As one of the most stressful life events people have to face, buying a property is always going to take the cortisol levels up a notch or two, meaning that it can be tempting to avoid anything that stands to complicate things further than necessary, leaseholds included. However, it might not be possible to avoid.

"It’s estimated that there are nearly 5 million leasehold dwellings in England, according to the government," reveals Jack Malnick, managing director of Sell House Fast. "This means that leaseholds are responsible for between 15% and 20% of properties in the UK housing market."

Let our guide take some of the stress out of buying a house or flat with a leasehold – the experts we spoke to have all the advice you need to navigate the process smoothly.

What is a leasehold?

First things first, what exactly is a leasehold and, more importantly, is it something to be worried about? This can be one of those confusing property terms that catches people out.

Mark Poole, property investing expert and founder of the online property publication, SmarterPropertyInvestment.com explains. "A leasehold property (almost always a flat, but you can still find some leasehold houses) means you do not own the building itself – for example the block of flats of which yours is one of – or the land upon which it is built. What you are buying is the right to live in the property for the remainder of the lease.

"At the end of the lease, if the leaseholder makes no effort to extend it, then the leasehold will revert to the freeholder (the person or business that owns the building itself and land upon which it sits)," adds Mark.

What kind of properties have leaseholds?

When buying a house, it is useful to know which types of property are likely to come with a leasehold so you can be sure you know what to look out for.

"Leasehold is most commonly associated with flats, because there is usually a shared building, roof, communal areas and services that need to be managed collectively," explains Paula Higgins, chief executive of HomeOwners Alliance.

"Houses can also be leasehold, although the sale of new-build leasehold houses has largely been banned," continues Paula. "You can still buy a leasehold house though, particularly where developers sold houses on this basis in the past. Shared ownership homes are usually leasehold too."

What is a good amount of time left on a leasehold?

While buying a leasehold property is not uncommon, you do need to ensure that there is a good length of time left on the lease before you buy.

"I would suggest at least 100 years remaining," says Mark Poole. "The key flexion point is 80 years. Once only 80 years are remaining, the cost to extend the lease incurs 'marriage value'. Marriage value is the perceived profit that is created on extending the lease and this must be split 50/50 between the freeholder and the leaseholder. Above 80 years remaining and the marriage value is considered to be zero. Properties with leases remaining of much less than 80 years also become harder to mortgage and, once you’re below about 60 years, the number of lenders will be very thin."

"The longer there is left, the better," says Paula Higgins. "A lease with 999 years, or several hundred years, is obviously preferable. But in any case, buyers should still check the ground rent, service charges, permission fees and restrictions in the lease."

"Leases of 99-125 years mean that you are unlikely to face mortgage complications, and you can avoid the monumental costs associated with extending it," points out Jack Malnick. "Lease extensions can cost up to £28,000 for a lease under 80 years, and this is before you even consider solicitor and additional fees.”

What should buyers do if there is not long left on the lease?

If you have found your dream property but discovered it has a short leasehold, what should you do? Does it mean you should find something else?

"Proceed very carefully and get specialist leasehold advice before committing," advises Paula Higgins. "A short lease is not always a reason to walk away, but it should affect the price you are willing to pay."

"There are a number of options here, depending on the willingness of the seller," picks up Mark Poole. "You could negotiate a discount equivalent to the cost of extending the lease, which would fall on you as the new owner once you complete the sale. You should get a professional valuation of how much this is likely to cost. In the past, you had to have owned the leasehold property for two years before you could extend the lease, but the recent Leasehold and Freehold Reform Act abolished this restriction, so you could apply for an extension upon completion of the purchase.

"Alternatively, you could negotiate that the seller extends the lease as part of the sale and make your offer conditional on this occurring, so that by the time you complete you have a freshly extended lease," adds Mark.

"You can find a specialist leasehold solicitor through HomeOwners Alliance for a free, no-obligation chat and quote," says Paula Higgins.

Can you have a leasehold removed?

Understandably, many people would prefer to own a property outright, but is removing a leasehold an option? If you want to renovate or alter the property in question, this may well be something you are keen to find out.

"You cannot simply 'remove' a leasehold, but in some cases you can buy the freehold. This is called enfranchisement," explains Paula Higgins. "For flats, leaseholders may have a joint right with other flat owners in the building to buy the freehold collectively, known as 'share of freehold' or 'collective enfranchisement'. Flat owners cannot buy the freehold of their individual flat alone; they usually need 50% of their neighbours willing to pay to do the same.

"Another option is to extend the lease," continues Paula. "Under current rules, qualifying flat owners can usually extend by 90 years. The Leasehold and Freehold Reform Act 2024 is intended to increase standard lease extensions to 990 years, but many parts of the reform are still not fully implemented, so buyers and owners should not assume the new rules already apply."

Is it hard to get a mortgage on a leasehold property?

Unless you are buying a house with cash, obtaining a mortgage on any kind of property can always be a bit of a minefield, and when it comes to those with leaseholds things have the potential to get even trickier. Bear in mind that you will typically need a lease of at least 85 years in order to get a mortgage.

"In all cases, you should ensure you can get financing on the property," says Mark Poole. "If you require a mortgage to be able to purchase it, you should obtain a professional opinion on the cost of the lease extension. Whilst online calculators can help, they tend to become less accurate the shorter the remaining lease is."

There are factors other than lease length that mortgage providers will want to check too, according to Paula Higgins. "Leasehold is not just about the number of years left. Buyers also need to understand the total package of costs. That means ground rent, service charges, buildings insurance, major works costs, reserve funds, permission fees and any restrictions on alterations, subletting, pets or running a business from home."

Is buying a leasehold house a good idea?

While leasehold houses (as opposed to flats) are rare these days, they do still crop up.

"Generally, buying a leasehold house is not ideal," says Paula Higgins. "With a leasehold house you will have to pay ground rent, seek permission for alterations, comply with lease restrictions and potentially pay to extend the lease or buy the freehold later. None of these charges or permissions apply to a freehold house.

"For a house, the key question is: why is it leasehold at all? Buyers should be especially wary of onerous ground rent clauses, permission fees, estate charges and restrictions on renovations or extensions," continues Paula. "That said, there are some situations where leasehold houses are more common, such as shared ownership homes, where the housing association is usually the freeholder, or houses on country estates. If the house is otherwise right, has a very long lease and low or no ground rent, it may still be worth considering – but only with proper legal advice and a price that reflects the tenure."

"In essence, it isn’t that different to buying a leasehold flat," adds Mark Poole. "However, since they are not that common, you may find your pool of potential buyers is less when you decide to move on. Conversely, if a leasehold house doesn’t put you off, you may find it cheaper to purchase than comparable freehold houses."

FAQs

What happens when a freeholder sells the property?

If you decide to buy a leasehold property, you have to accept that there may come a time that the freeholder will decide to sell it.

"If an existing freeholder wishes to sell, they must give the leaseholders the first chance to buy it," says Mark Poole. "This is known as the 'Right of First Refusal'. If you then acquire a share of the freehold, then you also assume all the obligations of being a freeholder (such as meeting fire regulations, insuring the property and so on)."

Will you have to pay ground rent on a leasehold property?

Ground rent and service charges are amongst the important details that can get overlooked in the excitement of buying a new home – yet it is incredibly important that you check these out. This information should be contained within the documents required to sell a house so make sure you obtain them.

"Leaseholders have to pay an annual fixed ground rent to the freeholder and this varies by location," says Mark Poole. "There is legislation in progress that seeks to cap this at a maximum of £250 per annum, with it reverting to a 'peppercorn' rent (effectively zero) after 40 years, although this is not expected to be in force until 2028. This has happened in response to the problematic issue of some ground rents doubling over a set interval, such as 5 or 10 years, making it difficult to mortgage or sell a house, trapping existing leaseholders."

Before buying any kind of property, leasehold or otherwise, make sure that you check any alterations were carried out to building regulations standards – the seller should be able to provide you with certificates to prove this. If the leasehold property is older, it may also be listed, so make sure understand listed building grades if you are viewing it with an eye to making some home improvements when you move in.

Buying a home could soon become quicker, easier and potentially cheaper following the government announcement that sales packs are set to become compulsory when selling a home.

Collating the documentation you need to sell a home has previously been completed once an offer has been accepted, but the proposed changes will put the onus on the seller to have the information prepared prior to putting their home up for sale.

Predicting savings of up to £650* for buyers, and a reduction of 3-4 weeks on buying time, the reforms will also be accompanied by plans to introduce an earlier binding financial agreement between both parties, along with a new Code of Practice for estate agents.

Why are the changes being made?

With the average offer-to-completion process currently taking around 120 days, and 1 in 3 house sales falling through, according to a government statement it's estimated that this costs sellers around £400 million and the UK economy around £1.5 billion a year.

Johan Svanstrom, CEO of Rightmove put a even greater number on this, saying in response to the plans, "our UK-wide data shows that it takes a lengthy 170 days on average to complete a transaction and that over one in five transactions initially falls through. Last year, fall-throughs alone meant that approximately £900 million in potential stamp duty receipts and estate agency commission in England was lost, and consumers lose both precious time, certainty and money when needing to repeat transaction processes. The implementation and phasing of these initiatives will be key to ensure consistency and adoption."

In essence, by providing a clear sales pack with information on elements such as the condition of a property, the buying chain and leasehold costs, buyers will have a far clearer picture before they make an offer. Pre-mitigating issues will prevent delays further down the line when information like this is generally revealed.

Current housing secretary, Steve Reeves says of the plans: "Buying or selling a home should be one of life’s great moments and not a drawn-out nightmare of delays, hidden costs and failed deals. These changes will make the system faster, fairer and more secure – giving families and first-time buyers the certainty they need all while saving them time and money."

It is hoped that the new changes will mirror the success seen in other countries, including Scotland where sales packs are already standard practice. They also exist in the Netherlands, where a live tracking system for buyers and sellers allows them to check their transaction status. This has resulted in a completion time of 20 days on average, whilst Norway’s efforts to streamline and digitalise the system has estimated savings of up to £1.4 billion over 10 years.

Digital upgrades at the heart of the process

Key to the success of these changes is a move towards making the process of buying and selling a house more digital. A government statement explains how and why this update is being made. "Digital property logbooks and sales packs will allow trusted information to be shared securely between professionals and accessed by buyers and sellers in real-time, cutting out the back-and-forth that cause so many delays.

"The government will also back digital identity checks, electronic signatures and AI-assisted conveyancing to strip out duplication, reduce fraud risk and accelerate transactions from start to finish. Together, these changes will create a modern, end-to-end system where people can track and progress their move more easily."

While the proposals have generally been welcomed by industry leaders, the move to digital is something that will need careful handling so as to not alienate some.

"Moving towards a more digital process should improve efficiency overall, but it’s important that alternative routes remain available for clients who may not be comfortable with fully digital systems," says Daniel Kenworthy lead partner in IT Innovation, at Ison Harrison Solicitors.

"There will also need to be consistency in how platforms are adopted across firms and organisations to avoid fragmentation," he warns. And, while longer-term there should be costs savings, these new measures will potentially involve additional costs.

"In the short term, there may be some additional costs associated with implementing new systems and processes," advises Daniel." Over time, however, greater efficiency and reduced duplication could help stabilise costs and provide better overall value for clients."

Binding agreements will be the last element to be implemented

At present, until you officially exchange on a property, you don't enter into any kind of binding or financial agreement. Exchanging normally comes with the agreement for a financial payment or deposit (often a percentage of the overall property value), and if you withdraw from the sale after exchanging, you stand to lose this money.

This has resulted in buyers often withdrawing prior to exchange, which sounds fair, but can in fact be devastating if, as is often the case, it has taken months to get to that stage. In some cases, you can exchange and complete on the same day, which in itself is somewhat risky if one side pulls out at the eleventh hour.

Putting binding agreements in place sooner is meant to mitigate this risk says the government.

"Binding conditional contracts (will) make a transaction legally binding much earlier, for example once an offer is accepted. They are designed to secure each party’s commitment to progress and complete the transaction by setting out clear terms both sides agree to meet. If a party breaks these terms by withdrawing without valid reason or failing to meet their obligations, they face a financial penalty."

While many will welcome it, not all may consider it a positive, and it could come down to how much information has been made available to them in the sales pack, says Daniel Kenworthy.

"Some clients may welcome earlier certainty, but others may be cautious about committing before all factors are clear. Uptake is therefore likely to vary, particularly depending on how well the process balances flexibility with certainty.

"Many transactions also fall through due to factors outside the legal process – such as changes in personal circumstances or mortgage availability," he adds, meaning this particular change may prove more tricky to navigate.

The government has reinforced, however, that any agreements will not be put in place until the sales packs are fully in operation so as to not put either party at a disadvantage. All other elements of the changes, such as the Code of Practice will come first.

How will the proposed Code of Practice work?

As well as the changes for homeowners, a new Code of Practice is being designed that the government hopes will help raise standards and ensure sellers and buyers receive a better service.

This will also be the first change made as part of this bigger overhaul of the house buying process and is due to be set out later this year. It will outline minimum standards for property agents, guidance on how to improve the quality of information in property listings, and introduce proposals for mandatory qualifications for the sector.

When will the rest of the changes and sales packs be introduced?

The current plans are for a phased approach to the reforms. The Code of Practice is currently planned for 2026, while consultation on estate agent qualifications and expanded digital tools won't take place until 2027.

Then, by the end of the current Parliament, the aim is to have comprehensive legislation in place to require sales packs, binding contracts, and digital systems that support the efficient sharing of trusted digital property information.

However, with the current government in a state of flux, whether these plans change remains to be seen.

In summary, Daniel Kenworthy shares his views on the proposals. "The proposals are broadly positive, particularly around improving transparency and earlier access to information. One area that would further strengthen the process is clear alignment across lenders, local authorities and conveyancers, as delays often arise where those parties operate to different timescales or standards.

"In principle, a shorter and more consistent timeline is welcome. However, achieving this will depend heavily on how quickly supporting infrastructure can adapt," he says. "Without that, timelines may remain variable in practice."

Johan Svanstrom also states that,"the implementation and phasing of these initiatives will be key to ensure consistency and adoption. It needs to be helpful to the vital role estate agents play in the marketplace, and to avoid any unintended consequences.

"Increased mobility, transparency and certainty is key to overall economic growth. We strongly believe that further digitisation and improvements to the home-moving process can help to speed it up and reduce friction. It will require cross-industry collaboration and innovation to achieve the aims set out today."

*According to a government statement, "the £650 figure is derived by comparing first-time buyer costs per transaction pre-reform (primarily conveyancing and search costs) to post reform, additionally integrating additional costs that will arise for buyers as a result of the new reforms (e.g. purchasing logbooks) and the per transaction saving estimate that arises from the reduced number of transaction fall throughs."

Lloyds Banking Group has launched a new mortgage aimed at helping first-time buyers get on the housing ladder and buy a house with just a £5,000 deposit.

The deal is designed for buyers who do not receive financial help from parents or family, meaning support from the “Bank of Mum and Dad” cannot be used.

It is one of the most high-profile low-deposit offers in recent years and sets strict rules on who can apply and how the deposit must be saved.

What is the £5,000 deposit mortgage offer?

The new product from Lloyds Banking Group allows eligible first-time buyers to purchase a home with a minimum £5,000 deposit. It is available on properties worth up to £300,000.

Borrowers can take out a mortgage worth up to 4.5 times their income, with a maximum loan of around £295,000. The deal is effectively a 98% loan-to-value mortgage, fixed at 5.89% for five years, with no arrangement fees.

A key condition is that applicants must have saved the £5,000 themselves. Money given or lent by parents or family cannot be used, meaning support from the Bank of Mum and Dad is excluded.

The mortgage is not available on new-build homes or shared ownership properties.

How the deal works and who can apply

Applicants must apply through Lloyds or Halifax, and will go through a standard mortgage affordability assessment, including checks on income, spending and credit history.

Borrowers must pass affordability tests showing they can manage monthly repayments at the 5.89% fixed rate over five years.

The loan is aimed at buyers who can afford repayments but have struggled to build a larger deposit due to rising house prices and living costs.

Why lenders are offering these deals

High loan-to-value mortgages have become more common again in recent years as lenders compete for first-time buyers.

These products are designed for people who can manage monthly repayments but are held back by the size of deposit required to buy a home.

While stricter lending rules were introduced after the financial crisis, lenders have gradually reintroduced 95% and 98% mortgages as part of efforts to widen access to homeownership.

Even so, they remain tightly controlled and are only offered to borrowers who meet strict affordability and credit criteria.

£5k deposit mortgage is a "positive step" for the market

The move could help more first-time buyers understand the range of mortgage options available to them, according to one leading industry figure.

Rachel Geddes, Strategic Lender Relationship Director at Mortgage Advice Bureau, said: “It’s hugely encouraging to see a major high street lender making such a significant commitment to supporting first-time buyers. Unlocking up to £500m in additional lending, alongside a £5,000 deposit option, is a positive step.

"Many buyers are unaware that 5% deposit mortgages exist, while a significant number still believe they need at least 10% to buy a home. These misconceptions mean some people may be closer to buying than they think.

"Greater visibility of low deposit options will help more buyers move forward with confidence and understand the support available.”

The mortgage is now available to eligible first-time buyers looking to purchase a home with a £5,000 deposit under the new criteria.

First-time buyers interested in the deal can apply, as of 12th May (for early applications), through Lloyds Banking Group or its mortgage arm Halifax, either directly or via a mortgage adviser.

The launch marks one of the most significant low-deposit offers in recent years, but with strict limits on parental help and affordability rules still set to determine who can actually get on the property ladder.

There will come a day when your current bathtub simply doesn’t work for you any more. It might be old and past its prime, a throwback to the days when avocado was a winner, or you simply want a change to match your latest bathroom design ideas.

Whatever the reason for replacing your old bathtub, you’ll need to know how much to budget for it. There’s the obvious cost of the bath; the more you spend, the more the replacement cost will be. Plus, there are additional costs, such as removal, disposal, and plumbing, to consider.

Here we cover every aspect that you might have to pay for, so you’ll know how much money to set aside.

Cost to remove an old bath

The first step in the bathtub replacement process is to remove and dispose of the old bath. Andy Simms, building expert for MyBuilder, shares typical costs: “Removal costs will usually range between £100 and £250, depending on factors such as the tub’s size, weight, and accessibility.”

Once a bath has been removed, it must be disposed of. You can do this yourself or pay someone to do it. Simms says, “If you find that it’s too big to load in your own vehicle, professional disposal services are available and will typically charge between £50 and £150, depending on your bathtub’s size and weight.”

Soma Pillay, Bathroom Specialist at Bathroom City, adds, “If the bath is being replaced during a full installation, removal is often built into the overall labour cost.”

Shop these baths to replace your old bathtub

Cost for a new bath

The price of a new bath can vary greatly depending on the material, size, and type. Justine Scholes from The Bathroom Showroom gives an insight into the typical costs for the more common options: “The most common baths are standard acrylic, shower baths such as P or L shapes, and acrylic freestanding baths. They are practical, suit most family bathrooms and tend to sit at the more affordable end of the market.”

She adds, “A basic acrylic bath can start from around £150 to £300, depending on the size and brand.”

Jess Thomas, MD of Drainage Central, expands on typical costs for different types of baths beyond the standard. “Corner baths are ideal for smaller bathrooms; they cost anywhere from £250 to £2,000.” The Orlando Corner Bath with Panel from Victorian Plumbing is an affordable mid-range option.

Freestanding baths can be placed anywhere, but they can cost a little more than standard baths, says Thomas: “Freestanding baths are more expensive than other types, usually costing between £350 and £4,000.” And you need to consider plumbing charges, especially if it is located away from standard pipework.

Other bath options include shower baths, such as this L-shaped Milan Shower Bath from Victorian Plumbing. Thomas says, “They are ideal for smaller homes that do not have the space for separate baths and showers. They usually cost between £200 and £3,000.”

For a more luxurious bath experience, you can try a spa bath, such as this Laguna Whirlpool Spa 8 Jet Bath from Victorian Plumbing. As you might expect, you’ll have to pay more. Thomas says, “Expect to pay between £550 and £2,000.”

At the top end of the market, Justine Scholes shares what you can expect to pay for a bathtub. “At the luxury end, you have materials like cast iron or stone resin. Those can run into the thousands, sometimes £4,000 or more.”

What you can expect to pay for plumbing changes

The type of bathtub you choose to replace the old one and its placement may mean you'll need extra plumbing work. If you are getting a like-for-like replacement, the cost will be minimal and most likely integrated into the price you have been quoted.

However, if the current pipework needs replacing, adjusting or extending, this will cost. Pillay says, “Minor plumbing repairs typically cost £80 to £200, while more extensive work, such as replacing sections of pipework, can range from £500 to £1,500, depending on the complexity of the job.” Plumbers charge around £40-£90 an hour, depending on experience and location.

Installation cost for a new bath

If you only need a straightforward installation, i.e with little or no pipework changes, no disposal costs etc, Scott Godfrey, construction consultant for Black Hammer shares what you can expect to pay, “For a like-for-like swap where the structure is sound, labour to set the bath, connect it, fit the panel and finish with a clean silicone bead is often priced as about half a day to a day. As a guide, that is commonly £200 to £400 outside London and £350 to £600 in London.”

