Looking to Move in 2026? What the Budget Means for You
The November Budget brought plenty of headlines, but for anyone buying or selling in Nuneaton and the surrounding areas, the key message is simple - no surprises, no shocks, and no Stamp Duty changes.
Don’t fancy reading it all? Here are the main takeaways:
- No changes to Stamp Duty - the market stays stable and predictable.
- Minimum wage rise boosts first-time buyer affordability, especially in our region.
- The new “mansion tax” only applies to homes over £2m.
- A more confident, active 2026 market now the Budget uncertainty has passed.
- Value-focused buyers mean correct pricing from day one is more important than ever.
- Well-prepared homes will outperform as buyers become more selective.
- A great market for organised buyers – less competition, more negotiation room.
- Best next step: Get an accurate valuation and register for Heads Up Alerts to see homes before they hit Rightmove, Zoopla and OnTheMarket.
Overall Market Impact
- The 2025 Budget introduces tax adjustments that will influence buying and selling behaviour into 2026
- The government aims to raise £26 billion over five years, primarily through frozen income tax thresholds until 2030–31
- As wages rise, more people will fall into higher tax brackets, reducing disposable income and affecting affordability
- National Insurance will now apply to certain salary-sacrifice pension contributions, limiting a previously efficient savings method
New Annual Levy (“Mansion Tax”)
- A new annual levy on homes valued above £2 million begins in April 2028.
- Expected to raise around £400 million per year.
- Although affecting a small percentage of homes, upper-end tax changes often influence confidence across multiple market sectors.
Impact on Sellers of Higher-Value Homes
Buyers may hesitate to enter the £2m+ bracket due to future running costs.
Likely effects:
- Softer demand
- Longer selling times
- More cautious offers
Sellers planning a move in 2026 should:
- Prepare early
- Price realistically
- Position their home competitively
Mid-Market Effects
Most buyers won’t be directly affected by the levy, but the wider tax environment will impact confidence.
When taxation tightens household budgets, buyers become more cautious, especially:
- First-time buyers
- Mid-market movers
Expected outcomes:
- Slower price growth
- More selective buyers
- Greater emphasis on value and stability
Guidance for Mid-Range Sellers
- Accurate, realistic pricing is more important than ever.
- Well-presented and correctly priced homes attract early interest.
- Over-priced homes risk sitting on the market longer amid increased buyer selectiveness.
Guidance for Buyers
A cooling market offers advantages:
- More negotiation room
- Less pressure to rush decisions
- Better planning opportunities
Buyers moving in early 2026 may benefit from:
- Increased stock
- Less competition
- More measured market conditions
Market Outlook for 2026
- Transactions are expected to remain steady but subdued.
- Investors may pause to reassess yields under higher taxes.
- Despite caution, there are no signs of forced selling or structural instability- the market remains fundamentally stable.
Practical Next Steps for Sellers
Understanding your position under the new tax environment is key, a personalised valuation conversation can clarify:
- How the Budget affects your home’s value
- Demand in your price bracket
- The best timing for your move in the next 12–18 months
Practical Next Steps for Buyers
- Registering for Heads Up Alerts ensures early access to new or upcoming listings before they reach public portals.
- Early visibility can be a meaningful advantage in a calmer market
Thoughts from our Director, Charlotte Cooper
"This Budget has created a shift, not a shock, in the housing market. The fundamentals remain steady, but the tax landscape will encourage people to think more strategically about their next move. For sellers, realistic pricing and strong presentation will be key to achieving the best outcome in 2026. For buyers, the calmer pace presents genuine opportunities that simply weren’t available during the frenetic markets of previous years. As always, the right advice at the right moment makes all the difference, and we’re here to guide you through every step." – Charlotte Cooper, Director, Alan Cooper Estates
