Looking to Move in 2026? Key Budget Changes You Need to Know
The November Budget has introduced tax measures that will shape affordability, confidence and buyer behaviour heading into 2026. Whether you are planning to sell or buy next year, these changes will influence how you price, how you position yourself and the pace at which decisions are made.
Key Points at a Glance
• No Stamp Duty changes which avoids unnecessary disruption and helps maintain stability.
• Frozen tax thresholds mean households disposable income will tighten for many.
• The new £2m plus levy only applies to a small segment, but creates opportunities for buyers in the premium bracket.
• 2026 is shaping up to be steady and predictable rather than fast moving.
• Accurate pricing will help sellers attract committed buyers quickly.
• Well presented homes will stand out as buyers become more discerning.
What Most Households Need to Know
Income Tax Threshold Freeze
More people will shift into higher tax brackets as wages rise, but the positive angle is clarity:
• Households can now plan with certainty through to 2030–31
• Lenders adjust gradually, not suddenly
• Budgeting becomes more predictable for those considering a move
Changes to Salary Sacrifice National Insurance
While it slightly reduces a tax efficient savings route, it also:
• Encourages clearer long term financial planning
• Helps buyers understand their true borrowing position early, reducing surprises later
This clarity usually leads to better, not fewer, moves.
The New Levy on £2 Million Plus Homes
From April 2028, an annual charge applies to homes valued above £2m.
What this means for sellers:
• Buyers will approach this bracket more thoughtfully
• Those selling in 2026 are ahead of the curve
• Strong presentation and accurate pricing will help you secure motivated, future proof buyers
• Premium homes may benefit from reduced speculative browsing and more serious enquiries
What this means for buyers:
• Increased negotiating power in a typically competitive price range
• A rare chance to access homes that would usually attract intense competition
• Time to weigh long term costs and choose a home that works for the next decade
This creates a window of opportunity for committed premium buyers.
What It Means for the Mid Range Market
The majority of homeowners will not feel the new levy directly, but the wider market environment brings some positives:
More measured, less frantic moves
• Buyers are taking their time which leads to more confident decisions
• Well priced homes attract serious interest early
• Sellers who prepare well tend to outperform their neighbours
For sellers
• Accurate pricing attracts higher quality buyers
• Good presentation gives you a competitive edge
• Early interest is still the strongest predictor of a great result
For buyers
• The pace is more manageable than 18–24 months ago
• Less pressure leads to better choices and stronger negotiations
This is a healthier market than many people expected.
Investors and Downsizers
Investors
• Yields remain attractive in the right locations
• Energy efficient properties continue to outperform
• Reduced competition from speculative investors improves buying conditions
Downsizers
• Plenty of choice without the pressure of a fast rising market
• Strong demand for well priced smaller homes supports solid sale prices
• A good time to plan ahead without rushed decision making
What 2026 Is Likely to Look Like
A calmer, more predictable year.
• Steady transactions, fewer surprises
• No signs of distress or forced selling
• Buyers and sellers making informed, strategic decisions
• Better conditions for those who prepare early
This is not a booming market or a falling one. It is a stable one — which often leads to the best long term moves.
Making Your Move in 2026
If you are thinking of selling:
• Understand how the new tax landscape affects your bracket
• Start planning at least 6 months in advance
• Strong presentation and correct pricing will put you ahead
• A more stable market favours sellers who prepare well
If you are planning to buy:
• Register for Heads Up Alerts for exclusive pre-market access
• Early visibility gives you a genuine advantage
• With less competition, timing and preparation matter more than ever
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