He adds, “If the floor is out of level or the bath is not properly supported, silicone can fail early, so some jobs need extra time to pack, level and secure the bath before sealing.”

Typical overall cost to replace and install a bath

For a budget replacement, Godfrey says, “A like-for-like replacement, using an entry acrylic bath, minimal pipe changes and a low-cost disposal route, often lands around £450 to £800 outside London, and roughly £650 to £1,100 in London.”

However, if you have a better quality bath and more installation work, you will pay more shares Godfrey, “A mid-range refresh, where the bath is better quality, and you add new taps, a screen, paid disposal and some pipe alterations, is commonly around £900 to £1,800.”

Finally, if you are going for a premium bathtub, the costs will be more explains Godfrey, “Premium upgrades such as freestanding, cast iron or stone can move into £2,000 to £4,500 or more once you include the heavier handling, longer fitting time and any floor strengthening or refinishing.”

Factors that can affect the overall cost of replacing a bathtub

There are a whole host of factors that can affect the price. Godfrey shares what to look out for: “The biggest price drivers are how closely the new bath matches the old one, and how much making good is needed afterwards.”

He adds, “Tile damage around the rim, rotten or springy floors, and hidden leaks can turn a simple swap into a repair job.”

Then there are unexpected reasons that can drive up the price. Godfrey says, “Access matters more than many people expect, including tight staircases, narrow doorways, distance to parking and whether two-person lifting is needed.”

Other reasons can include bath weight and material, which affect both labour time and disposal. Godfrey adds, “Regional labour rates and lead times also shift quotes, and disposal rules can change the plan if the local recycling centre requires booking or treats baths as bulky waste.”

Before you dive in and replace your bathtub, take a look at some smart ideas to replace it. Check the latest bathroom trends, and be inspired by our freestanding bath ideas and spa bathroom ideas for every budget.

The UK’s new mansion tax is now forecast to affect around 165,000 homeowners when it comes into force in April 2028, about 45,000 more than early estimates suggested.

The fiscal watchdog, the Office for Budget Responsibility (OBR), says the levy on properties worth over £2 million could raise roughly £400 million in its first year, rising to £435 million by 2030‑31.

However, as many as four in 10 valuation appeals are expected to succeed, potentially reducing the number of homes ultimately charged.

How many will pay the mansion tax?

The surcharge will apply to homes in tiered bands above £2 million, with annual charges ranging from £2,500 up to £7,500 depending on value.

According to the OBR’s projections:

• About 71,000 homes fall into the lowest affected band (£2m–£2.5m).
• Around 79,000 homes are valued between £2.5m and £5m.
• 15,000 homes are at the top end, paying the highest surcharge.

The total tax yield is forecast at £400m in 2028‑29, increasing to around £435m by 2030‑31.

Appeals and behavioural impact

The OBR expects roughly one in five homeowners subject to the tax to lodge an appeal over their valuation.

Because the surcharge bands are narrow and based on revaluations, about 40% of those appeals are assumed likely to succeed, potentially reducing the effective tax base.

The watchdog also flagged that behavioural responses, such as homeowners selling or pricing houses just below £2 million to avoid the tax, could slightly reduce the number ultimately liable.

Regional patterns and policy context

Homes in London and the South East are expected to make up a disproportionate share of those affected because of higher prices in those areas.

The levy is part of a wider autumn budget package aimed at reforming property taxation and funding broader fiscal goals; in the OBR’s projections it is expected to generate significant revenue over the decade.

Britain’s most expensive streets outside London have been revealed, highlighting where house prices are highest outside the capital.

The latest analysis from Rightmove shows a mix of affluent commuter-belt locations and prestigious addresses across the UK commanding average asking prices well above £2 million.

From leafy villages in the South East to wealthy enclaves in the Midlands and North West, the rankings give a snapshot of the country’s most sought-after addresses outside the capital.

The most expensive street outside London

According to Rightmove, East Road in Elmbridge is the most expensive street outside the capital, with an average asking price of £8,795,714.

Elmbridge – located in Surrey just southwest of London – is well known for its luxury homes and affluent towns such as Weybridge and Cobham, making it a hotspot for house buyers seeking high-end properties within commuting distance of the capital.

Property expert Colleen Babcock said Elmbridge is effectively representing the rest of the UK among Britain’s most elite addresses.

“For buyers looking for prestigious roads outside of the hustle and bustle of London, Elmbridge in Surrey is flying the flag for the rest of the country as the only area outside the capital to make the overall top 20 list,” she said.

10 most expensive streets outside London

Based on average asking prices, these are the 10 most expensive streets outside London:

1. East Road, Elmbridge (Surrey) – £8,795,714
2. Newlands Avenue, Radlett (Hertfordshire) – £3,950,000
3. Congleton Road, Alderley Edge (Cheshire) – £3,323,500
4. Larch Avenue, Ascot (Berkshire) – £2,779,167
5. Salterns Way, Poole (Dorset) – £2,460,000
6. Brookmans Avenue, Brookmans Park (Hertfordshire) – £2,438,750
7. Tiddington Road, Stratford-upon-Avon (Warwickshire) – £2,306,666
8. Burnham Road, Althorne (Essex) – £2,197,726
9. Penn Road, Beaconsfield (Buckinghamshire) – £2,191,000
10. High Street, Great Eversden (Cambridgeshire) – £2,181,667

Many of Britain’s most expensive streets outside London are located within commuting distance of the capital, particularly in Surrey, Hertfordshire and Berkshire – areas long associated with wealthy homeowners and luxury properties.

However, the list also features prestigious addresses further from the capital, including Congleton Road in the North West and Salterns Way on the Dorset coast.

This shows that while proximity to London often drives the highest house prices, exclusive property hotspots exist across multiple regions of the UK.

Wales and Scotland’s most expensive streets

The report also identifies the priciest streets in other parts of Britain.

In Scotland, Drumsheugh Gardens tops the list with an average asking price of £560,000, highlighting Edinburgh’s most sought-after residential addresses. Meanwhile, in Wales, Hollybush Road in the Cyncoed area of Cardiff is the most expensive street, with homes now averaging £1,237,500.

For homeowners on these streets – and across the country – the report raises the question many are asking: “How much is my house worth?” Even if you don’t live on a top 10 street, the data provides a useful snapshot of how house prices vary across the UK’s most exclusive areas.

Across Britain, the research shows that while London dominates the ultra-prime property market, luxury homes are also thriving in other regions, from Surrey and Hertfordshire to Cheshire, Dorset and beyond.

A home renovation, garden clean-up, or just a general tidy-up can produce a lot of waste that simply won’t fit in or be allowed in your general household waste bin. You could make numerous trips to the local recycling centre, but that’s inconvenient and time-consuming, and you may well be charged.

A large skip is the answer when you want to get rid of waste from your latest home renovation project. However, skips don't come in one size; you can use them for smaller projects, meaning a smaller skip.

Here we help you decide what size skip you’ll need, how much the skip will cost and what you can’t put in it.

Shop these to help fill a skip

Average cost of a skip

The cost of a skip can vary greatly depending on a number of factors, explains Lucas Hargreaves, Project Director at Skip Hire Network, “Skip hire cost varies depending on location, size of the skip, the service you receive, whether you need a permit, and how long you are hiring the skip for.”

Tom Reynolds, Business Development Director at Travis Perkins Hire, offers a quick look at the price for popular-sized skips. “The price of skips varies depending on a multitude of things, including location, but a rough estimate of the cost of a small, medium and large version, I would say are as follows:

• 4 yarder £150-£250 Ex VAT
• 8 yarder £250-£350 Ex VAT
• 12 yarder £350-£500 Ex VAT

Hargreaves goes into more detail for various-sized skips: “A small, 2-yard skip can be anything from £75 up to £175, but it’s important to consider that these smaller skips have a much smaller capacity. For a 4-yard midi skip, you can expect to pay anything from £130 to £320, and large 8-yard skips from £240 up to £450.

He adds, “At Skip Hire Network, a 4 yard midi skip for minor home renovations and garden clearances prices start at £160, a 6 yard midi skip for larger renovations and small building jobs from £220, and an 8 yard maxi skip, which you may use for building sites, from £240.”

These prices are typically for two weeks, but check when hiring and ask how much for additional weeks.

Types of skip you can hire

Skips come in different shapes and sizes, some more common than others, as Reynolds from Travis Perkins shares, “The ‘normal’ open top skips come in a variety of different sizes, with the eight-yard version the most common request that we come across.”

But there are other options, “You can get roll-on roll-off skips, which are containers that are bigger and more expensive. There are wait-and-load skips, where tradespeople will load the rubbish onto them while they are still at work, with the driver waiting until it is full before departing.”

He continues, “There are drop-door skips with a hinged door at one end allowing easy access, there is also an enclosed lockable option with lids that prevent unauthorised access.”

Beyond the solid skip options, there are skip bags. Hargreaves says, “While skip bags can be more affordable and convenient for smaller projects, there are hidden costs and risks associated with them.”

He points out some of the drawbacks: “ Skip bags usually have weight restrictions as they have limited volume, while traditional skips can hold up to 8 tonnes of material depending on the size.”

He adds, “With skip bags, while many are sturdy, they tend to have heavy material restrictions, and run the risk of ripping.”

Shop clearance bags

Choosing the right size skip

Size is key; you don’t want to hire a skip and find you don’t have room for all your waste. By the same token, you don’t want a skip that is only half full. Hargreaves outlines what size should suit your project. “Smaller, 4-yard skips are suitable for small domestic projects like minor home renovations, garden clearances, and garage tidy-ups, still making room for bulky waste, but with capacity limitations of around 20-40 bin bags.”

For large household clearances, Hargreaves suggests, “You should opt for a 12-yard skip depending on how much waste is expected. This has an approximate capacity for 100 – 120 bin bags, with significant capacity for bulkier, lighter materials like furniture and packaging waste.”

If you need something larger, Hargreaves says, “If you’re clearing an industrial or construction site, a 16-yard skip is generally the recommended size. This size capacity is around 140-160 bin bags, designed for projects with a significant amount of light, compactable waste.”

Alongside size, you need to consider type. Reynolds suggests a few options: “If it is for a full house build, then a roll-on roll-off skip would be preferable. If it is a standard renovation or a garden DIY project, then a small open one may do.” He adds, “It also depends on the space available for the skip on a driveaway or building site.”

Factors that can affect price

Hidden costs are something you need to look out for when hiring a skip shares Reynolds, “When hiring a skip, you must be careful not to go over the tonnage limit set when it is delivered to avoid any hidden charges."

He adds, “If there is no space for a skip on a driveway, then sometimes parking permits can be paid for, but that increases the price. As do things like the distance of travel for the supplier and the type of waste product you dispose of.”

What you can't put in a skip

You might think that you can put whatever you like in a skip, but there are restrictions, shares Reynolds, “Every skip supplier is different, but mattresses are a no-go – they need to be disposed of differently. As do goods like batteries, asbestos, paint and gas cylinders.”

He adds, “If you are disposing of something like plasterboard, you need to make sure that you can, as it is not always possible, depending on the type of skip you have.”

Talk to your skip supplier before hiring to make sure you are getting a skip that meets your needs.

A skip is essential when renovating a home. To make sure you get your renovation right (and make good use of your skip), take a look at our brilliant home renovation ideas. To help avoid any issues, take a look at traps to avoid while renovating, and what makes a renovation look cheap.

Homeowners who are unable to switch their mortgages onto better rates have lost their appeal against TSB in the Court of Appeal, in a ruling that could affect plans to renovate or upgrade homes.

The decision confirms that the bank can continue to charge higher standard variable rates on mortgages inherited from Northern Rock, even when borrowers are up to date with payments.

For anyone buying a house or thinking about improving their current home, this case is a reminder that mortgage costs can be harder to reduce than many people expect, and careful financial planning is key before starting any project.

What the ruling means for mortgage prisoners

The case, Breeze and Others v TSB Bank PLC, involved borrowers with mortgages originally taken out with Northern Rock. After Northern Rock was nationalised in 2008, its mortgages were transferred to TSB under the Whistletree brand.

These borrowers are often referred to as “mortgage prisoners,” a term used by the media and consumer groups to describe people who are unable to switch to a new mortgage deal.

They may be up to date with payments, but cannot meet affordability checks or find a lender willing to take on their mortgage. The borrowers argued that TSB was keeping them on a high standard variable rate while its mainstream customers had lower rates.

The Court of Appeal said the contract only allowed TSB to vary the rate and that there was no requirement to match other customers. The judge explained that forcing a switch would have “frozen the inherited SVR until a choice was exercised” and called that commercially illogical.

The court also rejected the borrowers’ argument that they could use a linked unsecured loan as a “back door” to get relief under the Consumer Credit Act.

Key takeaways for homeowners and renovators

The ruling provides clarity for lenders but is a setback for borrowers hoping to reduce their mortgage payments.

The judge highlighted that “section 140B relief is not permitted in connection with a regulated mortgage,” making it clear that legal remedies cannot be used to lower rates for mortgage prisoners.

By confirming that TSB can maintain higher inherited mortgage rates and that Consumer Credit Act remedies cannot be used to lower regulated mortgages, the Court of Appeal has created a legal precedent.

This means anyone planning renovations, self-build projects, or other home improvements should review their mortgage carefully and plan finances ahead, because this decision makes it clear that the courts are unlikely to help lower mortgage costs in these cases.

How it affects home financing and renovations

For homeowners planning renovations, this ruling shows that refinancing might not always be possible, even if mortgage rates go down.

Many people are watching are mortgage rates going down to see if they can move to a cheaper deal, but for mortgage prisoners, their rate may stay high.

This could mean smaller budgets for home improvements or delays in projects. People looking for alternative options may need to consider things like self build mortgages or renovation mortgages.

From April 2026, the average household in England and Wales will see its water bill increase by £33 a year, or roughly £2.70 per month.

The rise, which is 5.4% and above the current inflation rate, is intended to fund a record £104 billion programme of improvements to water and sewage infrastructure across the country.

While this increase may be unwelcome, more households than ever are set to qualify for help with water bills, potentially receiving discounts and reducing the financial impact for those who need it most.

Why water bills are rising again

Water bills are set to rise as water and wastewater companies are currently investing at record levels to secure reliable water supplies, reduce sewage pollution, and modernise ageing infrastructure.

Over 2026 and 2027 alone, companies plan to invest £20 billion in projects including new reservoirs, upgraded treatment works, and replacement of old water mains.

Regulators say that all spending is necessary, cost-effective, and delivers value for money, with a promise that bills will be refunded if improvements are not completed.

Discounts and support for households

To help households cope with rising costs, around 2.5 million homes will receive discounts through social tariffs, the WaterSure scheme, and other affordability measures.

That is an increase of 300,000 households compared with previous years, with an expected average discount of around 40%.

Support varies depending on local circumstances, including payment breaks, reduced bills, and in some cases, debt forgiveness, making it important for customers to contact their water company to see if they qualify.

Regional variation and what you can do to save

Bills will vary significantly depending on where you live, with some regions seeing increases as high as £55 a year, while others rise by just a few pounds.

For example, Southern Water customers may pay £55 more annually, while Thames Water customers face an average rise of just £3.

Households can check eligibility for discounts through their water provider’s social tariffs, the WaterSure scheme, or other affordability programmes.

Eligibility typically depends on income, benefits received, or medical needs, and most companies offer online calculators or customer service guidance to estimate potential savings.

This could benefit millions of homeowners and allow them to actually save rather than spend more on their water bills.

If you were expecting your Winter Fuel Payment and haven’t received it yet, you’re not alone – some payments can be delayed or missed.

Most payments are made automatically in November or December, and a letter should confirm how much you’ll get and which bank account it will be paid into.

If your payment hasn’t arrived by 28 January, the Government advises taking action as soon as possible to ensure you don’t miss out, but you only have a limited amount of time to claim it.

When you should have received your Winter Fuel Payment

According to the Government, most Winter Fuel Payments are paid automatically between November and December.

If you qualify, you should receive a letter explaining how much you’ll get and which bank account it will be paid into.

If you have not received either the letter or the payment by 28 January 2026, you should contact the Winter Fuel Payment Centre to check what has happened.

What to do if your payment hasn’t arrived

You should contact the Winter Fuel Payment Centre if you believe you’re eligible and:

• Your payment has not been paid into your bank account
• You did not receive a confirmation letter
• Your circumstances have changed since last winter

When you get in touch, you’ll usually need your National Insurance number and bank details.

Your deadline to claim – and important extra rules

The final deadline to claim the Winter Fuel Payment for winter 2025 to 2026 is 31 March 2026.

You should also contact the Winter Fuel Payment Centre as soon as possible to report any changes to your circumstances, such as moving home or moving into a care home, as these can affect how much you receive.

So if you haven’t received your Winter Fuel Payment by now, you should contact the Winter Fuel Payment Centre without delay, and remember that the final deadline to make a claim is 31 March 2026.

If you’re planning on renovating your home – whether gutting an old property, extending its living space, or carrying out structural repairs – you may be able to avoid council tax while your home is uninhabitable.

Martin Lewis, founder of MoneySavingExpert.com, highlights on his website that empty homes undergoing “major repair work or structural alterations” may qualify for a temporary exemption or discount that many homeowners don’t realise exists.

With council tax often running into thousands of pounds for higher-band properties, knowing when and how to claim could make a substantial financial difference for self-builders, landlords refurbishing, or families undertaking long-term projects.

What home projects can make you exempt?

According to official UK government guidance, properties that are empty while undergoing major repairs or structural alterations to make them habitable may qualify for an exemption from council tax for up to 12 months.

Examples of renovations that can qualify include:

• Structural repairs or rebuilding of external walls, roof structures, or foundations.
• Extensions or adding new floors, which alter the physical fabric of the building.
• Accessibility adaptations for disabled occupants, such as new accessible bathrooms, widened doorways or downstairs bedrooms.

Work that generally does not qualify includes minor repairs, decorating, or routine kitchen and bathroom replacements, as these are considered cosmetic rather than structural.

Martin Lewis points out on MoneySavingExpert.com that if your property fits this category, you may be eligible for a council tax exemption for up to a year – a saving many homeowners overlook.

Why this makes you exempt and how much can you save

Council tax is calculated based on occupancy and habitability. If a home is empty and uninhabitable due to renovations, councils can treat it differently from a property you live in, potentially granting a full exemption or a significant discount.

The exact savings depend on your council tax band and local rates. For example, a Band D property could save over £1,000 per year, while Band E or F homes could save even more. These figures are based on typical 2026 council tax rates for England and Scotland, aligned with Martin Lewis’s examples on MoneySavingExpert.

Some councils may offer partial discounts if the property is empty and under renovation but does not meet the criteria for full exemption, so even if your work doesn’t qualify for a 12-month exemption, you could still save significantly.

Exemptions for council tax are not automatic

Although many homeowners do not have to pay council tax when renovating their homes, the process is not done automatically.

To claim a council tax exemption while your property is uninhabitable you need to review the official government guidance on empty property exemptions at Gov.uk.

You should also contact your local council’s council tax team before starting renovations to explain that your home will be uninhabitable due to major structural works.

Applications can typically be submitted online through your council’s portal or via email to the council tax office. Each council has slightly different processes, so check your local authority website for the correct forms. Once renovations are complete and the property is habitable again, notify the council so regular council tax charges resume.

Major structural renovations can trigger council tax relief, potentially saving homeowners £1,000s per year. Early application with your council and proper documentation is essential to secure exemptions or discounts, helping self-builders, renovators, and property owners reduce renovation costs while making their homes habitable again.

Households across the UK could benefit from up to £125 million in combined water and energy savings over the next decade as part of a major government overhaul of the water system.

The reforms introduce a new single regulator, stricter inspections and proactive maintenance of pipes and treatment works to prevent outages.

The introduction of smart water meters and appliance efficiency measures aim to provide practical help with water bills, allowing households to track usage and cut costs.

Major reforms to the UK water system

The Water White Paper sets out wide-ranging reforms aimed at improving accountability, infrastructure reliability, and environmental protection.

Key measures include:

• A new single regulator with powers to inspect water companies directly, including no notice inspections.
• A Chief Engineer inside the regulator to provide technical oversight of pipelines, pumps and treatment works.
• MOT-style infrastructure checks requiring proactive maintenance to identify and fix problems before they disrupt households.
• Dedicated supervisory teams for each water company, replacing a one-size-fits-all approach and enabling tailored monitoring.
• Smart water meters and mandatory efficiency labels on appliances such as dishwashers and washing machines to help households monitor water use.
• Environmental measures, including improved storm overflow management, sustainable drainage and phosphorus removal from wastewater.

These reforms aim to prevent service failures and disruption that have affected communities in recent years while ensuring a more resilient water system.

How the reforms could help save household bills

The reforms are expected to deliver £125 million in combined water and energy savings over the next decade through smart water metering and efficiency measures.

Proactive maintenance and infrastructure inspections are designed to reduce emergency repairs and service disruptions, which can drive up costs.

Despite these long-term savings, reports from Ofwat show that water bills have been rising due to record investment, maintenance and climate pressures, sometimes by more than 20% in affected areas.

These reforms are intended to stabilise costs in the long term while improving reliability for households.

