in over a decade.
Budget uncertainty weighing heavily
The upcoming Budget (26 November) is creating nerves. There’s speculation that Chancellor Rachel Reeves may introduce new property taxes, including on homes over £500,000, and potentially remove CGT exemptions for higher-value primary residences.
These proposals are particularly hitting the upper end of the market, with buyers and sellers in that segment appearing more cautious.
Proposed reforms to speed up transactions
In a bid to cut delays and cost, the government has floated plans to require search and survey reports to be published before a property is listed.
Binding contracts may also be introduced to lower the number of failed sales, potentially reducing the sale process by around 4 weeks on average.
🏘️ Lettings Market Update
Buy-to-let costs are easing
Good news for landlords: mortgage rates on buy-to-let deals have fallen to multi-year lows.
That said, many landlords remain cautious, as regulatory changes and tax pressures continue to mount.
Major reform incoming: Renters’ Rights Act
The Renters’ Rights Act 2025 received Royal Assent on 27 October.
Key changes are expected to roll out from 1 May 2026:
Fixed-term Assured Shorthold Tenancies (ASTs) will be replaced with periodic tenancies
No-fault evictions (Section 21) will be abolished — landlords must use defined legal grounds to regain possession
Rent increases will be capped to once a year, following a prescribed process
New protections for tenants: rights regarding pets, and bans on discrimination based on benefit status or having children
Impact on supply and behaviour
Some landlords may exit the market in response to the regulatory changes.
At the same time, the lower mortgage rates could encourage investment or refinancing.
✅ What This Means for You
For sellers:
With market caution ahead of the Budget, it’s more important than ever to price realistically and have strong negotiation strategies. Be ready for longer decision times from buyers.
For buyers:
There may be opportunity — but also risk. If you’re targeting higher-value homes, keep a close eye on Budget announcements. Getting search/survey information early could give you leverage under the proposed new process.
For landlords:
This is a pivotal moment. The dropping mortgage rates are attractive, but the Renters’ Rights Act will reshape how you manage tenancies. Now is a good time to review your portfolio, tenancy agreements, and financial plans.
For tenants:
These reforms could significantly increase your stability and rights. Once the Act comes into force, no-fault evictions will be a thing of the past, and rent increases will be more predictable.
At Mannleys, we're keeping a close eye on all of these developments. If you’re thinking about buying, selling, letting, or investing — or simply want to talk through what these changes might mean for you — please don’t hesitate to get in touch.
Best wishes,
The Mannleys Team