'Once-in-a-generation reforms'

Environment Secretary Emma Reynolds described the measures as “once-in-a-generation reforms for our water system – tough oversight, real accountability, and no more excuses.”

She added that “water companies will have nowhere to hide from poor performance, customers will get the service they deserve, and investors will see a system built for the future.”

The reforms build on previous government action, including record investment in infrastructure and measures such as banning unfair bonuses for water company executives.

While the programme aims to improve reliability, enforce stricter accountability and prevent disruptions, households may still experience high water bills as companies upgrade ageing infrastructure and comply with the new regulatory standards.

The past few years have seen the best home security systems change beyond recognition, from expensive hard-wired systems that required professional installation to cheap cameras and sensors that homeowners can self-install.

There’s still a place for wired systems (particularly if you have a larger property), but for the large majority of homeowners, smart security has become much more accessible thanks to devices such as video doorbells.

Smart home security integrates sensors such as cameras, components such as doorbell chimes and alarms, with smartphone apps and smart speaker systems such as Amazon’s Alexa or Google Assistant. Increasingly, these systems are modular and customisable. Smart security systems can even include both wired and wireless elements, often connected via a home Wi-Fi network.

What are smart home security systems?

Traditional security systems are either hardwired or wireless and rely on a keypad and a loud siren, with manual control via a physical keypad and PIN code, explains Anthony Neary, managing director of Safe.co.uk.

Smart security systems meanwhile offer instant personal alerts delivered to a phone, and can be armed and disarmed from anywhere in the world.

Neary says, "Essentially, smart systems shift security from being a localised, passive deterrent to a remotely managed, active alert system."

What smart home security systems are there?

1. Smart doorbells

The best video doorbells have become a common "first purchase" for smart security systems, offering camera, intercom and motion alerts.

It’s now very possible to buy a smart doorbell first, then add more elements such as cameras and alarms later. Amazon’s Ring doorbell, for instance, now offers indoor cameras and alarms as part of the Ring "family".

While systems such as Amazon’s Ring work with Amazon’s apps and require an Amazon account, other smart doorbell systems such as Arlo will work with multiple different smart home systems including Amazon Alexa, Apple Home, Google Home, If This Then That (IFTTT), and Samsung SmartThings.

2. Smart locks

Smart locks can be locked and unlocked remotely using an app and internet connection, meaning homeowners can offer temporary access with codes or key fobs, to visitors such as AirBnB renters or couriers.

Smart locks can also alert owners to unlawful entry attempts, with popular brands including the Nuki Smart Lock from Amazon, which allows homeowners to use their smartphone as a "key".

Other brands such as the Burg-Wächter’s secuENTRY Active from Amazon can support up to 30 users, with a mechanical key lock for emergency opening.

Anthony Neary says, "these devices often integrate with the main alarm, allowing you to grant access remotely or check if a door is locked using your phone or voice assistant."

3. Security cameras

Home security cameras without a subscription have become cheaper and more capable, and less reliant on professional installations, such as Eufy's wireless security cameras, which are easily available to buy on Amazon.

Meanwhile wireless home security systems such as Google’s Nest Cam on Amazon offers customisable alerts whenever the system spots movement. Systems such as the Arlo Standard from John Lewis offer functions such as two-way audio (so you can talk to people directly from a smartphone) and night vision detection.

"They are a major deterrent," says Anthony Neary. "Thieves will avoid a property with visible, clear cameras, and they allow you to cover vulnerable, out-of-sight areas like gardens or side access points."

4. Alarms and sensors

Door and window sensors can offer alerts of unwanted intrusions, while glass break sensors have become increasingly advanced, with systems such as Amazon’s Ring Alarm Glass Break Sensor from Amazon now offering the capability to accurately detect breaking glass at distances up to seven metres, either triggering an alarm or sending an alert.

Paired with security lighting, these are a particularly powerful way to keep your home safe from burglars.

“Automatic, motion-activated lights positioned at the front and rear of the property are a vital, low-cost deterrent," advises Anthony Neary." Burglars prefer to work under the cover of darkness and are immediately put off when they are put in the spotlight."

Shop home security alarms, sensors and lights

What are the pros and cons of smart home security?

While the benefits of smart home security systems might seem obvious, you do need to shop around for what might be more suitable for your individual needs.

For instance, you may only need a very basic, inexpensive smart system if you only have a small front garden that needs coverage. But if you live in a more rural location, with lots of outbuildings or a garden with plenty of places for intruders to hide, you may well need a more substantial, high quality smart home security setup.

That's why it is worth weighing up the main pros and cons to consider when choosing your home security system and considering how much it is worth budgeting for your home security system costs.

Pros

• Cheap peace of mind with systems starting around £150
• Instant alerts direct to your phone
• Installation is often easy and often very quick
• Convenience (keyless entry, remote access, temporary guest access)
• Integration with other smart home systems
• Can monitor your property 24/7 on your phone
• Automatic lighting can not only scare off and deter intruders but you can get notifications when activated

Cons

• Cost of systems can spiral when you start adding extra sensors
• Subscriptions: some brands only "record" footage if you pay a subscription
• Battery failure or Wi-Fi outages can interfere with security
• Installation costs can be higher for wired systems if you need to call in a professional
• Theft of your home security system is worth considering too, if it is easily removed or accessible
• Smart technology is still evolving. Often older systems can get made redundant, forcing you to keep buying new ones to keep up with the technology
• Drain on your Wi-Fi system so you need to ensure that you have a decent bandwidth that can cope with it
• Placement can be key in terms of weather, some system are designed to be easy to move (often using magnets), but this can also leave it vulnerable to blowing off in strong winds if in an exposed position
• Can cause privacy concerns from neighbours and other household users if not positioned well

Worth the upgrade?

Smart home security systems can do everything from offering instant alerts of suspicious activity to turning on lights to make homes appear more occupied. The presence of visible sensors, such as smart doorbells, which light up when approached, also helps to deter burglars.

But there is a generational divide in attitudes when it comes to relying on home security technology. Those aged 60 years and older would still prefer to ask a neighbour to check their home (56%), according to those surveyed by specialist home insurer, Homeprotect. Only 34% of Gen Z would ask a neighbour.

In terms of using smart home security, the figures are still modest. While 32% of Gen Z would use smart security for their homes, only 20% of those aged 60 and above would use smart security systems.

David Joyson, chief customer officer at Homeprotect, adds, “In today’s society, it’s hardly surprising that many younger homeowners favour smart tech to monitor their homes while they’re away. After all, many have grown up in a digital-first world, so video doorbells or remote monitoring are an extension of their everyday tech habits.

"But strong neighbourhood relationships have helped prevent crime for many years. The Neighbourhood Watch – a voluntary crime prevention movement since 1982 – is a good example of this. Home insurers often favour households with a combination of both. Home security systems and becoming a member of a Neighbourhood Watch scheme can help to protect your home from criminal damage or burglary, and could even reduce your home insurance premium."

If you are looking at adding smart home security to your home, it's well worth taking a look at our piece on home CCTV laws to make sure you aren't unintentionally falling foul of any privacy rules. This can be particularly useful when planning the positioning of your home security and where you put your security cameras.

Martin Lewis has once again spotlighted a money‑saving opportunity for UK households: challenging your council tax band to potentially secure a hefty refund.

He covered what he called “success time” highlights – including a £6,000 tax refund, savings from switching mobile providers, and tech warranty wins – on the latest edition of The Martin Lewis Podcast and also referenced the issue on his ITV Money Show Live.

Thousands of listeners and viewers are being encouraged to check whether they might also be entitled to reclaim overpaid council tax by reviewing their band.

How people are receiving the £6,000 council tax

On the Question Time: “Success Time” special of The Martin Lewis Podcast, Lewis highlighted listeners’ real‑life wins, including someone who secured a council tax refund of roughly £6,000.

He explained multiple listeners have benefited by checking their council tax bands and challenging them where appropriate.

On TV, he brought up a similar success story, quoting a viewer: “After living in my current house and paying band D since 1994, they finally changed it to band C and I received just short of £6,000.”

What Martin Lewis says you need to do

Lewis says the first step is comparing your council tax band with your neighbours’, but don’t worry about asking them because you can check this online via GOV.UK for England and Wales, or the Scottish Assessors site if you’re in Scotland.

He explained on his TV show that council tax bands are based on 1991 house prices, so you should then use free valuation tools (such as those on MoneySavingExpert) to check whether your band is appropriate.

If both checks suggest your property is in too high a band, you can contact the Valuation Office Agency to request a reassessment.

Why this matters now

These checks could be particularly timely: MoneySavingExpert estimates hundreds of thousands of households may be in the wrong band and could owe - or be owed - thousands in overpaid tax.

Lewis warns that you should be confident in your evidence before challenging, because council reassessments could theoretically go the other way if poorly supported.

Homeowners across parts of the UK facing snow and icy conditions could soon see extra cash landing in their bank accounts, with Cold Weather Payments worth up to £25 a week triggered by freezing temperatures.

As the cold snap continues, the government scheme is designed to help households already receiving certain benefits cope with energy price rises.

Here’s when the payments are triggered, who qualifies, and how homeowners can make sure they do not miss out.

When Cold Weather Payments are triggered

Cold Weather Payments are activated when the average temperature in your local area is recorded as, or forecast to be, zero degrees Celsius or below for seven consecutive days.

For each qualifying cold spell between 1 November 2025 and 31 March 2026, eligible households receive £25 per seven-day period, meaning multiple payments are possible during prolonged cold weather.

With snow and ice affecting parts of the UK over the past few days, some areas may be close to meeting the criteria if freezing conditions persist.

It is important to note the Cold Weather Payment is different to the Winter Fuel Payment and the Warm Home Discount Scheme.

Which homeowners are eligible

Homeowners may qualify if they receive certain benefits, including Pension Credit, Universal Credit, Income Support, income-based Jobseeker’s Allowance, income-related Employment and Support Allowance, or Support for Mortgage Interest (SMI).

Eligibility often depends on additional circumstances, such as having a disability, receiving a pensioner premium, or having a child under five or a disabled child living in the household.

Homeowners in Scotland are not eligible for Cold Weather Payments but may instead receive the Winter Heating Payment (a payment of £59.75 once per year to eligible households).

How and when you’ll be paid

There is no need to apply, as payments are made automatically into the same bank account used for benefit payments, usually within 14 working days after a qualifying cold period ends.

However, homeowners must inform Jobcentre Plus if they have had a baby or if a child under five has recently come to live with them, as this can affect eligibility.

If you believe you should have received a payment but have not, you should contact the Pension Service, Jobcentre Plus, or update your Universal Credit journal as soon as possible.

Plans for a new surcharge on homes valued over £2 million have prompted warnings from Kevin Hollinrake, Conservative Party Chairman, who described the policy as a “burglars’ charter.”

He said the measure would put the addresses of high-value homes in the public domain and could make them targets for criminals.

We look at how the mansion tax could make homes more susceptible to burglars and how it is predicted house prices and valuations will be handled and published once the Mansion Tax comes in.

How the Mansion Tax will work

The High Value Council Tax Surcharge, or Mansion Tax, will apply to residential properties in England with a 2026 valuation above £2 million.

Properties within this threshold will be assigned to new surcharge bands, with annual charges ranging from £2,500 for lower-tier homes to £7,500 for the highest-tier properties.

The Valuation Office Agency (VOA) will carry out revaluations of higher-value properties to determine which homes fall into these bands. The revaluations will focus on properties in council tax bands F, G, and H. Once the valuations are complete, local authorities will apply the surcharge alongside standard council tax collection processes.

Kevin Hollinrake’s security concerns

Kevin Hollinrake described the high-value surcharge as a “burglars’ charter,” saying it would put the addresses of homes above £2 million in the public domain and could make them targets for criminals. He said:

“The addresses of all homes above the £2 million threshold would be in the public domain. It effectively advertises the most valuable homes to professional thieves and invites them to double down on the most profitable properties.”

He also warned that in rural and isolated areas, properties would be easier to identify and could be singled out by offenders.

He said: “In rural and more isolated areas, however, homes are easier to identify and could be singled out by criminals. Doing criminals’ homework for them.”

With over 300,000 homes expected to be impacted by the Mansion Tax this could leave a plethora of homeowners at risk from burglars if Hollinrake's prediction is correct.

Treasury and Labour response

A Treasury spokesperson said council tax bands have been publicly available for more than 30 years and defended the surcharge as a fairness measure.

They added: “Our reforms to property taxes will ensure a £10m Westminster mansion doesn’t pay less than a typical family home in England.”

Labour has supported the surcharge as part of broader council tax reform, including updating valuations that have not changed since 1991.

Chancellor Rachel Reeves confirmed the high-value surcharge will affect fewer than 1% of properties in England, ensuring wealthier households contribute more relative to their property value.

With the government announcing a Mansion Tax, many high-value homeowners are set to pay a heavy price for their super homes.

All homes over the value of £2 million will be forced to pay the surcharge, amounting to thousands in extra payments for each property.

We've rounded up some of the most expensive celebrity homes and revealed how much each will have to pay in mansion tax.

Robbie Williams

Robbie Williams owns a Grade II‑listed London mansion valued at around £17.5 million. He has planning permission for a basement extension, which includes a swimming pool linked by a tunnel to the garden, but work is currently paused as amendments are sought.

With the mansion tax, this property would enter the top band, paying £7,500 per year, although his upgrades to the house will not increase the amount he has to pay, as the mansion tax is capped at £7,500.

Ed Sheeran

Ed Sheeran’s Suffolk estate, “Sheeranville,” features a private chapel with stained-glass windows and even an underground crypt.

Such bespoke additions show the scale of development on the property, likely exceeding £2 million.

This places it in at least the lower mansion tax band of £2,500–£5,000 per year, but future expansions and renovations could see increased costs.

Gordon Ramsay

Gordon Ramsay’s London mansion is valued at approximately £7 million. He has submitted planning applications for basement conversions and entrance modifications, demonstrating ongoing investment in the property.

The mansion tax would place the home in the top surcharge band at £7,500 annually.

Jack Grealish

Jack Grealish owns a 20-acre estate in Cheshire worth around £5.6 million. He has applied for permission to build a leisure complex with a pool, sauna, gym, yoga studio, and helipad, which could further increase the property’s value.

Under the mansion tax, as it's valued over the £5 million threshold, his estate would fall under the top band surcharge of £7,500 per year, possibly influencing whether these plans go ahead.

Harry Redknapp

Harry Redknapp purchased a waterfront property on Sandbanks for around £7 million.

He announced plans earlier this year to remodel it into a large mansion-style home, but this would not affect the rate of mansion tax he would be required to pay.

Redknapp, like many Sandbanks residents, will be required to pay the full annual charge of £7,500 due to its concentration of high-value homes.

Cat Deeley & Patrick Kielty

Patrick Kielty and his former wife Cat Deeley bought a Hampstead home for nearly £5 million and planned on undertaking a full renovation.

However, the pair split earlier this year before completing the renovation, but the pair will still have to pay for the mansion tax, which could cost them £3,500–£5,000 annually, although this fee could increase if they decided to renovate.

David Beckham & Victoria Beckham

David and Victoria Beckham's Oxfordshire barn-conversion estate has reportedly increased from £6 million to £12 million following renovations including a glasshouse, underground wine cellar, pond, and leisure facilities.

The improvements they have made haven't meant they will have to pay more in mansion tax, which is reportedly making homeowners concerned about improving their homes, as Michael Holmes spoke about recently on the impact of the Autumn Budget.

Mark Wright & Michelle Keegan

Mark Wright and Michelle Keegan built their own Essex mansion, which is currently valued at around £3.5 million.

All homes will reportedly have to be revalued next year, and as the pair have added a number of renovations to the house they could be moved into the higher brackets of mansion tax.

However, based on current valuations their home is expected to cost them £3,500–£5,000 a year in mansion tax.

Ellen DeGeneres & Portia de Rossi

Ellen and Portia's Cotswolds estate is one that will undoubtedly fall into the highest mansion tax threshold after being bought for around £15 million.

Despite the fact they are now actively looking to sell the property and potentially leave the UK, they will still be forced to pay £7,500 a year until it is sold.

Boy George

The final property we're looking at is Boy George's London mansion valued at £17 million, which includes five bedrooms and a meditation tower.

With this being the most expensive property on the list it is no surprise the Culture Club singer will have to pay the highest amount in mansion tax, £7,500 annually.

He previously placed the house up for sale but has now opted to rent the home out, although the mansion tax could alter his decision to again try and sell the property to avoid the charge.

When celebrities could start paying the Mansion Tax

The mansion tax, if passed by Parliament, would take effect in April 2028, based on property valuations carried out in 2026.

All the celebrities featured in this article, from Robbie Williams and Gordon Ramsay to Ed Sheeran and Mark Wright, would begin paying the surcharge at that point, depending on their home’s assessed value.

This new recurring cost may have a significant impact on how high-value homeowners approach renovations, expansions, or even the timing of buying and selling estates with the mansion tax already impact house prices.

Chancellor Rachel Reeves has confirmed in the November 2025 Budget that a new Mansion Tax will be introduced from April 2028.

The tax will apply to homes valued above £2 million, which experts are already warning will directly affect house prices at the top end of the market.

We take a look at how the Mansion Tax will work and which homeowners are likely to be impacted.

How will the Mansion Tax work?

The Mansion Tax is a new high-value council tax surcharge that will apply to properties valued over £2 million.

There will be four price bands, starting at £2,500 a year for homes between £2 million and £2.5 million, rising to £7,500 for properties worth £5 million or more.

The surcharge will be uprated annually by inflation. The tax will be charged in addition to standard council tax and will be paid to central government rather than local authorities.

While the surcharge is not due until 2028, the government says valuations will be based on 2026 prices, requiring a nationwide revaluation of high-value properties.

The OBR are predicting the Mansion Tax will raise the government around £400 million.

Who will be affected by the mansion tax?

The mansion tax will apply to properties valued at over £2 million, with four bands: £2 million–£2.5 million, £2.5 million–£3.5 million, £3.5 million–£5 million, and above £5 million.

Homes in the lowest band will pay £2,500 a year, rising to £7,500 for properties in the highest band, with charges uprated annually by inflation.

High-value homeowners in London and the South East are likely to be most affected, as these areas have the greatest concentration of properties above £2 million.

Around 300,000 homes are predicted to be at risk under the Mansion tax plan.

Experts warn of Mansion Tax's impact

Experts have voiced concerns about how the Mansion Tax will affect the housing market and wider housing activity.

Colleen Babcock, Rightmove’s property expert, says: “Today’s announcement of a Mansion Tax could lead to some distortion at the top end of the market, particularly as the implementation date draws closer. Sellers of homes near the £2 million mark may need to adjust prices, and retired homeowners could struggle with annual costs.”

Nick Leeming, Chairman of Jackson-Stops, warns: “The £2 million threshold may hit London and South East homeowners harder, where prices are high and many owners are mortgaged.”

Alexander Marcham, Managing Director at Alvarez & Marsal Tax, adds: “Revaluing homes to 2026 prices will be a huge task for local councils and could trigger a wave of appeals.”

Mark Hughes, Specialist Property Expert at Pure Property Finance, notes: “While politically significant, careful planning will be key to avoiding forced sales or wider market disruption.”

With the Mansion Tax confirmed in the November 2025 Budget, homeowners with properties over £2 million now know what to expect from April 2028.

Understanding how the Mansion Tax works and who will be affected is essential for planning future costs.

Staying informed about the Mansion Tax will help homeowners make strategic decisions and manage their property investments effectively.

Rumours of a 'Mansion Tax' on homes worth more than £1.5 million are already creating ripples across the UK property market.

Even before any formal announcement, experts say the prospect of new taxation is influencing how buyers and sellers approach high‑value properties, particularly in London and the South East.

For homeowners near the proposed threshold, understanding the potential consequences is essential, as early signals suggest that house prices in these high-value areas could face downward pressure.

Regional exposure and early price signals

Experts warn that the 'Mansion Tax' would sharply affect London and the South East, while commuter belts and pockets just outside those areas are also showing signs of strain.

Colleen Babcock, property expert at Rightmove, says: “Even speculation about a Mansion Tax is prompting buyers to be more cautious in prime areas. Sellers may need to adjust expectations if the Budget confirms a new tax.”

Thomas Lawson, director at national estate agents Knight Frank, adds: “Properties near or above the proposed threshold… are experiencing longer listing periods and more cautious interest. Buyers are factoring potential future costs into their offers, which is affecting market momentum.”

A recent index from Knight Frank shows that average house prices in prime central London fell by approximately 4% in the year to October, the steepest annual drop since early 2021.

These shifts suggest that tax speculation is already influencing listing and offer behaviour in high‑value markets.

Buyer confidence under pressure

Market sentiment is already showing signs of caution.

Lucian Cook, Head of Residential Research at  Savills, notes: “Speculation over potential property tax changes has slowed an already price-sensitive prime housing market. Many buyers are holding off until the Treasury provides clarity, while sellers are reviewing their pricing strategies in response.”

Data from Rightmove indicates that around 11% of homes for sale in London and 4.4% in the South East are priced above £1.5 million.

While these high-value properties represent a relatively small proportion of the national housing stock, they are concentrated in specific areas where uncertainty over a Mansion Tax is already influencing buyer behaviour and extending the time properties spend on the market.

Should homeowners be worried?

According to the experts, caution is advisable – though the scale of concern will depend on the final details of the 'Mansion Tax'.

Collett warns: “Even before formal policy, high‑value markets are showing slower transactions and longer listing times. Homeowners in the £1.5 million‑plus bracket should be aware that speculation alone is influencing prices.”

Babcock emphasises the regional skew: “The most expensive areas of London and the South East are most at risk. Homeowners should monitor market movements closely and seek professional valuations to understand their exposure. Consulting a tax adviser early is essential to prepare for possible annual levies or changes linked to capital gains.”

Cook adds: “Rushing to sell or undertake major renovations before the Budget could be costly. It is better to make strategic decisions once the Treasury confirms the exact details of the Mansion Tax.”

In short: while the 'Mansion Tax' has not yet been confirmed, its mere possibility is already shaping high‑end markets.

Homeowners with properties around or above £1.5 million are wise to stay informed, review valuations, and avoid making big moves until policy details are clear.

With inflation falling to 3.6%, the outlook for anyone buying a house as we head towards 2026 is becoming more encouraging.

Buyers who have spent the past year navigating higher borrowing costs, concerns about mortgage rate rises and questions about affordability may finally see relief ahead.

Many are now asking not just whether rates will stabilise, but whether the New Year could bring materially cheaper mortgages.

Inflation dip fuels expectations of a December base rate cut

The fall in inflation has strengthened expectations that the Bank of England could cut the base rate at its final meeting of 2025 – a decision that would directly influence fixed-rate mortgage pricing as we move into 2026.

This shift is particularly significant given the turbulence of the past two years, during which many homeowners watched mortgage rate rises unfold at pace.

Peter Stimson, Director of Mortgages at MPowered, said: “The Budget is now the only barrier to a December base rate cut… A December cut now looks a racing certainty - provided the Budget doesn’t throw a spanner in the works.”

With lenders already adjusting to lower swap rates earlier in the year, many borrowers are once again asking: are mortgage rates going down?

Chancellor Rachel Reeves welcomed the drop in prices, saying: “This fall in inflation is good news for households and businesses across the country, but I’m determined to do more to bring prices down."

Growing confidence as affordability recovers heading into 2026

Affordability is quietly improving. House prices have softened in many regions, deposits are trending lower, and borrowing power is rising – all helping to rebuild buyer confidence going into 2026.

Ben Thompson, Deputy CEO at Mortgage Advice Bureau, said: “The housing market has reset compared to three years ago: property prices are cheaper, borrowing power has vastly improved, and affordability is quietly recovering.”

Affordability is also improving, with buyers reassessing the minimum amount of money needed to buy a house as deposits fall and borrowing power strengthens.

What borrowers should do before entering 2026

With lender movements on hold until after the Budget – and a potential December rate cut on the table – experts warn borrowers not to wait passively.

Peter Stimson advises: “If you have a mortgage with a fixed rate that’s due to expire in the first half of 2026, it’s worth shopping around and talking to a broker now… You can reserve a new rate several months before the end of your current deal, ensuring you don’t lose out if rates start creeping back up in the New Year.”

For anyone buying a home, remortgaging, or planning a move early in 2026, the combination of falling inflation, stabilising rates, and improving affordability could make the next few months a pivotal window for action.

Homeowners could soon be hit by changes to inheritance tax rules as the Treasury reviews how property wealth is treated ahead of the November Budget.

The Institute for Fiscal Studies (IFS) says current rules are “out of date” and have not kept pace with the surge in house prices over the past decade.

With frozen thresholds and higher property values, thousands more households now risk being caught by the 40% inheritance tax rate.

How more homeowners could fall into the IHT trap

Inheritance Tax (IHT) currently is charged at 40% on estates over £325,000, though families passing a home to children or grandchildren can claim a further £175,000 “main residence allowance” - meaning a couple can normally pass on up to £1 million tax-free.

Those limits have been frozen since 2020 while average UK house prices have risen by nearly 25%.

The IFS warns that this freeze means many homes, particularly in the South East and London, now push estates above the threshold.

In its pre-Budget briefing, the think tank said: “Inheritance tax was never designed to affect ordinary families, but house-price growth and unindexed thresholds mean it increasingly does.”

HMRC figures show about 27,000 estates paid inheritance tax in 2020–21, but the IFS expects that number to exceed 50,000 by 2030 if current thresholds remain unchanged, roughly 23,000 more families drawn into the tax over the decade, much of it driven by rising home values.

Broader tax changes that may reshape your home ownership

The Chancellor is expected to consider whether to raise thresholds, adjust allowances, or simplify property reliefs. Each option would have a direct impact on families planning to pass homes to the next generation.

The inheritance tax review is part of a wider look at housing and property taxation in the November Budget, which also includes other measures affecting homeowners:

• Budget threatens homebuilding targets – experts warn higher taxes could slow delivery of 1.5 million new homes.
• Government considers cutting VAT on domestic energy bills – potentially lowering household energy costs.
• “Exit tax” proposals – potential new charges for those selling up and moving abroad.
• Council tax could be doubled in some areas
• A “Mansion tax” is under review – Labour’s proposal to raise funds from properties worth over £2 million.

Together, these potential measures show how property ownership, from first homes to large estates, is central to the government’s fiscal plans.

How homeowners can prepare ahead of Budget changes

Rising house prices mean many homeowners could unexpectedly face inheritance tax. Anthony Gold Solicitors warn: “Many individuals don’t realise their estate could exceed the tax‑free threshold - especially with rising property values, leaving their loved ones with an unexpected tax bill.”

KC Trust adds: “With frozen thresholds and increasing property values, more estates are subject to this tax… Navigating IHT requires professional guidance.”

Homeowners are encouraged to seek professional advice from solicitors or financial planners specialising in inheritance tax. These experts can:

• Review current wills and trusts to ensure they reflect property values and family circumstances.
• Assess estate values to determine if they approach the IHT threshold.
• Explore legitimate planning options, such as lifetime gifts or trusts, to manage potential liabilities.

Taking professional guidance now can help families avoid unexpected tax bills if thresholds remain frozen or the rules change in the November Budget. Any changes are likely to take effect from April 2026.

Leaving the UK could soon become more expensive for homeowners if a proposed exit tax is introduced for those looking to emigrate from the UK.

The government and HMRC currently say there is no general exit tax in force, but recent reporting shows Treasury officials are modelling options and Ministers have not ruled out new measures.

If you are buying a house in the UK now, or already own one, the way exit rules are drafted could affect whether you pay tax on that property if you later move abroad.

What taxes are there currently on property when leaving the UK

Official HM Revenue & Customs (HMRC) guidance confirms that simply leaving the UK does not trigger deemed disposal of assets, including property or land, and that many of the usual tax reliefs remain unaffected provided other tax conditions are met.

According to the Capital Gains Manual (CG13400), there is “no legislation applying to all categories of person which deems the cessation of residence … to be an event giving rise to a deemed disposal”.

This means, for now, UK homeowners are not automatically taxed on their property when they depart.

Last year the Chancellor, Rachel Reeves, was widely reported as ruling out a formal exit tax for wealthy leavers. The Financial Times reported the Chancellor’s position with the wording “There will be no exit tax”.

GOV.UK guidance also clarifies that non-residents who later dispose of UK land or property may still be liable for Capital Gains Tax (CGT), so holding a UK home while abroad is not risk-free. The government’s maintained position remains that no blanket levy on departure has been introduced - yet.

The policy debate arrives just as other property-related taxes are under scrutiny. Ministers have already hinted that council tax could soon be doubled for certain homes.

What’s being considered and how it could affect homeowners

Recent commentary from trusted outlets, such as a Reuters Breakingviews piece, cites modelling by tax research body CenTax showing that the UK could raise roughly £2 billion annually via an exit-style tax on leaving individuals - about 15 % of current CGT receipts.

The proposal under review reportedly includes a 20% “settling-up charge” on gains embedded in assets upon UK departure.

Although much of the commentary refers to high-value assets broadly, property‐and‐land owners cannot assume they’re excluded.

One tax specialist, Max Jones Hawley, said: “More potential budget leaks … the introduction of an Exit Tax on unrealised gains when leaving UK tax residency… [i.e. I have a business built from scratch worth £5m, and when leaving the UK tax net, I’ll have to pay tax on the unrealised gain].”

Another adviser, Charles Turner, warned: “Reeves is eyeing up a 20% ‘exit tax’ on people leaving UK… If you’re thinking about leaving the UK… before you know it, it could be too late.”

There is also speculation around a possible ‘Mansion Tax’ that could affect more than 300,000 higher-value homes. Together, these proposals suggest that property wealth - not just income - is becoming a key focus for fiscal policy.

How much could you be charged by an exit tax

The table below shows how much you would have to pay if you decided to leave and the rumoured exit tax was introduced.

Homeowners should also consider broader market pressures, such as rising house prices, which may increase the potential financial impact if a new exit charge is introduced.

Urgent steps for homeowners and land-owners to take

Given the possible change, homeowners owning UK property or land - especially those who may relocate abroad or retain the asset while living overseas - should urgently consider:

• Reviewing tax residence status - Changes in residency may trigger tax consequences.
• Documenting property history - Purchase date, usage, occupancy, periods of lets, etc.; such details will be vital if deemed-exit rules are introduced.
• Monitoring GOV.UK and HMRC updates - Because modelling suggests the tax could be introduced quickly, acting early may allow more planning freedom.
• Seeking professional advice before leaving - As Julia Rosenbloom, tax partner at Shakespeare Martineau, said: “There are too many variables to make quick decisions, and anyone considering leaving the UK in response to an exit tax should tread carefully”

Homeowners in the top council‑tax bands could see their bills almost double if proposals being considered by the Treasury and the Institute for Fiscal Studies (IFS) are adopted.

The plan, which would target bands G and H, might raise around £4.4 billion a year, with surging house prices widening the gap in the current, 1991-based system.

Chancellor Rachel Reeves is said to be reviewing the idea ahead of the November 2025 Budget, as pressure grows to boost public finances.

Where you live could make a huge difference to your potential bill, with some regions facing much larger increases than others. We reveal if your home is in one of the areas most likely at risk.

Who is suggesting the rise — and why?

The IFS’s Options for Tax Increases report, which outlines ways the government could raise more money, suggested the increase in council tax.

The IFS says council tax is “regressive”, meaning people in expensive homes pay less as a share of their property’s value than those in cheaper ones. “Council tax (before any discounts) is currently a lower percentage of property value for high-value properties than for low-value properties,” the report explains.

For example, B and H homes pay around three times as much as Band A homes in the same area, even though they were worth “at least eight times as much – and usually far more – in 1991.”

The IFS says this structure is “hard to justify” and suggests raising rates for higher bands to make the system fairer. Local authorities, it adds, could still choose to adjust other bands to keep average bills steady.

Which homes could be affected most?

If the government adopted the IFS’s most ambitious option – doubling Bands G and H – it would affect about 4% of homes in England.

The IFS estimates this could bring in £4.4 billion in 2029–30. Under this scenario, owners of a typical Band G home could pay around £3,800 more a year, while those in Band H could pay about £4,560 more. That would take annual bills to around £7,600 and £9,120 respectively.

According to the IFS report: “Either of these options would make council tax less regressive, but the latter would be more radical, with much sharper increases for a smaller set of properties.”

Where could council tax rise the most?

The IFS warns that because council-tax bands are still based on property values from 1991, any rise would not always hit the most valuable homes today.

“Properties in the highest bands are not those that are worth most today, but those that were worth most in 1991 – a very different set,” the report says.

House prices have risen around sevenfold in London since 1991 but only fourfold in the North East, according to the HM Land Registry. That means some of the priciest modern homes are under-valued for council tax, while many northern homes are paying more than their fair share.

The IFS says a full revaluation of homes is “long overdue” to make the system fairer and more consistent.

A Treasury spokesperson said it is “considering options for council-tax reform” as part of a wider review of property taxation ahead of the November 2025 Budget.

More than 300,000 properties could fall within the scope of a new 'Mansion Tax' being prepared for next month’s budget, according to leading housing market analysts.

The Labour Government are understood to be developing plans to tax homes based on house prices, particularly those valued above £1.5 million or £2 million.

While no final announcement has been made, economists and industry researchers say the available evidence points towards an incoming 'Mansion Tax' forming part of Chancellor Rachel Reeves’s Autumn Budget.

Experts say 'Mansion Tax' now likely

Property market data suggest that a 'Mansion Tax' is now the Treasury’s preferred route to increase property-based revenue without breaching its wider tax pledges.

Analysis by estate agency Knight Frank estimates that around 310,000 homes in England and Wales are worth £1.5 million or more, representing roughly 1.1% of the national housing stock.

Tom Bill, head of UK residential research at Knight Frank, said: “The government has been examining ways to make property taxation fairer and more progressive. A tax on homes above £1.5 million or £2 million would deliver a stable annual income stream and is more predictable than transaction-based taxes such as stamp duty.”

The Institute for Fiscal Studies (IFS) has said that additional property taxes could raise several billion pounds annually, helping to close what it estimates to be a £20 billion gap in the public finances. It added that taxing wealth tied up in property would align with the government’s goal of focusing new charges on those most able to pay.

How the 'Mansion Tax' could work

The Treasury is understood to be weighing two possible structures. One would introduce an annual 1% levy on the portion of a home’s value above £2 million, meaning a £2.5 million property would incur a £5,000 yearly charge.

Another approach would link the reform to capital gains tax (CGT), by removing or reducing the current exemption - known as private residence relief - for homes above a threshold such as £1.5 million.

Under existing rules, CGT is not paid when an owner sells their main residence. Removing the exemption for the highest-value homes would result in gains being taxed at 18% for basic-rate taxpayers and 24% for higher-rate taxpayers.

Officials are reported to be modelling both systems to determine which would raise more revenue while minimising disruption to the housing market.

Which areas will be most affected by 'Mansion Tax'?

High-value homes are concentrated in London and the South East, meaning those regions would see the greatest effect.

In the Royal Borough of Kensington and Chelsea, about 18% of properties are valued above £2 million, while in Westminster the figure is around 12%. In Elmbridge, Surrey, approximately 7% of homes fall within that range.

A wider threshold at £1.5 million would capture more households across southern England and parts of commuter areas around Oxford, Cambridge and Bristol. Property data indicate that houses above this level are already taking longer to sell, reflecting uncertainty over potential tax changes.

How it fits into wider property tax reform

The Treasury has commissioned internal reviews into the structure of council tax and stamp duty, both of which are based on outdated property valuations.

Council tax bands in England were last assessed in 1991. Senior officials are examining whether a new national property tax could eventually replace or supplement these existing levies.

Economists have suggested that a mansion tax could serve as a first stage in broader reform. The IFS and think tank Onward have both recommended linking council tax to up-to-date property values and phasing out stamp duty over time.

Introducing a mansion tax on the most expensive homes would allow the government to raise funds immediately while those longer-term reforms are designed.

What the government has said so far

No formal policy statement has been made with regard to a 'Mansion Tax', but the Treasury has repeated its position that “the chancellor makes tax policy decisions at fiscal events” and that it “does not comment on speculation about future changes to tax policy.”

The department has confirmed that its current focus is to “restore economic stability and strengthen the public finances in a fair and responsible way, while protecting working people.”

When details will be confirmed

The full design of the mansion tax, including its threshold, rate and implementation timetable, is expected to be set out in the budget on 26 November.

Until then, Treasury sources say several models remain under review.

Houses that are believed to be haunted often attract curiosity, caution, or debate among potential buyers.

But do sellers have to disclose a property’s haunted reputation when selling? The answer affects how buyers view the home, how easily it can be sold, and its potential market value.

Understanding what the law says and how reputations influence the property market is essential for anyone selling or buying a home in England and Wales.

What UK law says about haunted houses

In England and Wales, property sales are primarily governed by the Consumer Protection from Unfair Trading Regulations 2008 .

These regulations prohibit misleading actions or omissions that could affect a consumer's decision to purchase.

However, the law focuses on tangible, material facts that could affect the property’s value or desirability, such as structural issues, legal disputes, or problems that could affect the buyer’s decision, like a history of flooding or significant repairs that are needed.

There is no statutory requirement to disclose supernatural occurrences or ghostly reputations and the legal system generally adheres to the principle of "caveat emptor," meaning that buyers are responsible for checking the condition and history of a property before purchase.

Legal expert Sarah Bradshaw of Wilson Browne Solicitors explains: “The law focuses on facts that affect value or safety. A house’s reputation for being haunted isn’t a legal defect, so sellers aren’t required to disclose it unless asked directly.”

If a buyer does ask about a property’s reputation, sellers must respond honestly. Misleading answers could technically lead to a claim of misrepresentation, even though proving a haunting in court is essentially impossible.

Did sellers ever have to declare a haunted house?

Historically, there has never been a legal requirement to disclose that a house is believed to be haunted.

Even under the now-repealed Property Misdescriptions Act 1991, supernatural reputations were not considered material facts.

The Act was repealed on 1 October 2013 and replaced by the CPRs, which continue to focus on material facts that could affect a buyer's decision.

Some sellers choose to disclose a haunted reputation voluntarily, particularly if it is well-known locally. Being upfront can help build trust with buyers and reduce the risk of disputes after the sale.

Do haunted reputations affect price and saleability?

Houses believed to be haunted can face longer selling times and sometimes lower house prices.

A Property Saviour survey of 135 UK estate agents found that homes with a “noticeable past” including rumours of hauntings, being built on cemeteries, or sites of past crimes - could lose 11–20% of value and take longer to sell.

A notable example is Wymering Manor in Portsmouth. When it went to auction in 2010, the trustees publicly noted that its reputation for being haunted was blamed for the lack of buyer interest, despite enquiries from developers.

While in rare cases a haunted reputation may attract niche buyers interested in novelty or tourism, for most sellers it can make marketing the property more challenging.

How buyers can protect themselves

If you’re concerned about a property’s reputation:

• Ask sellers directly about any history of unusual events or reputational issues.
• Speak to neighbours to learn about local stories or recurring concerns.
• Research online to see if the property’s reputation is widely reported.

Being proactive helps buyers understand potential privacy issues, visitor attention, or the effect on future resale value.

Fans of The Inbetweeners have reason to celebrate, as the iconic series is set to return to screens.

While we’ll soon see Will, Simon, Jay, and Neil back in action, many are wondering how much the suburban home that sparked so many awkward teen moments would be worth today.

Thanks to soaring UK house prices, Will McKenzie's famous semi-detached home has absolutely soared in value.

Will’s House sees 172% increase

The McKenzie residence, featured prominently in The Inbetweeners, was filmed at 4 Whitley Close in Abbots Langley, Hertfordshire. Back in 2008, the property's value was estimated at £240,000.

Fast forward to 2025, and its value has surged to approximately £653,000, reflecting a 172% increase over 17 years, according to home insurance advisors Alan Boswell Group.

This rise mirrors the broader trend in suburban areas near London, where demand for family homes has driven up prices.

Why Ruislip remains desirable

While the actual filming location is in Abbots Langley, the character Will McKenzie is portrayed as living in Ruislip, a suburban area in West London.

As of October 2025, the average house price in Ruislip is approximately £642,688, marking a 13.65% increase year-on-year, again according to Alan Boswell Group.

This area is known for its good schools, green spaces, and excellent transport links to central London, making it a desirable location for families and commuters alike.

The return of The Inbetweeners could spark extra buzz

The announcement of The Inbetweeners making a return has already reignited fan nostalgia, and interest in filming locations tends to rise with it.

While the series alone won’t double the house price overnight, homes linked to beloved shows often get a boost in attention, turning them into minor celebrity properties in their own right.

For fans and property watchers alike, Will’s Ruislip home has never been more iconic – or potentially valuable.

Water UK has welcomed a decision by the Competition and Markets Authority to return more than £500 million in funding to five water companies.

The money will supposedly help improve water pipes, treatment works and other key infrastructure that had faced spending limits.

The change could mean better services for customers but may also lead to higher water bills in the future.

'This process has been necessary to secure the investment our economy and environment need'

A Water UK spokesperson said the CMA’s findings “restore more than half a billion pounds in funding” that had been previously restricted.

“If these decisions stand, the CMA has overturned the limits set by Ofwat for how much five companies can invest in their infrastructure,” the spokesperson explained.

They added that “this process has unfortunately been necessary to secure the investment our economy and environment need,” highlighting that water companies require stability to deliver on environmental commitments and system upgrades.

Homeowners face uncertainty over future bills

The decision could have a direct impact on households, depending on how companies recover the costs of new investment.

While Water UK has not addressed bill levels directly, the restored funding may eventually influence how much customers pay.

Consumer advocates say families will want reassurance that the investment will translate into visible improvements – such as fewer leaks, cleaner rivers and more reliable service – rather than higher household costs.

Anne Pardoe, Head of Policy at Citizens Advice, has already said: "Ramping up water bills, when people up and down the country are already rationing showers and cutting down on laundry, is going to stretch budgets beyond breaking point."

'The country needs that to happen as soon as possible'

Water UK also echoed the CMA’s call for change, saying the decision highlights the need for structural reform in how the sector is regulated.

“As the CMA acknowledges, the system requires urgent reform,” the spokesperson said. “The government has said it will abolish Ofwat and set up a new regulator. The country needs that to happen as soon as possible.”

The statement reflects growing industry frustration with a regulatory system seen as too slow to support modernisation. For homeowners, the next stage of reform could determine not just how much they pay for water, but how well their local networks can cope with growing environmental pressures.

At the 2025 Conservative Party Conference, Kemi Badenoch announced that the next Conservative government would abolish stamp duty on primary residences.

The tax, which currently generates around £8.6 billion a year for the Treasury, would remain for second homes, corporate buyers, and non-UK residents.

Badenoch framed the move as a way to make homeownership more accessible, particularly for first-time buyers.

Badenoch promises to remove "bad tax"

Badenoch positioned the policy as a step toward a fairer housing market, calling stamp duty a “bad tax” that impedes social mobility.

She argued that previous adjustments to thresholds had not gone far enough, and that fully removing the tax on primary residences could unlock allow more people to buy a home.

Speaking to a conference audience, she said the plan would help first-time buyers and young families, while reiterating that the revenue loss would be offset by £47 billion in planned spending cuts.

The announcement was delivered with clear political intent, intended to attract voter attention ahead of the next election.

How would stamp duty work if the plans were introduced?

The proposed abolition would apply only to primary residences. Second homes, company purchases, and properties bought by non-UK residents would still incur stamp duty.

Funding would come from government spending cuts in areas including welfare, foreign aid, and the civil service.

Supporters argue the change could stimulate market activity by removing one of the largest upfront costs for buyers.

However, the policy would mainly benefit buyers of mid- to higher-priced homes, as first-time buyers already benefit from existing exemptions on lower-cost properties.

Will it “drive activity at every level" or is it just "political hot air"?

Industry experts offered a mixture of cautious optimism and skepticism. Many welcomed the potential to stimulate activity and improve market mobility, particularly in high-demand areas such as London.

Damian, founder of Jefferies London, highlighted that removing stamp duty could “drive activity at every level, from first-time buyers to high-net-worth purchasers.”

Others, however, questioned the practicality of the plan. Marc von Grundherr, director of Benham and Reeves, described it as “political hot air” unlikely to be delivered given the Treasury revenue at stake.

Stuart Cheetham of MPowered Mortgages noted that while the policy could boost transactions, it might also push up prices, potentially offsetting benefits for first-time buyers.

Overall, reactions suggest that while the proposal would generate headlines, its long-term effect on the housing market remains uncertain.

The UK government is planning to introduce a digital ID scheme to simplify how people prove their identity.

While it could make the process of buying a house quicker, experts warn there are risks around security and accessibility.

Industry leaders are also exploring the idea of a “property passport” linked to digital IDs, which could hold verified information about a property’s history.

What are digital IDs

Digital IDs are electronic versions of documents like passports or driving licences that can be used to prove who you are online.

The government says the scheme will be mandatory for proving your right to work and will reduce the need for repeated identity checks.

According to GOV.UK, “digital ID will make it quicker and easier for people to verify their identity for vital government services,” though it has not explicitly mentioned homes in its public announcements.

HM Land Registry has trialled a digital identity system for conveyancers to verify a buyer’s identity digitally when registering property changes.

Maria Harris, chair of the Open Property Data Association, said: “A securely verified and reusable digital identity has the potential to increase consumer confidence, reduce fraud, and make processes like home buying safer.”

How digital IDs could help home buyers

Digital IDs could reduce the time it takes to buy a home by reducing paperwork and speeding up identity checks across solicitors, mortgage lenders, and estate agents.

Beth Rudolf, director of delivery at The Conveyancing Association, said: “Digital ID could virtually eradicate seller impersonation fraud and, for those using digital anti-money laundering checks, reduce the time spent on enhanced due diligence from weeks to minutes.”

The idea of a property passport is also gaining traction. This would link a digital ID to verified data about a property, such as ownership history, renovations, and compliance with building regulations. It could help buyers make more informed decisions and provide a single source of verified information.

The risks digital IDs could bring

However, there are significant concerns regarind security amongst those in the industry.

Richard Howes, director at Paradigm Mortgage Services, warned: “If ID cards are stored on phones, they could become a prize target for criminals. The system must be designed to prevent identity theft and cyberattacks.”

Professor Alan Woodward has also cautioned that centralised databases could be vulnerable to hacking if not properly secured.

Inclusion is another challenge. Not everyone has access to smartphones or is confident using digital services. The government says inclusion is “at the heart of its design,” but experts emphasise that careful planning will be needed to make the system accessible to everyone.

Ultimately, digital IDs could make buying a home simpler and more transparent but the risks regarding safety need to be ironed considering these could be the largest purchase many people will make in their entire life.

The UK’s property sector has unveiled an ambitious new pledge to slash home sales from months to just four weeks.

Project 28, an industry-led charter, aims to reduce the average time between “sale agreed” and “exchange” from 109 days to 28.

But while major players have signed on, questions remain about whether it can deliver meaningful change for those looking to sell and buy a house.

What is Project 28?

Project 28 was proposed by the Landmark Information Group with the aim to bring 'A Charter for Faster, More Certain Property Transactions'.

The Charter has been supported by 23 leading organisations from across the property chain, from HSBC and Lloyds to Connells, Yopa and Legal & General.

Simon Brown, CEO of Landmark Information Group, which spearheaded the initiative, said: “The spark of inspiration for the Charter was the goal to reduce the time between sale agreed to exchange to just 28 days.”

The Charter outlines eight commitments, including early instruction of seller-side conveyancers, provision of upfront information, creation of a secure, interoperable data repository, and faster commissioning of leasehold packs.

A new “best practice” marque will also be introduced to signal quality service to consumers.

Why Project 28 is needed?

Delays in property transactions have grown steadily worse. Landmark’s latest Property Transactions Report found that the average time from sale agreed to exchange rose to 109 days in 2024 – up from 92 days in 2019 and 66 days in 2007.

The costs of these delays are striking. According to Landmark, inefficiencies in the current system cost home movers around £400 million in failed transactions each year and waste “around four million working days for estate agents and conveyancers who lose up to £1 billion in wasted effort per year.”

Brown said: “This is a pivotal moment for the property industry – a united response to a system that has, for too long, been too siloed, let down consumers and slowed economic progress.”

What could it mean for buyers and sellers?

If the Charter succeeds, consumers could benefit from faster, more reliable transactions and less risk of fall-throughs.

The focus on upfront legal work and standardised data should, in theory, reduce nasty surprises late in the process.

Brown argues that digitising key property information is central: “To revolutionise the property transaction process, the Charter recognises the benefits of digitising key property information and facilitating more efficient data sharing.”

Will Project 28 work?

As this Charter is not a government led legislation there are no certainties the plans will be enforced as it will be reliant on those within the industry to enforce.

Additionally, not all firms have signed up to the charter and there are concerns that requiring sellers to instruct conveyancers early could increase upfront costs in an already expensive process.

As Brown himself admits, the Charter is just a starting point: “This initiative will support the industry’s ambition of a streamlined, digital-first property transaction process… This Charter offers a realistic path to meaningful reform.”

Whether that path leads to a genuine revolution in how Britain buys and sells homes – or simply another layer of industry promises – remains to be seen.

Anyone planning to build a home today is facing a difficult mix of rising costs, longer lead times and uncertainty around key materials.

Cement, the backbone of foundations, walls and floors, is now at the centre of this challenge.

New figures from the Mineral Products Association (MPA) shows UK production has sunk to levels not seen since the 1950s, raising questions about whether domestic supply can keep up with demand for new housing and what’s being done to change course.

Cement production hits lowest recorded levels

In 2024, the UK produced 7.3 million tonnes of cement – the lowest figure since records began in 1950 and less than half the 16 million tonnes made in 1990.

At the same time, demand indicators are also down: sales of ready-mixed concrete fell to just 2.7 million cubic metres in the second quarter of 2025, the weakest quarter since 1963.

For context, building a traditional four-bedroom family house requires around three to five tonnes of cement, according to the MPA.

If domestic output continues to slide, more projects will depend on imports, making building materials costs less predictable for homebuilders.

Why has cement production fallen?

Producers and industry bodies, such as Make UK, blame high industrial energy costs, which are among the highest in Europe, and tougher carbon taxes that don’t apply equally to imports.

Imports have already climbed from 12% of sales in 2008 to 32% in 2024, according to the MPA, leaving the sector exposed to international price swings.

Breedon Group (a leading producer of raw materials) boss Rob Wood said the figures reflect “a generation of underinvestment in housing and infrastructure” and should be “ringing alarm bells” for policymakers.

Will cement production improve – and can housing targets be met?

Change is unlikely overnight, but steps are being taken to support the industry. A Carbon Border Adjustment Mechanism (CBAM) is planned for 2027, which will put carbon costs on imports and give UK producers a fairer footing.

The Mineral Products Association is also pressing for government contracts to favour domestically made cement.

At the same time, innovation is underway. Trials funded by Innovate UK are testing low-carbon cements, such as LC3 cement and cement-free concretes, which could cut embodied carbon by 20–40% if scaled up.

For now, though, high energy bills and volatile imports mean higher costs and possible delays for builders.

The outlook is mixed: housing targets are at risk if domestic output stays weak, but with policy support and new technology, supply could stabilise, keeping long-term housing plans on track.

The UK government is considering significant changes to landfill tax that could substantially increase costs for the construction sector.

While officials argue the reforms will support environmental goals, industry leaders warn of potential negative impacts on housing affordability.

Construction waste experts, Business Waste, estimate the proposed changes could add tens of thousands of pounds to the cost of building a house.

What is changing with Landfill Tax?

Landfill tax is currently charged at two rates: a standard rate of £126.15 per tonne and a lower rate of £4.05 per tonne for inert materials like soil, concrete and bricks.

The lower rate was introduced because these materials do not break down in ways that cause pollution.

From April 2025, the government has proposed phasing out the two-tier system in favour of a single flat rate. Officials argue that this change will "simplify the system, reduce fraud, and better support environmental targets."

Specifically, the consultation states that a single rate would "strengthen environmental outcomes by creating a broader and more consistent economic incentive to divert all materials from landfill" and "reduce the scope for misdescription of waste".

Why the construction industry is concerned

Construction produces large volumes of heavy inert waste, meaning the sector could be disproportionately affected.

At present, building a home generates average waste costs of just £690 under the lower rate. According to construction waste specialists, Business Waste, under the proposed single rate, this figure could surge to £24,820 – an increase of £24,100 per home.

Given the government’s target of 300,000 new homes a year, this tax reform could add more than £7.4 billion in landfill tax costs by 2030.

Industry leaders warn these costs will either make projects unviable or be passed directly to buyers, inflating already stretched house prices.

Possible solutions and the road ahead

The government’s landfill tax reform is still at the consultation stage, but construction leaders are urging caution.

They suggest the sector can mitigate costs by reducing waste at the source, reusing materials on-site, and improving recycling practices.

Graham Matthews of BusinessWaste.co.uk says: “Any change that looks to divert waste away from landfill should be positive, but it’s hard to ignore the knock-on effect for the construction industry and the costs this may incur. With a housing shortage and diminishing landfill capacity, the challenge is complex.”

For now, all eyes are on the government’s final decision. If the reform proceeds, the way the construction sector manages waste could become as critical as bricks and mortar in determining the affordability of future homes.

The latest figures from the Mortgage Guarantee Scheme show it has helped 56,389 households buy homes with smaller deposits since April 2021.

Most buyers were first-time homeowners, and the scheme supported purchases of affordable terraced and semi-detached properties.

Lower-value homes in Scotland, the North West and the South East of England saw particularly high uptake.

Mortgage Guarantee Scheme driving affordable homeownership

The Mortgage Guarantee Scheme, which ran from April 2021 until June 2025, allowed buyers to secure mortgages with deposits of less than 10%.

By providing a government-backed guarantee to lenders, the scheme reduced the risk of lending and made it easier for households with moderate incomes to access mortgage finance, especially with rising mortgage rates.

Since launch, the scheme has supported £11.5 billion in loans and £12.2 billion in property purchases, with a total guarantee value of £1.7 billion.

Who used the Mortgage Guarantee Scheme the most?

The scheme was overwhelmingly used by first-time buyers, who accounted for 86% of completions, or 48,471 households.

Homes purchased through the scheme tended to be smaller and more affordable, with a median value of £190,000, well below the UK average of £271,000.

Terraced houses made up 35% of completions, semi-detached homes accounted for 30%, and flats or maisonettes made up 22%.

The median household income of buyers was £53,711, with 42% earning less than £50,000, highlighting the scheme’s focus on supporting moderate-income households.

Regional insights: Scotland benefitted the most

Regional trends show where the Mortgage Guarantee Scheme made the biggest impact.

Scotland accounted for 21% of scheme completions, despite only representing 8% of overall UK mortgages.

The North West and South East of England each contributed 12% of completions. These areas represent opportunities for self-builders and renovators, with high demand for affordable terraced and semi-detached homes.

Lower-value properties in these regions are particularly suitable for renovation projects or small-scale self-builds, giving buyers the chance to add value while creating a home that suits their needs.

How can you benefit?

Although the original Mortgage Guarantee Scheme closed to new applications in June 2025, a new, permanent version was launched in July 2025.

This updated scheme allows first-time buyers and home movers to secure mortgages with deposits as low as 5%, backed by a government guarantee. The goal is to ensure the consistent availability of mortgages for buyers with small deposits across the UK.

To apply, buyers must approach participating lenders. Properties must be for owner-occupation and valued at £600,000 or less.

For more information, visit the official HM Treasury release.

A growing number of properties in the UK are sitting empty, a stark contradiction to the nation's severe housing crisis.

According to the latest government figures, Council Taxbase, which is used for tracking vacant properties, there are over 700,000 empty homes in England. Of those, 264,884 are classed as "long-term empty," meaning they have been vacant for six months or more.

In this article, we'll explore why there are so many empty homes, why these homes are not being bought and what is being done to solve it.

The legal and personal factor

One of the most common reasons a home becomes empty is the death of its owner.

The property can remain vacant for months or even years while the legal paperwork is sorted out. A report from the Scottish Empty Homes Partnership has highlighted that "the death of the previous owner" is a common reason for a house to become empty.

Legal delays and a lack of action by relatives can also keep a property empty for years.

The financial and investment factor

Sometimes, homes are left empty on purpose by investors. The campaign manager for Action on Empty Homes, Chris Bailey, has said it is "a disgrace that we've seen the numbers keep climbing in lockstep with rising homelessness and housing shortages."

He points out that some landlords buy empty properties at auctions and then do little with them, waiting for the value to increase.

Adam Cliff of the Empty Homes Network agrees, saying that a lot of people see a property as an investment, like a "pension."

Second homes and under-used housing stock

While not all of them are considered "empty," second homes and holiday rentals also reduce the number of available houses for people who live and work in an area.

Matt Downie, the chief executive of the charity Crisis, says that while repurposing empty homes is a good step, it's "not a silver bullet."

He believes the government also needs to build more homes and invest more in housing benefits to truly solve the problem.

Government policy and local council powers

The government and local councils have been given powers to help bring empty homes back into use, but they face challenges.

Since 2024, councils can charge an extra Council Tax premium on properties that have been empty for just one year, which can go as high as 300% after ten years. However, this money is not ring-fenced, meaning councils don't have to spend it on empty homes.

The Empty Dwelling Management Orders (EDMOs) are another power that allows councils to take over a property that has been empty for two years or more and is causing a nuisance, but they are rarely used due to the lengthy and complex legal process.

As the Local Government Association's Housing spokesperson, Cllr Darren Rodwell, put it: "At a time when we face a chronic housing shortage across the country it is wrong for so many homes to be left empty. Councils work hard to address the issue, but the existing measures are clearly falling short."

Ultimately, the sheer number of vacant properties in the UK points to a national problem that goes beyond a single cause. It will require a combination of new policies, greater investment, and a shift in how we view property, not just as an asset, but as a home.

Chancellor Rachel Reeves is considering a major shake-up of property taxes that could see stamp duty abolished for most home buyers.

Instead, a new “proportional property tax” could be introduced, targeting people who are looking at buying a house worth more than £500,000.

The plans, still under discussion, aim to raise more money from higher-value homes while making it easier for first-time buyers to get on the ladder. But with rumours of new levies, many are asking the same question: will stamp duty really be abolished?

How stamp duty works today

Stamp duty is currently the main tax paid on property purchases in England and Northern Ireland. Buyers pay it when they purchase a home, with rates increasing as the property value rises.

• No tax is paid on homes under £125,000 (or £300,000 for first-time buyers).
• Homes between £250,001 and £925,000 are taxed at 5% on that slice of the price.
• Above £925,000, rates climb as high as 12%.

This means buying a £450,000 home today could add a £12,500 tax bill on top of the purchase price. Stamp duty raised around £11.6 billion last year, but revenues fluctuate depending on the housing market.

What could replace stamp duty?

According to a report in The Guardian, ministers have asked Treasury officials to look at alternatives to stamp duty, including a new national “proportional property tax.”

A “proportional property tax” could be applied to homes worth more than £500,000, payable when the property is sold.

In some versions of the plan, this tax could even be annual, rather than one-off.

Crucially, the changes would not apply to second homes or buy-to-let properties at first.

Rightmove data shows that 30% of homes for sale in England are currently priced above £500,000. In London, that figure jumps to 59%, meaning the new tax would hit many more households in the capital compared with the North East, where only 8% of homes cross that threshold.

Who wins and who loses?

One of the biggest criticisms of stamp duty is that it discourages people from moving, especially first-time buyers and downsizers.

Shifting the burden to sellers could help some buyers, but there may be unintended consequences.

Rightmove’s CEO, Johan Svanstrom, says: “We would like any changes to current property taxes to put affordability and mobility first. It’s already hard for first-time buyers to save up their deposit to get onto the ladder, and many must fund a large stamp duty payment too.”

But he warns that: “Those who have recently paid stamp duty as a buyer and would face paying property tax as a seller in the future would clearly be at a disadvantage.”

For high-value properties Svanstrom warns of further risks.

“We need to make it easier and more attractive for those at the top of the market to consider downsizing… the current rumours to stamp duty changes would only seem to exacerbate this, as it may deter some at the top of the market from moving if they would then face a new annual tax.”

So, will stamp duty be abolished?

The answer is: not yet. The government has not made a final decision. Treasury officials are still modelling the proposals, and any change would take time to implement.

For now, the Chancellor is weighing up how to balance public finances, ease pressure on first-time buyers, and avoid distorting the housing market.

As Johan Svanstrom puts it: “It’s encouraging that changes to stamp duty are being considered as there are many ways the current system can be improved or made fairer… The key question is whether these changes would actually generate more income for the government.”

Whether stamp duty will be abolished depends on those calculations. But what is clear is that reform is firmly on the table – and big changes could arrive within this parliament.

How much HVAC costs to buy, install and run on a day-to-day basis is one of the main concerns that homeowners considering this type of system tend to have.

While there are many benefits to be had from incorporating HVAC into your home, it inevitably comes at a price, albeit one that should be considered over the long term.

We reached out to the experts to discover how much homeowners need to budget in order to get HVAC up and running in their homes and how they can ensure they aren't met with any hidden costs that could throw their project off track.

How much does HVAC cost to buy and install?

When calculating how much HVAC will cost, you need to factor in both the purchase price for the unit as well as its installation, just as with air conditioning, which falls under the umbrella term 'HVAC'.

'For a single‑room split system, most homeowners are looking at around £2,000 to £2,500 fully installed,' reveals Martyn Fowler, founder of Elite Renewables. 'A multi‑split system that serves several rooms can start from about £5,000 and rise depending on how many indoor units you need.'

It is important to recognise that the costs associated with HVAC don't stop at purchase and installation. Running costs and maintenance also need to be taken into account.

How much does HVAC cost to run?

The running costs of any kind of heating system, or even many home appliances, need to be considered when weighing up whether or not it is worthwhile.

'A lot of people are surprised by how reasonable running costs can be for a modern high‑efficiency system,' says Martyn Fowler. 'A typical 2 kW indoor unit uses roughly 600 watts of electricity. At current average tariffs, that’s roughly around 15p per hour of operation. Larger units cost more, but many homes only run them for a few hours a day during peak heat.'

If you are struggling to choose between HVAC or a heat pump, it is worth noting that the latter has lower running costs.

'An AC system that uses electric resistance heating will cost more to run than a heat pump,' says Michael Zohouri, the founder of Pyramid Eco. 'A well-designed heat pump can deliver four units of heat for every unit of electricity – a big difference over the winter heating season.'

What factors affect HVAC costs?

While it is possible to get a good idea of HVAC costs, it is important to bear in mind that there are factors that can push costs up. Being aware of these should help you avoid any nasty surprises, particularly if retrofitting a home.

'The biggest cost drivers are installation complexity and specification,' explains Martyn Fowler. 'If the outdoor unit needs to be sited far away from the indoor unit, or pipework has to go through multiple walls, labour and materials costs go up.

'A straightforward wall‑mounted unit in an easily accessible location is much more cost‑effective to install.'

Are there any hidden HVAC costs?

Many people, when budgeting for an HVAC system, fail to take into account the long-term financial commitments.

'You’re looking at £150 to £200 for a full annual service,' points out Martyn Fowler. 'In between professional services, you want to make sure filters are clean and airflow is unobstructed,' continues Martyn. 'One‑off maintenance jobs, such as cleaning filters or checking refrigerant pressure, are relatively straightforward.'

It is also worth noting here, that one of the biggest HVAC mistakes people make is to specify the wrong size unit. This can have a knock-on effect on costs.

'People often assume bigger is better, but an oversized system can short cycle,' explains Martyn Fowler. 'That means it turns on and off too often, wasting energy and wearing out the unit faster.'

Trying to save by opting for a small unit can also be a false economy.

'An undersized heat pump or boiler will run constantly, trying to keep up, especially during those damp winters,' says HVAC expert Gerrit Jan Reinders, CEO of Reinders Corporation. 'It'll work overtime and break down faster.'

Is HVAC a good investment?

An HVAC system can offer many benefits to homeowners, both in terms of efficient heating as well as lower monthly energy bills, but is it right for you? It seems that the answer to this lies in how you use your home and the type of property you live in.

'It’s worth the investment if you’re working from home a lot or you struggle to sleep during heatwaves,' explains Martyn Fowler. 'In those situations, you’re getting real value day-to-day.

'Where air conditioning and HVAC really pays off is in a home that holds the cool air well,' continues Martyn. 'If the property is well insulated and draught proofed, the system can run efficiently without constantly fighting against heat coming in or cool air escaping. It’s always a good idea to think about insulation first, because that investment pays you back whether you install air conditioning or not.

'If you’re only going to use your HVAC system a handful of days a year, I’d look at smaller cooling options before going for a full HVAC system.'

On this final point, many homeowners in the UK find that portable air conditioners suffice.

Shop portable air conditioners

FAQs

Is HVAC the same as air conditioning?

There is often an element of confusion surrounding the differences between HVAC and air conditioning. Although they are related, they are not the same thing

HVAC is a broad term that covers systems designed to control temperature, humidity and overall air quality.

Air conditioning systems cool the air, although many models are now also capable of heating and even acting as a dehumidifier.

Tempted to install air conditioning now that UK temperatures are hotting up? If you take the plunge, make sure you know the temperature to set your air conditioner to make the most of it.

Buying a house to renovate or taking on a fixer-upper? Don’t fall for tax refund promises that could cost you thousands.

A major court ruling has confirmed that even homes in poor condition still attract full residential Stamp Duty.

HMRC is now targeting dishonest agents offering bogus refunds based on false claims that a property was “uninhabitable.”

The court ruling that changes everything

If you’re buying a property in need of work, it still counts as residential for Stamp Duty, even if you can’t move in straight away.

That’s the outcome of a recent Court of Appeal case, Mudan & Anor v HMRC, where buyers claimed a refund by arguing their home was in such bad shape it didn’t count as residential.

The court disagreed. It ruled that unless a property is so derelict that it no longer functions as a home, it must be taxed at the standard residential rate. Just needing repairs or modernisation - like new wiring, heating, or damp treatment - doesn’t make a property non-residential.

This decision backs up what HMRC has always said: most fixer-uppers are still homes, and Stamp Duty must be paid accordingly.

How homebuyers are being misled

Some buyers are being approached by tax refund agents offering to reclaim part of their Stamp Duty bill, claiming the house was “uninhabitable” at the time of purchase.

These agents often promise big refunds with no upfront costs, but the reality can be financially damaging.

Joe Mudan and his partner bought a property in 2019 that needed work. Their tax agent told them they could get a refund by arguing the home wasn’t suitable to live in. They submitted the claim and HMRC rejected it.

The case went to court, where the judges ruled the property still counted as residential, despite needing repairs. Their refund had to be paid back, and they were also hit with penalties and interest.

Many homeowners in similar situations have been left out of pocket after trusting refund agents who then disappear or refuse to help when HMRC demands the money back.

What you need to know before claiming a refund

When it comes to Stamp Duty, the rules are clear: buyers are responsible for getting it right. If someone files a dodgy claim on your behalf and HMRC finds out, you’re the one who pays it back, not the agent.

The recent ruling confirms that:

• A house needing renovation is still a house and is taxed like one.
• You don’t need to be able to move in immediately for it to be “residential.”
• Only properties that are genuinely uninhabitable, such as those with major structural failure, might be treated differently.

If you’re unsure whether you’re due a refund, check official guidance on GOV.UK or speak to a qualified, regulated adviser. And if a refund is genuinely owed, you can claim it directly yourself - for free.

If new government energy rules were enforced today, over £1.6 billion in fines could be handed out to homeowners whose properties don’t meet the proposed minimum efficiency standard.

New figures reveal that 39% of homes sold in England over the past year fall short of the EPC rating the government wants in place by 2030, a warning sign for those yet to make energy upgrades.

At the same time, more than 60% of homes that changed hands already meet or exceed the target, highlighting a shift in buyer preferences toward eco homes.

Buyers increasingly choose energy-efficient homes

By 2030, the government is requiring all houses that are sold or rented to have an EPC rating of 'C' or above or else face fines up to £5,000.

However, data from estate agents Benham and Reeves covering sales from April 2024 to March 2025 shows that only 61.3% of homes sold had EPC ratings that meet or surpass the government’s expected 2030 minimum standard.

This marks a steady 1.5% increase over the previous year, demonstrating growing buyer demand for greener homes, but concerns for those that are falling short of these targets.

London leads the way with 64.3% of sold homes hitting the mark, but other regions are closing the gap. The West Midlands, for example, experienced the largest growth with a 3.3% rise.

This trend reflects changing priorities, buyers are now weighing running costs and environmental impact alongside traditional factors like location and size.

A significant share of homes still fall short

Despite progress, 39% of homes sold do not meet the future minimum energy standard.

That means many properties require improvements such as better insulation, updated heating systems, or double glazing to comply.

This gap is most noticeable in Yorkshire and The Humber, where just 57.1% of homes sold meet the benchmark - the lowest across England.

As building regulations tighten, particularly with the introduction of the Future Homes Standard later this year, homes with poor energy performance may face challenges securing financing and could see falling market values.

Market shift means renovators must act now

With the government’s 2030 EPC deadline approaching, buyers want homes that are cheaper to run and better for the environment. Properties that don’t meet these rules risk losing value.

Renovators should focus on improving insulation, upgrading heating systems, and installing better windows to boost energy ratings and future-proof their homes.

Dr Niall McCarthy, Head of Policy at the Energy Efficiency Infrastructure Group, says: “With the government’s 2030 target approaching, the market is already adjusting. Buyers and investors value energy efficiency because it directly affects running costs and resale value. Properties that don’t meet these standards risk being left behind.”

Louise Irvine, Chief Executive of Energy Saving Trust, added: “Homeowners who plan energy efficiency improvements should start with simple but effective steps like improving insulation and upgrading heating systems. These not only reduce energy bills immediately but also help future-proof homes against upcoming regulations, making properties more attractive to buyers and lenders alike.”

Early upgrades can save money by cutting bills and avoiding costly last-minute fixes before 2030, or more importantly big fines.

The majority of UK electricity now comes from low-carbon sources, yet household energy prices are still rising as they are still heavily affected by global gas prices.

This is due to the structure of the UK’s electricity market, where wholesale prices are usually set by the most expensive generator, typically gas-fired power.

Now a new proposal, known as “Pot Zero”, is gaining attention amongst UK politicians as one possible way to address this.

Why low-carbon electricity hasn’t lowered bills

Despite falling costs for wind and solar, UK electricity prices remain closely tied to gas markets.

That’s because older wind, solar, and nuclear power still feed into a market where prices are based on the most expensive source - usually gas. As a result, even cheap energy is sold at inflated market rates during gas price spikes.

Supporters of reform, including the UK Energy Research Centre (UKERC) argue this creates a fundamental mismatch: consumers often pay gas-influenced prices even when much of their electricity comes from cheaper renewables.

Prof Rob Gross, Director of UKERC, said: “We are particularly exposed to gas prices… That’s the principal driver of our [electricity] prices.”

Defenders of the current system, such as Energy UK and the industry body RenewableUK, point to the strong investment track record under the existing Contracts for Difference (CfD) model. For instance, RenewableUK’s CEO Dan McGrail recently noted that “the industry is ready to work with government to achieve [renewables targets]…while building on returning investor confidence.”

They and others emphasise that any retrospective changes could unsettle investors and create policy uncertainty.

What is 'Pot Zero' and how would it work?

The “Pot Zero” proposal was developed by the UK Energy Research Centre (UKERC). It suggests moving older low-carbon generators - particularly those on Renewables Obligation Contracts - onto government-backed Contracts for Difference (CfDs), which pay a fixed price for electricity.

Any difference between the fixed price and the market price is returned to or paid by suppliers, and ultimately reflected in consumer bills.

Supporters say this could reduce exposure to volatile fossil fuel prices, with potential household savings of up to £200 per year if widely adopted.

Former Energy Secretary Ed Davey has publicly backed the approach, saying it could lower bills without requiring new government spending. “The government should start today… cutting the typical household energy bill by more than £200,” Davey said earlier this month.

The Department for Energy Security and Net Zero has not formally endorsed Pot Zero, but recently extended CfD terms for new projects from 15 to 20 years a move seen by some analysts as aligning with the approach in principle.

Where the policy stands and the political response

So far, no formal government decision has been made on Pot Zero. However, discussions about reforming the UK’s electricity market have intensified in recent months, with a particular focus on making pricing fairer and less dependent on gas.

Over 100 Labour MPs recently signed a letter to Energy Secretary Ed Miliband calling for fundamental changes to how bills are structured, including ideas like rising block tariffs and standing charge reform. Some see Pot Zero as a potential part of this broader shift.

Pot Zero is one of several proposals now being discussed as part of a wider debate over how to make energy bills more affordable and less volatile.

While it has gained public backing from some political figures and experts, it remains one of several options under consideration, and its future role will likely depend on decisions made in the next phase of market reform.

Chancellor Rachel Reeves has confirmed the launch of Freedom to Buy, a permanent mortgage guarantee scheme aimed at helping people buy homes with 5% deposits.

“We must restore the dream of homeownership for working people,” Reeves said ahead of her Mansion House speech, framing the policy as part of Labour’s broader plan to improve financial security.

But with high mortgage rates and house prices outpacing wages, experts are divided on whether the move will make a real difference.

A lifeline for some buyers

The scheme, first introduced temporarily by the Conservatives in 2021, enables buyers to take out 95% loan-to-value (LTV) mortgages with the government covering part of the risk.

Lenders pay a fee to the Treasury in exchange for the guarantee, which is meant to give them the confidence to continue offering high-LTV products even during downturns.

Some lenders and housing bodies welcomed the move, suggesting it could prevent the sharp withdrawal of low-deposit products in tough economic periods and smooth out access over the long-term.

Expert concerns about affordability and impact

Despite the policy’s intentions, many mortgage experts and brokers remain skeptical about its effectiveness.

“Every lender who wanted to offer a 95% loan is probably already doing so,” said Peter Stimson, director at MPowered Mortgages, adding that the scheme may shift risk but won’t lower costs when buying a house.

Critics, including mortgage brokers like Martin Stewart of London Money argue that the scheme addresses access to credit but not the core affordability issue - with rising house prices, high monthly payments, and a shortage of new homes continuing to lock out many buyers.

Is the missing piece housing supply?

While the scheme may help with high mortgage rates, analysts warn that it won’t meaningfully change the market unless paired with a broader strategy to increase housing supply.

The Building Societies Association and other industry voices have urged the government to follow through on its pledges to accelerate housebuilding and reform planning rules.

Without more homes being built, experts suggest Freedom to Buy could inflate demand without solving the structural shortage - keeping ownership out of reach for many.

The government may have shelved plans for zonal electricity pricing, which would have seen power costs vary by region, but energy experts and analysts suggest the conversation is far from over.

While ministers say a reformed national pricing system is the best path forward, some within the energy sector are signaling that regional pricing could still play a role in future market reforms.

With pressure to ease energy prices rises and accelerate clean energy investment, the idea of charging different rates based on where power is generated and used may yet resurface.

A strategic pause, not a full rejection

Officially, the UK government has decided to stick with a national electricity price. The Department for Energy Security and Net Zero said the move would help deliver a system that is “fair, affordable, and secure,” and provide clarity for consumers and investors.

But regulators and grid planners haven’t ruled out regional variations altogether. The Strategic Spatial Energy Plan, due in 2026, will outline how future energy projects are distributed, and could set the stage for location-based reforms.

A spokesperson for Ofgem said the regulator welcomed the government’s decision but emphasised it would continue exploring “network charging reforms” to improve system efficiency.

Jonathan Brearley, Ofgem’s chief executive, had previously spoken in favour of zonal pricing. “We’ll be setting out our thinking on network charging shortly,” Ofgem said after the announcement, suggesting location-based pricing could still be revisited.

What would zonal pricing mean for households?

A key concern raised during consultation was the potential impact on household energy bills.

Critics warned that consumers in the southeast could face higher prices under a zonal model, while those closer to energy generation, particularly in Scotland, might pay less.

The government said the risk of regional inequality, as well as investment uncertainty, was a major reason for abandoning the proposal.

However, new analysis commissioned by Octopus Energy challenges that view. A report from FTI Consulting found that zonal pricing could reduce costs for the industry sector without increasing bills for households. According to the report, a more efficient pricing structure would lead to fewer costly interventions on the grid, savings that benefit all users.

Greg Jackson, CEO of Octopus, said: “We’ve now got clear evidence that zonal pricing will cut costs at the source, without pushing the burden onto households.”

While others in the sector, including firms like SSE and ScottishPower, remained opposed to the zonal model, the data around household impacts remains contested.

Businesses split over cost and complexity

The energy industry remains divided over whether zonal pricing is the best solution to modernise the market.

Some argue it would make the system more efficient by aligning prices with grid constraints and local demand, encouraging smarter investment and grid usage.

The Octopus-backed report outlines how industrial users, from chemical plants to data centres, could save millions annually. Supporters say this would ease pressure on the entire energy system, possibly leading to more stable pricing over time.

But opponents, including major generators and some renewable firms, worry zonal pricing could deter investment and introduce regional uncertainty. Chris O’Shea, CEO of Centrica, called the concept “theoretical” and said its benefits “never stacked up against the real-world risks.”

RenewableUK welcomed the government’s decision, saying it provides clarity and supports investor confidence. “Prices set in the government’s auctions for clean power contracts will be lower than they would have been under the costly zonal pricing regime,” said Ana Musat, the group’s policy director.

Could zonal pricing come back in another form?

While zonal pricing as a standalone policy is off the table for now, experts say its underlying logic, using prices to better reflect location-specific realities, could return through other reforms.

Upcoming consultations from NESO and Ofgem on transmission charges and grid access may incorporate elements of zonal logic without formally adopting the name.

For households, the bigger question may be whether any future reform, zonal or otherwise, addresses the underlying drivers of high costs. Constraint payments, inefficient grid design, and volatile fossil fuel prices all play a role in shaping bills.

As the energy system evolves, the balance between affordability, investment certainty, and decarbonisation will likely continue to fuel debate.

As the Labour government marks its first anniversary in office, with housing remaining a central focus of its agenda.

But how are Labour actually getting on with their pledge to build deliver 1.5 million new homes by 2029 and have they bitten off more than they could chew?

We reveal the total number of houses built, break down the types of houses built and see how far they are away from their targets.

Housing delivery in the first year

Between July 9, 2024, and June 15, 2025, an estimated 186,600 net additional homes were delivered in England.

This figure includes completions from various sources, such as Homes England and local authorities. Notably, Homes England reported 38,308 housing starts and 36,872 completions during the 2024/2025 period, with 79% of these starts being affordable homes.

The breakdown of housing types is as follows:

• Affordable Housing: Approximately 36,872 completions, with a significant portion being social rent, intermediate, and affordable rent homes.
• Self-Build Homes: While specific numbers for self-build completions are not detailed in the available data, self-build projects contribute to the overall housing stock, particularly in rural and suburban areas.
• Private New Builds: The majority of completions fall under this category, encompassing market sale homes developed by private builders.

Government over 110k short of its targets

These figures indicate the government is 113,400 homes short of their annual target of 300,000, which has been blamed on a sharp drop in planning approvals, weak market demand, and ongoing skills shortages.

Just 39,170 homes were granted planning permission in Q1 2025, the lowest figure since 2012 and a 55% fall from the previous quarter, according to the Home Builders Federation. The group warned this collapse could “cripple” Labour’s housebuilding plans.

Housing Secretary Angela Rayner acknowledged the issue, saying: “We need to reform the system to ensure it is sensible and balanced, and does not create unintended delays.”

At the same time, high interest rates and the end of Help to Buy have softened buyer demand, slowing private development. And despite a rise in developer interest, persistent labour shortages - particularly in skilled trades - continue to limit construction capacity.

Government and industry responses

In response to these challenges, the government has committed £39 billion to affordable housing, with 60% allocated to social rent initiatives.

Planning reforms are also underway to streamline approval processes and support housebuilding efforts.

Industry leaders have expressed cautious optimism. Steve Wood, CEO of the National House Building Council (NHBC), noted a 36% increase in developers registering their intent to build new homes in the first quarter of 2025 compared to the same period last year.

However, experts caution that without addressing systemic issues such as planning bottlenecks and workforce shortages, the government's housing targets may remain out of reach.

Looking ahead

As Labour enters its second year in office, the focus will be on accelerating housing delivery through effective planning reforms, addressing workforce challenges, and ensuring sustained investment in affordable housing.

The coming months will be critical in determining whether the government can meet its housing commitments and alleviate the ongoing housing crisis.

The aspiration of homeownership in the United Kingdom continues to be a challenging one for many, with a stark comparison to mortgage markets in other major economies revealing significant disadvantages for UK homebuyers.

While recent Bank of England interest rate cuts offer some respite, experts contend that fundamental differences in lending practices, affordability criteria, and market structures leave British hopefuls facing a steeper climb than their counterparts across Europe and beyond.

This article delves into the key aspects of mortgage markets, highlighting where the UK falls short and why those in the UK looking at buying a house may feel it is harder to do so.

UK mortgage costs pose a persistent premium

While the Bank of England has made successive cuts to its base rate in 2025, reaching 4.25% in May, average mortgage rates in the UK remain notably higher than in some European counterparts.

As of early June 2025, average two-year fixed rates in the UK hover around 4.89% (at 75% LTV), with five-year fixed rates around 5.14%.

In contrast, the Euro area mortgage rate stands at a more favourable 3.32% in Q1 2025, according to BNP Paribas Real Estate, which provides global market insight.

Within the Eurozone, countries like Germany are seeing typical fixed rates ranging from 3.5% to 5% for fixed-rate home loans, with best profiles potentially securing around 3.30% in France for a 20-year term. Even in Ireland, where rates are among the highest in the Eurozone, the average mortgage rate fell to 3.72% in April 2025. This shows a consistent pattern of lower borrowing costs across a significant portion of Europe.

Beyond interest rates, the UK mortgage market is also characterised by a range of fees, including arrangement fees, valuation fees, stamp duty fees and legal fees, which can add significant upfront costs.

While some lenders offer deals with reduced or no fees, the overall cost of securing a mortgage in the UK often appears higher when compared to countries with more streamlined processes or government-subsidised lending.

Deposits form a formidable barrier

Perhaps one of the most significant hurdles for UK homebuyers, particularly first-time buyers, is the substantial deposit required.

MoneySuperMarket data for 2025 indicates that the average deposit for a first-time buyer in the UK is a staggering £75,072.

In London, this figure inflates to an even more daunting £151,731 for an average property value of £512,605, representing nearly 30% of the property's value. While schemes like Deposit Unlock for new builds offer some relief, the widespread expectation of a significant down payment limits access for many.

In several European nations and other major economies, lower loan-to-value (LTV) ratios are often available, or government-backed schemes are more prevalent and accessible, reducing the initial financial burden on aspiring homeowners.

In Germany, full residents can often borrow up to 100% of the property's value with no down payment, although a deposit is usually needed for a better rate and to cover closing costs. Non-residents, however, typically require a deposit of at least 40%.

France commonly expects a personal contribution of 10% to 20% to cover ancillary costs, though non-resident buyers may need a larger deposit of 25% to 50%. However, France's expanded "zero-interest loan" (PTZ) scheme in 2025 can finance up to 50% of the total project cost for eligible households, significantly reducing the required cash contribution.

In the Netherlands, first-time homebuyers are putting down an average of just over €91,000 for a loan of €393,000, as house prices have risen. This indicates a substantial deposit is also common, but not necessarily a higher percentage of the property value than in the UK.

Canada generally requires a minimum down payment of 5% on homes up to $500,000, and 10% on the portion between $500,000 and $1,499,999, rising to 20% for homes over $1.5 million. This often translates to a lower percentage requirement for many homes compared to the UK's typical 10-20% expectation.

Australia offers even more flexibility, with many lenders accepting a minimum deposit of 5% with Lender's Mortgage Insurance (LMI). Government schemes like the First Home Guarantee (FHBG) and Regional First Home Buyer Guarantee (RFHBG) allow eligible buyers to purchase with a 5% deposit and avoid LMI, and the Family Home Guarantee (FHG) allows single parents to buy with as little as a 2% deposit and no LMI.

Length of mortgages hurt UK borrowers

The typical mortgage length in the UK has been gradually increasing, with MoneySuperMarket data showing an average term of 29.1 years in 2025.

While longer terms can reduce monthly repayments, they inherently lead to a higher overall cost of borrowing due to the extended period over which interest accrues.

In some European countries, while longer terms exist, there can also be a greater emphasis on shorter fixed-rate periods within those longer terms, encouraging earlier repayment or frequent refinancing to secure better rates.

For example, in Germany, mortgages are generally available with fixed interest rates of 10 to 15 years, repaid over 25 or 30 years, and many borrowers can make extra payments of up to 5% each year without penalty. This offers more flexibility for accelerated repayment.

Self-build and renovation mortgages differ

For those aspiring to build their own home or undertake significant renovations, the UK mortgage market presents a challenging landscape.

Self-build and renovation mortgages are often considered specialist products, carrying higher interest rates and requiring substantial deposits (sometimes as high as 35% for bridging loans) due to the perceived increased risk for lenders.

Lenders also demand detailed cost estimates and renovation plans, with multiple inspections throughout the project.

"Financing a self-build or major renovation in the UK is typically more complex and expensive than securing a standard residential mortgage," says a spokesperson from Extend Finance, a specialist mortgage broker. "While some European countries have more established frameworks and even government support for custom-built homes, the UK market for these types of loans often comes with a premium and more stringent conditions."

In some European nations, there's greater integration of self-build and renovation into mainstream lending, often with more favourable terms or government incentives.

For example, Germany offers Kreditanstalt für Wiederaufbau (KfW) loans, which are government-backed loans for energy-efficient new builds or renovations, offering lower interest rates.

Who can apply for mortgages is more restricted in UK

While there isn't a strict upper age limit for mortgage applications in the UK, lenders do apply maximum age limits at the end of the mortgage term, typically ranging from 75 to 85 years old.

This can significantly limit the mortgage term available to older applicants, leading to higher monthly repayments. While some lenders are adapting to "lend into retirement," the affordability assessment remains rigorous.

In contrast, some European countries have more flexible approaches to age and retirement income. While specific pan-European age limits are not uniformly codified, countries like Spain and Portugal, are more amenable to considering a borrower's overall financial health and assets rather than imposing strict age cut-offs at the end of a long mortgage term, especially for those with substantial pension income or other investments.

UK lenders are also known for their stringent affordability checks, which became even more rigorous following the 2008 financial crisis.

These checks analyse a borrower's income, outgoings, and often include "stress tests" to ensure repayment capability even if interest rates rise. While designed to protect borrowers, critics argue these tests can be overly conservative, excluding otherwise creditworthy individuals.

MoneySuperMarket notes that lenders usually offer up to 4.5x the total annual income for a mortgage, with exceptions for higher multiples.

Valuations and early repayment charges: The UK's own quirks

Early repayment charges (ERCs) are also a common feature of fixed-rate mortgages in the UK, penalising borrowers who pay off their mortgage early or switch to a new deal within the fixed term.

These charges can be a significant deterrent to refinancing, even if better rates become available elsewhere.

Confused.com indicates that ERCs are typically 1-5% of the outstanding mortgage balance and often decrease annually over the fixed term. Most UK mortgages allow a 10% overpayment each year without incurring an ERC.

While ERCs exist in various forms globally, their prevalence and structure in the UK can feel restrictive to homeowners seeking flexibility.

In some European countries, while fixed-rate products may have penalties, a greater variety of variable-rate or semi-fixed products might offer more flexibility without significant exit fees, or the penalties might be less onerous or structured differently.

For example, in Germany, while fixed-rate loans often come with penalties for early repayment, borrowers typically have the option to make extra payments of up to 5% each year without penalty.

What you need to apply varies greatly

Applying for a mortgage in the UK often involves a considerable amount of paperwork and scrutiny. Beyond basic personal identification and proof of address, applicants typically need:

• Proof of income: Payslips (typically 3-6 months), P60s, and potentially two to three years of tax returns for self-employed individuals.
• Bank statements: Usually 3-6 months of statements to assess spending habits and financial stability.
• Credit history: A strong credit score is paramount, with any past financial blemishes potentially hindering applications or leading to less favourable rates.
• Proof of deposit: Documentation showing the source of funds for the down payment.
• Details of existing debts: All outstanding loans, credit cards, and financial commitments are thoroughly assessed.

While similar requirements exist in other countries, the intensity of the affordability assessment and the expectation of impeccable financial history can be more pronounced in the UK.

For instance, while Canada also requires extensive documentation, the minimum down payment requirements (as discussed earlier) can make the initial hurdle seem lower, potentially easing the overall application stress for some buyers.

UK mortgages must be fairer

In conclusion, while the UK mortgage market is robust and offers a range of products, a global perspective reveals areas where UK homebuyers face inherent disadvantages.

Higher overall costs due to interest rates and fees, demanding deposit requirements, a less flexible approach to self-build and renovation financing, and stringent affordability criteria all contribute to a feeling among many that the system could be fairer.

As the UK economy navigates its path in 2025, a critical examination of these disparities and potential reforms could pave the way for a more accessible and equitable homeownership journey for its citizens.

The legal power of Compulsory Purchase Orders (CPOs), which allows authorities to acquire private land for public projects, has always been a concern for property owners.

However, recent government planning reforms are making the threat of Compulsory Purchase Orders more immediate and widespread.

New legislation aims to significantly speed up and simplify the CPO process, meaning homeowners and landowners could face the prospect of their property being taken for development more easily than ever before.

Understanding these evolving Compulsory Purchase Order rules is now paramount for protecting your rights and land.

Who can be affected by a Compulsory Purchase Order?

CPOs can affect anyone with an interest in land, including:

• Freehold and leasehold property owners
• Business and residential occupiers
• Individuals with rights over land, such as a right of way or right to light

When a Compulsory Purchase Order is proposed, it is initially published in draft form. This document outlines all the parties potentially affected.

If an individual or organisation can negotiate a settlement with the acquiring authority, they may be excluded from the final version of the CPO. If not, the authority can take possession of the land and compensation will be assessed afterwards.

Can you appeal a Compulsory Purchase Order?

While you cannot directly appeal a CPO, there are still opportunities to challenge or object to one.

If you hold an interest in the land or your legal rights would be affected, you can submit a formal objection once notified. The acquiring authority must then:

• Try to reach a settlement
• Modify the order
• Or, in unresolved cases, proceed to a public inquiry

Beyond that, the only legal route to challenge a CPO is through judicial review in the High Court, which is typically based on legal or procedural errors.

What the recent government changes mean

The Government’s new Planning and Infrastructure Bill (PAIB) introduces reforms to make the CPO process faster and more cost-effective, particularly for large-scale development.

According to Sara Hanrahan, a partner at law firm Blake Morgan, the bill aims to streamline land assembly and encourage more widespread use of compulsory purchase powers to unlock land for housing and infrastructure. Key reforms include:

• Allowing statutory notices to be delivered electronically
• Simplifying the process of public notification
• Allowing greater delegation of authority
• Enabling faster possession of land

Importantly, the PAIB also introduces changes to compensation rules, including restrictions on so-called “hope value”, which can significantly impact how much compensation landowners receive.

While the government are pushing to reduce the amount of challenges they receive to CPOs in their analysis on reforms to the compensation framework, law firm Hogan Lovells warned that: “The proposals are unlikely to significantly reduce the number of references made to the Upper Tribunal (High Court). … With a cap in place, a landowner is likely to push even harder for a higher value.”

How much payment can you receive?

Compensation for compulsory purchase orders is determined by several factors and can be complex.

A significant recent development is the removal of “hope value” - the premium based on the land's potential for future development.

Under the Levelling-Up and Regeneration Act 2023, and now extended under the new Planning and Infrastructure Bill, local authorities can apply to exclude hope value from compensation in certain cases, particularly when the land will be used for affordable or social housing.

This means some landowners may receive significantly less than market value for land with potential for redevelopment, prompting concerns across the property sector.

Compulsory Purchase Orders and Land Value Capture

In a move to support affordable housing delivery, the Government is increasingly exploring land value capture; the principle that public authorities should be able to buy land at existing use value rather than future development value.

The Planning and Infrastructure Bill would give local planning authorities powers to acquire land via CPO at reduced prices by eliminating speculative uplift from potential planning permissions.

While this could unlock more sites, it has raised concerns among landowners who may feel pressured to sell early to avoid reduced compensation later.

CPO reforms aim to simplify the process and promote development in the public interest, but they also raise important questions around fairness and compensation for landowners.

If you believe your property could be affected by a Compulsory Purchase Order, it's crucial to seek legal advice early, explore your options for objection or negotiation, and understand how recent legislative changes may impact your rights and potential compensation.

On a new build, renovation or repair job, plastering is a key component in producing smooth, long-lasting walls and ceilings. In addition to improving the appearance of a house, a properly plastered surface also makes an excellent base for decorating, as it will help ensure that paint or wallpaper has the correct surface for bonding or adhesion.

However, the type of plastering needed for your particular project, the quality of the surfaces already installed and the labour costs in various regions of the country can all significantly influence internal plastering costs.

With knowledge of these costs in advance, homeowners, renovators and self-builders can budget more accurately when plastering walls and not face unexpected outgoings. To enable you to make fully informed decisions for your project, we’ll dissect the major factors on the cost of internal plastering, ranging from materials and labour to preparation work and finishes.

Factors affecting internal plastering costs

The overall cost of a plastering project depends on a range of factors, from the size and complexity of the project to preparatory work, materials and so on.

To make sure that all aspects of cost are covered, homeowners should always ask for detailed quotations from professional plasterers or builders. The following are all factors that may affect the cost of the entire job:

1. Renovation vs new build

The plastering prices rely primarily on the character of the project, namely whether it’s a renovation or new-build project. Older homes may need more preparation, such as repairing cracks in ceilings, removing old lath and plaster or attending to dampness issues.

The material and labour costs may escalate as a result of this added endeavour. In a new build, because walls and ceilings are new with clean, smooth faces, it tends to be simpler and quicker to plaster. This minimises labour and preparation times.

2. Size of your project

Because larger rooms will require more materials and labour, plastering them will automatically be more costly. However, as plasterers can cover a larger area more efficiently, the cost per square metre could actually come down for bigger projects.

Because it’s often tricky to work in narrow spaces, small rooms (such as box rooms or bathrooms) may actually cost more per square metre.

3. Complexity: ceilings or very high walls

Hard or complex plastering jobs need additional labour, time and expertise, and this is more expensive. Ceilings take longer to plaster compared to walls, and it might be more expensive if scaffolding or expert equipment is needed to reach particularly high ceilings.

Expert plastering techniques, which cost more, may be needed for original lath and plaster walls, curved surfaces or ornate decorative details such as cornices, coving or ceiling roses.

4. How easy the area is to access

Accessibility issues can make the work take longer and be more costly for the plasterer if they have to operate in confined areas, around exposed beams or in loft conversions.

5. Condition of existing walls and ceilings

If the current plaster is in poor condition, new plaster cannot be applied until additional repair work has been completed. Where there are several layers of plaster that need to be hacked back to the background structure or brickwork, the removal of old, cracked or blown plaster adds to the labour cost.

Cracked, damp or uneven walls must be repaired prior to plastering. Additional costs may be added if bonding coats, patch repairs or damp-proofing treatments are required.

6. Plasterboard type

The cheapest choice is standard plasterboard and this can be used on most internal walls and ceilings. In areas with high moisture or high humidity, such as bathrooms and kitchens, moisture-resistant plasterboard should be used but this is more expensive than other types of plasterboard.

To improve fire resistance and sound insulation, fire-resistant or acoustic plasterboard is often fixed between floors or party walls – this will also add to the overall cost.

One of the most expensive types is insulated plasterboard, which consists of a plasterboard bonded with insulation. This costs much more than the standard plasterboard costs, but as it provides a higher thermal performance it will lower heating bills over time.

Shop plasterboard and sundries

7. The type of plaster finish you choose

The chosen type of finish will also determine the cost. For skimming, a thin layer of plaster is skimmed over a plasterboard wall or plaster to produce a smooth finish. In general, this is the most budget-friendly plastering method.

For a tougher, longer-lasting finish, two-coat plastering consists of a base and finishing coat. Although more costly than skimming, this is required for exposed or rough masonry. Decorative or Venetian plaster is more expensive and requires specialist skills.

8. Hiring labour in different locations

As plastering is a specialised trade, labour costs may differ based on factors such as task complexity, level of skill and geographical location.

In comparison to the North or rural areas, labour prices are generally higher in London and the South East. While professional plasterers are more costly, their experience may guarantee an excellent, long-lasting finish.

9. Whether scaffolding or skips are needed

Depending on your project, you may also need to factor in some extra costs. This could include things such as scaffolding for high walls and ceilings, skip hire or rubbish removal fees if large quantities of old plaster or plasterboard have to be removed.

Project schedules might also need to be extended because new plaster has to dry out before decoration can take place. How long does plaster take to dry? This depends but it is worth bearing in mind it could take longer in colder months.

Costs for different plastering techniques

The sort of plastering you opt for will have an impact on the overall cost and how long the project takes. These are some of the most common ways of plastering and the average cost you should budget for.

1. The cost of gypsum plastering

The most widely used modern types of plaster, which comes in pre-mixed powder form like multi-finish plaster (for smooth finishes) and bonding plaster (for irregular surfaces).

Easy to apply and quick-drying, it’s inexpensive and can be used on the majority of interior walls and ceilings of modern homes and new builds. Drying time is three to five days before decorating and costs are £25-£40sq m.

Shop Gypsum plaster

2. Cost of wet plastering

Long-established method in which masonry walls are covered with wet plaster. Normally involves a two-coat system, consisting of a finishing smooth coat over a base coat (eg, bonding or browning plaster).

In contrast to dry plastering, it dries more slowly but leaves a smooth, hard-wearing surface. Typically used in older houses with solid masonry walls or where an extremely hard-wearing finish is required. Drying time is five to seven days before decorating and the average cost is £30-£50sq m.

3. The cost of dry lining

Uses plasterboard sheets adhered to walls with a ‘dot and dab’ technique or attached to metal or timber studwork. Rather than being overlaid in numerous layers of plaster, joints are filled and taped by a ‘dryliner’ (this is a separately recognised trade).

Less expensive and quicker than wet plastering, although not necessarily so durable or soundproof. Used for temporary remodelling work, partition walls and new-build properties.

Drying time is just one day and decoration can begin once the jointing compound has dried. Cost is £20-£40sq m (plus skimming if necessary).

4. The cost of lime plastering

Historically used to finish period and historic homes, this flexible and porous plaster is made of lime and sand. It is less likely to suffer from dampness and cracking because it controls the moisture, but is harder to apply than new plaster and requires greater specialist skills.

Lime plaster is used in eco-friendly renovations or existing older homes and you will need to allow for one to two weeks’ drying time prior to decorating. Average costs are £70-£100sq m.

5. Cost of polished plaster or Venetian plaster

Slaked lime and marble dust are used to make this decorative plaster, which is then polished to a high level of sheen and smoothness.

Venetian plaster provides a luxurious marble-like finish but requires specialist application skills, which makes it more expensive than normal plastering. Drying time is 24-48 hours between coats (several coats will be required) and costs are in the region of £100-£150sq m.

6. Cost of waterproof lime plaster or tadelakt

Sealing a Moroccan waterproof lime-based plaster with olive soap produces a durable, water-resistant and smooth finish. Substituted for tiles in areas that get wet, such as showers and baths.

Tadelakt plaster is a more costly plaster finish, requiring installation by specialists. Drying time is seven to 10 days, before final sealing and application, and costs are £120-£180sq m.

Labour costs and other expenses

Depending on the type of job, plasterers usually charge a day rate of £180-£250 per day for standard plastering work, with Venetian, lime and tadelakt increasing to £375 per day.

When it comes to organising a plastering project, there are several additional costs to consider alongside the actual plastering. These include preparation of the surface, painting, scaffolding and redecorating.

Plastering itself will be between £10-£200sq m, but scaffolding, decorating, preparation and waste removal costs can add greatly to the overall price. Always ask if these are to be charged in addition or are included in your quotation for plastering.

FAQs

How do I hire the best tradespeople for the job?

Always request a written quotation from your plasterer or builder, ensure it contains labour, plant and materials, as well as waste removal and any preparation work required.

Check the expertise and experience for the tradesperson, too, so if your plasterer only does traditional skim work, you don’t want them attempting Venetian plastering on your home if they have never done it before.

Consider the cost of scaffolding in the event of stairwells or ceilings (£50-£150 for a mini scaffold tower). There will also be the cost of painting and decorating – a good decorator will cost between £250 and £600 per room.

Make sure you discuss timing and availability with the plasterer. When will they begin, how long will the job last, and will they be working on your project all the time? Do not give money to a builder or plasterer who requests cash up front, they should all have good trade accounts with local builders’ merchants. I always tell clients to get a minimum of three quotes, request a cost breakdown and ensure you know what is included before accepting so you can ensure you will receive a quality job.

How can I save money on internal plastering costs?

Despite the fact that plastering may be very expensive, there are ways to cut down on expenses without sacrificing quality. Plastering is a major trade, but if you are handy at DIY, then minor jobs, like sealing small cracks, or preparation such as fixing plasterboards, can be done yourself.

Cracking, uneven surfaces or expensive repairs might be the result of poorly applied plaster. Having a professional do it is usually the best course for whole walls and ceilings, but if you are feeling adventurous, you can attempt skimming a small area – maybe an area that is not in a prominent place or which is unlikely to be seen, such as behind tiling or carcasses.

And lastly, ensure your plasterer is insured and comes with a guarantee – always check reviews – and ask for recommendations and someone who has plenty of experience with how to plaster a wall. This ensures peace of mind, especially for larger or more complex jobs. You can make wise choices and guarantee that your plastering project is both reasonably priced and of excellent quality by keeping these considerations in mind.

It’s easy to overlook the humble porch, but as the first thing people see when arriving at your home, it deserves more attention than you might think. It frames your home entrance, shapes first impressions, and with the right design, could even sway buyers choosing between similar properties. But does a porch actually add value to your home?

It’s a fair question, especially when space and budget are tight. The right porch ideas can boost kerb appeal, improve security, and help your home stand out to buyers – but if poorly planned, it risks looking like an afterthought, or worse, knocking value off entirely.

So, when does adding a porch really pay off? Here’s what works, what to avoid, and how to make the most of your investment.

Can a porch increase your home’s value?

“Adding a porch can positively influence a property's value in several ways,” explains Rachael Munby, chief marketing officer at Anglian Home Improvements. “For starters, it enhances kerb appeal, giving the home a more welcoming and polished exterior. It also adds practical benefits, such as extra storage space and an additional layer of security – features that are often high on buyers’ priority lists."

What practical benefits do porches offer?

Before thinking in pounds and percentages, it’s worth considering how a porch can positively impact your day-to-day living. “Covered porches offer functional benefits such as added storage space for outdoor shoes and umbrellas,” points out Rachael Munby.

They also create a useful 'buffer zone' to remove wet coats, wipe down pets, or receive parcels without opening your front door directly into your living space. What’s more, in colder months, a porch can help retain warmth by draught proofing.

How much return on investment can you expect from a porch?

If you’re wondering whether a porch has the potential to add value to your home, the short answer is: yes, if you do it properly.

“The average porch can potentially see an 80% return on investment when it comes to selling a property,” explains Liam Spencer, owner of Northallerton Glass. “But this will depend on the housing market and if the porch was professionally designed and built.”

To put that into perspective, the average porch cost (a small 3m² brick porch) is around £4,500. If that results in a £3,600 uplift in your home’s value, you’ve achieved an 80% return. While you're unlikely to make a direct profit, you’re making your money work harder, especially if the porch helps generate more interest or speeds up the sale.

Of course, a return isn’t guaranteed and a poorly designed porch or a DIY build could also work against you. To get the most from your investment, aim for a design that feels like a natural porch extension, both in terms of style and function. If it looks tacked on or blocks natural light, buyers are likely to see it as a drawback rather than an attractive feature.

Which types of porches add the most value?

Not all porches are created equal, and the style you choose can have a big impact on your home’s resale potential.

“When considering the types of porches that offer the best return on investment, it largely depends on the property type, location, and the needs of potential buyers,” explains Rachael Munby. “That said, we find that a covered porch often provides excellent value due to its versatility and usability throughout the seasons.”

Liam Spencer agrees: “Covered or screened-in porches offer a good return on investment, as they add usable space to a home, as well as being great for areas where privacy or the weather are a concern.”

How do materials and finishes affect its value?

“Your choice of porch materials and finishes plays a key role in balancing aesthetics, durability, and long-term costs,” says Rachael Munby at Anglian Home Improvements. These decisions will determine how well a porch weathers, how often it needs attention, and how much value it holds over time.

For example, uPVC is a go-to material for budget-conscious builds thanks to its low maintenance and thermal efficiency, but it doesn’t offer the same polished finish as more premium alternatives. In contrast, oak frame porches add a level of craftsmanship that potential buyers appreciate, though they cost more and require regular care to protect the timber.

Finishes matter too. “Using weather-resistant paint on your porch can help to prevent paint peeling or fading,” explains Liam Spencer. “Just ensure that you're touching up any problem areas before they deteriorate further, as the external appearance of a home can affect its value.”

Lastly, don’t neglect the roof design. According to Rachael Munby, a flat or awkwardly pitched roof can jar with your home’s proportions, while a well-chosen shape – be it gable, hipped or pitched – helps the structure feel integrated and intentional.

Wondering about the difference between a porch and a veranda? Our guide to porch vs veranda breaks down how each one works, and which is the better fit for your home.

Architect and TV presenter George Clarke has launched a blistering critique of Britain’s housing system, warning that today’s homes are often lower quality than those built a century ago.

He argues that the crisis isn’t simply about numbers, but about poor design, rushed developments, and broken political promises that have left communities disillusioned and young people locked out of ownership.

For those disillusioned with the system, building a house yourself – whether through a self-build or custom-build route – may be the most practical path to homeownership.

A crisis built on poor quality, not just shortages

While the Government continues to chase ambitious housing targets, Clarke says the real issue lies in the quality of construction.

“If new-build developments were of a higher quality, fewer people would be against them,” he insists. Many new homes are being built at speed with minimal attention to design or durability, particularly on the outskirts of towns and villages.

This has intensified public opposition and fuelled a surge in so-called Nimbyism – not necessarily because people oppose housing, Clarke suggests, but because they’re tired of uninspired and substandard developments.

However, Clarke says that self-builders can take control of their housing future by understanding how much it costs to build a house, securing a self-build mortgage, or managing their project with a detailed schedule.

Politicians talk, but promises keep collapsing

Clarke believes successive governments have mishandled housing policy by prioritising unrealistic numbers over meaningful reform.

Despite repeated pledges – from large-scale development plans to “beautiful building” commissions – there has been little long-term action. Clarke recalls conversations with senior politicians that seemed promising, but ultimately led nowhere.

As a result, he says the UK’s housing strategy has become fragmented and reactive, lacking the long-term vision needed to tackle affordability and accessibility.

‘Build better, not just more’: A call for design-led reform

Clarke wants the UK to follow the example of countries like Denmark, where good design is seen as essential, not optional.

He is pushing for a 30-year cross-party plan focused on building well-designed housing on public land – a shift he believes could restore public trust and reduce resistance to new developments.

Clarke says to build better here, individuals can consider energy-efficient options like eco homes, explore materials with lower embodied carbon, or construct using modern systems like SIPs or cross-laminated timber.

Without that, he fears his own children, like many in their generation, will never own a home. “If we’re going to build, we have to build well,” he says. “It’s the only way to fix this.”

UK homebuyers shelled out an extraordinary £1.4 billion in stamp duty in March 2025 as they scrambled to beat major tax threshold cuts, according to new HMRC figures.

This surge marked a 34% jump from February and a 63% increase compared to March 2024, highlighting how thousands rushed transactions to avoid steep hikes set for April.

The rise has led to increased calls from economists and experts to remove the tax claiming it inhibits the housing market.

Stamp duty surge as buyers race to beat April tax hike

UK homebuyers rushed to complete transactions before the April 1st deadline when tax thresholds reverted to pre-2022 levels.

The spike in activity was driven by the reversion of stamp duty thresholds. For home movers, the nil-rate band halved from £250,000 to £125,000, increasing the tax on an average-priced home in England from £2,082 to £4,582.

First-time buyers saw their relief threshold drop from £425,000 to £300,000, and the maximum property value eligible for relief reduced from £625,000 to £500,000.​

Tim Bannister, Rightmove's property expert, noted: “With the threshold for the nil rate... due to fall from £250,000 to £125,000, anyone purchasing a property over this amount could face paying up to £2,500 more in stamp duty land tax.”

First-time buyers and Londoners hit hardest

The changes have significantly impacted first-time buyers, particularly in high-cost areas like London.

In London, fewer than one in ten homes will be free from a stamp duty charge to first-time buyers in April 2025 if the old thresholds return, compared to a quarter now.

Bannister added: “If the threshold is reduced to £300,000, only 37% of homes would remain stamp duty-free, a 21% reduction. This will particularly affect buyers in regions with higher property prices, such as London and the South East.” ​

Market outlook post-deadline

With the stamp duty thresholds now reverted, the property market may experience a slowdown as buyers adjust to the increased tax burden.

However, the long-term impact will depend on various factors, including interest rates, housing supply, and broader economic conditions.​

Buyers are advised to consult with financial advisors and conveyancing professionals to navigate the new tax landscape effectively.

Economists and experts call to reform

The rise in stamp duty tax has increased debate from economists and housing experts for removing stamp duty due to its inefficiency and negative impact on the property market.

The Institute for Fiscal Studies (IFS) describes it as "one of the worst designed and most damaging of all taxes," with Paul Johnson, director of the IFS, adding that it "helps to gum up the entire property market." This is supported by previous findings showed that one in four homebuyers have been pushed out the market.

Calls for reform include proposals for a land value tax, with Carol Wilcox, Secretary of the Labour Land Campaign, suggesting it could "lower land and house prices while providing substantial revenue for local authorities."

Senior economist Stuart Adam argues that SDLT "defies the most basic of economic principles" and should be abolished. Experts like Mark Bogard, Chief Executive of the Family Building Society, describe SDLT as "suffocating the housing market," while Professor Christine Whitehead, Emeritus Professor of Housing Economics, states that it is becoming an "increasingly heavy tax on housing transactions."

For now though stamp duty remains for those looking at selling or buying a house.

As the UK grapples with some of the highest electricity prices in the world, the debate around zonal energy pricing has gained considerable momentum.

This system, which sets electricity prices according to geographic zones based on local supply and demand, is viewed by many energy experts as a potential solution to the UK’s energy crisis and help with rising energy prices.

But as the government, energy companies, and industry stakeholders weigh in, it’s clear that zonal energy pricing could have far-reaching consequences, both positive and negative, for homeowners up and down the country.

What is zonal energy pricing?

Zonal energy pricing is a system where the cost of electricity is determined by regional supply and demand.

In simple terms, it means that energy prices would vary depending on where the energy is generated and where it is consumed. This could potentially reduce costs for regions with abundant green energy sources, such as Scotland, while raising prices for areas that rely more on fossil fuels like gas.

Under this system, each region or “zone” would have its own uniform price for electricity, rather than using the current system where prices are dictated by the energy price cap.

This would help the market more effectively reflect the local realities of supply and demand, improving grid efficiency and reducing waste.

In regions like Scotland, which generates a significant amount of renewable energy – particularly wind power – households and businesses could see some of the lowest electricity prices in Europe.

Countries like Sweden, Norway, Italy, and the United States have already implemented zonal pricing systems with success, and the UK is now considering whether this model could help resolve its energy challenges.

The current system is 'broken' and in need of reform

The UK’s energy market is currently struggling with inefficiencies that are driving up costs for households and businesses.

According to Dominic Bellamy, head of consumer PR at Octopus Energy, the market’s design is outdated and no longer serves the needs of consumers effectively.

“The UK has some of the highest electricity prices globally, and this has severe impacts on individuals and businesses. Our market system is failing, and the reliance on gas plants in southern regions to meet demand, despite abundant renewable energy in places like Scotland, highlights how broken the system is,” said Bellamy.

The problem is compounded by the grid’s inability to distribute electricity from renewable sources – especially wind power – where it’s generated in regions like Scotland, to where it’s needed most.

As a result, up to 60-70% of electricity from the UK’s largest wind farms is wasted when demand is low, while gas plants are activated to meet demand in the South. This inefficiency comes at a steep cost.

Last year, this mismatch between supply and demand cost bill payers a staggering £1.2 billion, with costs already up 60% compared to the same period last year. If the market remains unchanged, these costs could soar to £8 billion annually.

How zonal energy pricing could save billions

Research from FTI Consulting suggests that zonal energy pricing could save UK consumers as much as £3.7 billion per year.

When looking ahead to 2050, the total savings could reach an impressive £55 billion. These estimates are based on conservative projections, and the actual savings could be much higher.

Zonal pricing is the only solution that has the potential to reduce energy bills by such a significant amount – especially in the regions that are already benefiting from a surplus of green energy.

In addition to reducing bills, zonal energy pricing could lead to billions in additional savings by optimizing the location of new energy projects and reducing the need for costly transmission infrastructure upgrades.

This would not only make the energy system more efficient but also boost economic growth in areas with abundant renewable energy.

Winners and losers of zonal energy pricing

While the benefits of zonal energy pricing are clear for areas with abundant renewable energy, the system is not without its potential drawbacks.

The most significant concern is that some regions could face higher energy costs as a result of the system. For example, households and businesses in southern England, where energy demand is high but the supply of renewable energy is limited, could see higher bills compared to areas like Scotland, where there is a surplus of green energy.

Sandy Thandi, an energy specialist at E.On, explains that while zonal pricing may simplify the pricing structure and encourage efficiency, it could create new regional inequalities. "The downside is that areas with higher demand or less efficient infrastructure could face higher prices, which could be problematic for households already struggling with high energy costs."

This concern has led to significant debate, with some arguing that zonal energy pricing could unfairly penalize consumers in high-demand areas, such as London and the South East, while benefiting those in regions with abundant renewable energy resources.

A global perspective on zonal energy pricing

Countries around the world have already adopted some form of zonal pricing, and many have seen success in using this system to create a more efficient and cost-effective energy market.

Sweden, for example, has attracted over £70 billion in industrial investment to its northern regions, where energy prices are far lower than in the rest of the country. This has helped stimulate economic growth in areas with an abundant supply of cheap electricity.

Similarly, Norway and Italy have used regional pricing systems to ensure that energy prices more closely align with local supply and demand, resulting in reduced costs for consumers and more efficient energy distribution.

The success of these systems provides a compelling case for the potential benefits of zonal energy pricing in the UK.

Could zonal pricing soon be introduced?

As the UK government considers how to reform the energy market, the issue of zonal energy pricing has become a contentious topic.

Ed Miliband, the UK’s Energy Secretary, has confirmed that the government is “considering” zonal energy pricing as part of broader reforms to help with energy bills and reduce energy costs. However, he has stressed that “no decision has been made” and emphasised the complexity of the issue.

Some energy companies, such as Octopus Energy, have supported the idea, believing that it could make the energy system more efficient and reduce the need for costly upgrades to the grid.

Greg Jackson, CEO of Octopus Energy, argues that zonal pricing could help create a more equitable and efficient market by aligning prices with local conditions.

While zonal energy pricing has the potential to reduce energy bills, boost local economies, and make the energy system more efficient, it also raises concerns about fairness and regional inequality.

Whether zonal energy pricing becomes a reality in the UK or not, it is clear that the country’s energy market is in desperate need of reform with UK households no longer able to really on energy-saving tips and schemes like the Warm Homes Discount.

Zonal energy pricing is one of the most discussed proposals for reform, and only time will tell if it can offer the solution the UK needs.

Insulation remains one of the best ways of enhancing energy efficiency, reducing utility bills, and improving the year-round comfort in your home. And, whether you're renovating, extending or building a new home, when correctly specified, home insulation is going to save you money in the long run.

Insulation costs however do depend on the type of property you own, the area that needs insulating, and the material chosen.

In this guide to insulation costs, expert quantity surveyor, Tim Phillips, breaks down your options and costs for the four main areas of your home that need insulation: lofts, floors, cavity walls and external walls, so that you can calculate just how much to set aside for the future.

Factors influencing insulation costs

Understanding how to budget for your insulation costs requires taking a look at the different factors that can affect them. From the more obvious ones such as the type of insulation, through to more complex matters such as meeting Part L of the building regulations, here's what you will need to take into account.

New build vs retrofit

Although insulating an older home can have a positive impact, the downside is that installing insulation in an existing home can be much more problematic and costly.

In older properties, such as considering how to insulate a Victorian house, this may involve additional preparation such as removing old material, correcting any defects in the original structure, or accessing areas difficult to reach, such as narrow loft spaces.

Where plumbing or electrical services have been installed, it may also be necessary to adjust the insulation method accordingly, such as when adding internal wall insulation.

Most of the time, it is less complicated and more reasonably priced in new builds to install insulation as part of the building process. More materials can be used, and the insulation can be scheduled with other systems to ensure a hassle-free installation.

Size and type of insulation

The material type of insulation you need to install also varies in cost. Certain types are costlier because of the fact that they offer better performance regarding heat, or because of their close association with nature. As an example, rigid foam insulation boards are more costly compared to regular fibreglass rolls.

The thicker the insulation, the more your insulation costs will rise too. Thicker products consume more material, hence, the cost increases. However, a thicker product will have better thermal and acoustic performances and may save you more money in the long run.

Ease of access

Access to the location where insulation is needed can also impact your insulation costs. Installing loft insulation can be more labour-intensive and expensive if the loft area is hard to reach or if it does not have much headroom. Likewise, cavity wall installation costs might be higher than normal if the cavities are narrow or wonky.

For an existing home, insulating floors might also be a little challenging if there is not that much crawl space in your suspended timber floor, or if the concrete floor needs to be raised.

Labour costs

The cost of labour depends on a number of factors.

1. Complexity and location: In a retrofit installation, more specialised labour can be required, especially if existing homes have to be repaired or modified. Likewise where you live will result in generally higher labour rates for any work.

2. Size of the property: This automatically drives the cost up as larger homes will be more expensive to insulate simply because it will take more time and material to carry out the job.

Energy efficiency goals

Those homes that are looking to achieve strict energy-efficiency standards like Passivhaus for new builds, or Enerphit for retrofits ,will need specialised insulation. The inclusion of these standards into a design raises the cost significantly, especially for new builds.

Building regulations

Building regulations may require higher levels of insulation in areas of lower temperature, such as Scotland and Wales, which will increase your insulation costs. The same happens if the property needs to conform to a certain thermal and acoustic performance, which often increases the cost of new builds and retrofits alike.

Average insulation costs

All of the cost estimates that follow should be used as a general guide only, with considerable regional, size, and material differences to be expected.

However, having a general idea of installation cost estimates and possible savings will give you some proper ground on which to base your decisions regarding the type of insulation that best meets your needs and budget.

For an average three bedroomed semi-detached property, you can expect to pay the following average insulation costs:

Cost-effective loft insulation

Loft insulation maintains warmth during winter and keeps heat out during summer; this is simultaneously one of the most accessible and cost-effective methods to reduce heat loss. Heat rises, and as a result, up to 25% of a house's heat loss might be attributed to an inadequately insulated loft.

• Material cost: £5-£15 per square metre
• Installation cost: Approximately £300-£400 for a standard-sized loft in a semi-detached house
• Total cost: For a semi-detached house, the total would be in the range of £600-£1,000, but this may go up for thicker ones or the greener alternative
• Savings: Loft insulation can save from between £150 and £250 annually for heating for a semi-detached house.

Calculating internal wall insulation costs

It is possible to insulate solid walls significantly in order to reduce heat loss, since they tend to lose roughly about twice the amount of heat compared to cavity walls.

In such a situation, internal wall insulation significantly enhances thermal performance and is usually applied to internal solid walls. It is particularly suited for older solid-walled houses, as a lot of these were built pre-1920s, and looking at insulation for cavity wall construction is not an option. It can also be a good option for houses undergoing extensive interior renovations.

The main choices available to you are insulating internal walls with plasterboards comprising insulation adhered to the back. This is quick to install and less disruptive. Or, stud wall insulation in which a stud frame is erected against the wall and packed with insulation – most commonly mineral wool, but sometimes foam board. It provides superior insulation, though at a higher price while taking lesser inner space.

• Material cost: £20-£50 per square meter for insulated plasterboard or similar material
• Installation cost: £4,000-£7,000 for an entire house-inside wall insulation, usually for semi-detached houses
• Total cost: Overall, it costs between £7,000 and £10,000 for an average home
• Savings: The saving on the annual energy bills ranges from £200 to £450, depending on the size of the house and how much it has been insulated

Costs for insulating a solid external wall

External wall insulation includes the addition of an extra layer of insulation externally to the walls, which is then covered by a protective finish in an aesthetically acceptable finish.

This insulation reduces heat loss and weatherproofs the house. It is ideal for solid wall properties but works best in older homes where aesthetic or structural features allow for external modification. It is also recommended in cases when homes need an exterior facelift.

Insulation polystyrene boards are the lightest in weight and cost and will offer minimal disruption installation. Mineral wool boards on the other hand are mid-range and do offer good fire resistance and thermal performance. But, if your main goal is high energy efficiency, expect to pay extra for phenolic boards to meet your needs.

• Material cost: Material prices vary in the range of £50-£100 per m/2
• Installation cost: In a semi-detached house, the full installation price varies from £8,000 to £13,000, depending on the wall size and finishing
• Total cost: The estimated expenditure is roughly £10,000-£16,000 for an average semi-detached house
• Savings: EWI presents the possibility of saving between £250 and £450 per year, while savings are related to the size of a house and insulation levels

Working out cavity wall insulation costs

Most houses built after the 1920s have cavity walls, meaning there is a gap or cavity between an inner and an outer layer of brickwork. It is possible that filling this cavity with insulation is one of the most successful things you can do to avoid the loss of heat.

Suitable for houses built between the 1920s and 1980s, cavity walls that are not filled are ideal for upgrading.

However, make sure you avoid unnecessary costs by checking whether you're in an area where your cavity shouldn't be retro-filled due to the amount of wet weather it receives. Wales, Scotland and the West coast of England are a no-go.

• Material costs: £5-£20 per m2
• Installation costs: The installation price ranges between £800 and £2,750 for an average retrofit of a semi-detached home
• Total cost: Generally, falls between £1,600-£3,500 for most semi-detached properties
  Savings: Around £100-£250 on the annual energy bill is possible.

Budgeting for floor insulation

Adding floor insulation is very effective on ground floors, especially in unheated areas or in houses with suspended floors. It inhibits heat loss through the floor so that the ground floor areas feel warmer and more pleasant.

It can again be particularly useful for older properties where the floors may be quite draughty. Insulating suspended floors and insulating concrete floors are both achievable, and are good options for those renovating or extending a property.

• Material costs: The prices for materials start at £10-£20 per m2, using either rigid foam boards or their eco-friendlier counterparts
• Installation costs: Prices vary between £1,000 and £3,500, depending on the property size and its access points
• Total costs: Generally, it costs between £1,200 and £5,500 for an average house
• Savings: Potential to save £40-£100 per year on heating bills, although again it depends upon the property and the amount of insulation applied

Obtaining accurate quotes for your insulation costs

Like any element of work, it is worth getting at least four quotations for the different insulation projects, so you will be in a better position to compare costs and ensure that you are not charged an unfair price.

For best value against the money invested, comparison of quotations needs to be done by homeowners based on a number of key elements. Some of the most important factors to consider include:

• Insulation thickness – The performances of the insulation layer can be bound by its thickness regarding thermal and acoustic insulation. Compare how each quotation stacks up against one another for insulation thickness and their effectiveness in meeting your energy-saving goals. Check the 'U' value of the proposed insulation and ask for a thermal desk study to see what the finished thermal efficiency of the wall will be for differing options
• Installation technique – Note the recommended installation method for each quote provided, especially if your job is a retrofit. Find trustworthy insulation installers who can provide references for previous insulation installations. If it's a new build, then your bricklayer will be fitting the cavity wall insulation as the walls are built, or it may already have some insulation in situ if you're using MMOC (Modern Methods of Construction), i.e., structural insulated panels (SIPs), timber frame or insulated concrete formwork (ICF)
• Energy efficiency gains – With each insulation method, determine any potential energy gains that could be associated. Some estimates may give rough projections of future energy savings, which may be used to justify the upfront cost

Money-saving opportunities

Several insulation projects, due to their simple nature, are likely to attract some kind of government subsidy, incentive, or energy-efficiency drive to upgrade old housing stock.

Availability of such programs can lower the initial costs of retrofits so it’s certainly worth looking into the financial opportunities and grants the government makes available for energy-efficiency improvements. Incentives like these can vastly bring down the overall cost of installations, making them more accessible.

The easiest and quickest route to application is the government’s online eligibility checker. You will subsequently be asked about your address, council tax band and energy supplier, whether you are a landlord, renter or homeowner. Homeowners should investigate all avenues of funding and qualifying criteria before embarking on an insulation project. Moreover, you secure multiple quotations and work with accredited installers so that you maximise any subsidy or financing.

Money-saving options available include:

• ECO 4 (Energy Company Obligation 4): This is an ongoing government scheme whereby larger energy firms are required to fund home energy-efficiency improvements. Under ECO 4, your home might qualify for free installation, or at least highly subsidised external and internal wall installation, particularly for low-income and/or those in receipt of certain benefits
• Great British Insulation Scheme: A government scheme to help British homes be more energy-efficient. The scheme targets the least energy-efficient houses in the nation and is looked after by Ofgem, which aims at easing fuel poverty and reducing energy costs for households in general
• Local authorities: They often make funds or grants available to facilitate energy-efficient improvements, which are going to be the installation of external and internal wall insulation through the ECO Flex and LA Flex schemes. Homeowners should check with their council's website or make contact directly as to whether a grant is available and what the eligibility criteria are, since these schemes vary by area

As part of assessing your insulation costs, you maybe looking to understand whether you will get a return on your investment before you need to replace your insulation. Arm yourself with the facts by reading our guide to how long does insulation last and weigh up whether including some eco-insulation into the equation will give you the green home credentials you desire.