<p>What Rayner&rsquo;s departure &ndash; triggered by Stamp Duty &ndash; means for property taxes in the autumn Budget is unclear. What is, is the need for good advice. Let&rsquo;s hope for more clarity in the run up to the Budget on 26 November.</p><p><strong>UK economy stagnates</strong></p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1755866562/resi/gb/Articles/Images/Roundup-Sept12-Chart2.jpg" /></p><p>UK GDP appears to be following a similar path this year to last, with stronger growth earlier on in the year petering out over the summer. The latest monthly GDP figures show growth stagnated in July, following a rise of 0.4 per cent in June, taking growth
    in the three monthly to July to 0.2 per cent. Tariffs, employer NI and potential tax changes in the Budget will all be impacting figures here, but it is important to take these monthly GDP figures with a heavy pinch of salt. They are often revised
    and tend to fluctuate month-on-month. <br /></p><p><strong>Bond market headache</strong></p><p>The Chancellor will be acutely aware of recent bond market volatility. Long-dated UK gilts &ndash; essentially IOUs from the government &ndash; hit a 27-year peak in early September, with 30-year gilt yields just shy of 5.7 per cent. But rates have eased
    somewhat since then, with the latest 30-year figure now sitting below 5.45 per cent. </p><p>Rising gilt yields directly increase government's debt servicing costs, creating a challenging fiscal backdrop and increasing the chance of further tax rises and/or spending cuts. This has implication for the housing market too, more directly through
    fixed rates, which are less likely to see any significant reduction while bond yields remain elevated, but also in terms of fiscal headroom. With much hoped for demand side incentives somewhat reliant on a healthier Treasury balance sheet. </p><p>Recent increases in long-dated bond yields aren't solely a UK phenomenon &ndash; other major economies have experienced similar upward movements in recent months. However, there are several UK-specific elements that cannot be overlooked, demonstrated
    by UK gilt yields moving from a middle-ranking position against other G7 nations' 30-year government bonds to amongst the highest.</p><p>While scepticism surrounding persistent inflation and Britain's economic prospects certainly plays a role, the story runs deeper. There's been a marked decline in appetite for long-dated bonds from pension funds and insurers &ndash; traditionally the
    most reliable buyers of government debt. This has left fewer purchasers in the marketplace. Adding to this challenge, recent modifications to UK pension regulations &ndash; ironically introduced to stimulate investment in growth assets &ndash; have
    further dampened demand.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1755866562/resi/gb/Articles/Images/Roundup-Sept12-Chart1.jpg" /></p><p><strong>All that glitters</strong></p><p>With an uncertain outlook globally, investors are flocking to safe-haven assets, reflected in the recent rally in gold prices. Spot gold prices exceeded US $3,500 per ounce in early September, with values up by nearly a third so far this year. Comparing
    gold prices with UK housing clearly demonstrates not only the recent outperformance but also the relative value in UK real estate. A decade ago, the average UK home cost the equivalent of 253 ounces of gold, in September with the price of gold exceeding
    &pound;2,600 per ounce the average home could be bought for the equivalent of less than 100 ounces. </p><p><strong>Housing market</strong></p><p>We&rsquo;d expected fewer new mortgage advances in Q2 following the pre-1 April SDLT changes, with gross advances dropping 24 per cent on Q1 levels to their lowest since Q1 2024. Nothing to get too het up about though, as overall activity in H1 was up
    by almost &pound;25bn or 18 per cent on H1 2024. Of greater interest were the new commitments figures (an indicator of future advances), which rallied, having plateaued in Q1. In Q2 more than &pound;78 billion of new lending was agreed, up 15 per
    cent on Q1 and 17 per cent higher than the same period a year earlier. This was the highest quarter since pre-mini budget in Q3 2022.</p><p>The RICS Survey has made for gloomy reading in recent months, and the August edition was no different. The short-term outlook for prices and activity remains downbeat, due in part to the quieter summer period but also increasingly uncertainty around what
    could happen in the Budget. </p><p>Despite many of the key fundamentals being in a stronger position than they have been for some time (more stock, more motivated sellers and more options for borrowers) the temptation to sit on one&rsquo;s hands remains, with Budget speculation doing little
    to tempt buyers out of the long grass. </p><p>It is a similar story for the rental market, with the latest RICS survey reporting demand holding steady with marginally more respondents seeing demand rise than fall. At the same time new landlord instructions remained firmly in negative territory, with
    a net balance of -37 per cent the weakest reported for over five years. With less stock reaching the market respondents were more positive on the outlook for rental growth over prices, with a net balance of +27 per cent of respondents expecting rents
    to rise in the next three months. For prices the short-term outlook was more negative but more still expected prices to rise than fall over the next 12 months.&nbsp;</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1755866562/resi/gb/Articles/Images/Roundup-Sept12-Chart3.jpg" /></p><p><strong>Renters&rsquo; Rights Bill </strong></p><p>The Renters&rsquo; Right Bill returned to the Commons on 8 September, edging closer to gaining Royal Assent. Most of the amendments suggested by the House of Lords were rejected. Amendments which ended up on the cutting room floor included the ability
    to charge higher deposits for tenants wanting pets, the inclusion of military housing, and the extension of student exemptions to smaller one- and two-bedroom properties. It&rsquo;s now back with the Lords, who&rsquo;ll have another chance to tweak
    the recommendations before returning to the Commons. Expect further back and forth as we keep you updated on progress over the coming weeks.</p><p><strong>New research</strong></p><p>Our residential research team has been busy this summer, with our latest Big Six Residential Development Report, Buyers and Tenants Survey and our Landlord Survey all released in recent weeks. If you missed any of our latest reports <a href="https://residential.jll.co.uk/insights">click here.</a><br /></p><p><strong>JLL Research</strong></p><h5>JLL&rsquo;s Residential and Living team consists of over 300 professionals who provide a comprehensive end-to-end service across all residential property types, including social housing, private residential, build to rent, co-living, later living, healthcare
    and student housing. </h5><h5>Disclaimer: &copy; 2025 Jones Lang LaSalle IP, Inc. All rights reserved. Data within this report is based on material/sources that are deemed to be reliable and has not been independently verified by JLL. JLL makes no representations or warranties as
    to the accuracy, completeness or suitability of the whole or any part of the report which has been produced solely as a general guide and does not constitute advice. No part of this publication may be reproduced or transmitted in any form or by any
    means without prior written consent of JLL. JLL, its officers, employees shall not be liable for any loss, liability, damage or expense arising directly or indirectly from any use or disclosure of or reliance on such report. JLL reserves the right
    to pursue criminal and civil action for any unauthorized use, distribution or breach of such intellectual property.</h5>

Residential Roundup - 12 September

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It&rsquo;s been a busy couple of weeks in Westminster. A changing of the Labour guard has seen Angela Rayner depart from her three posts as Deputy Prime Minister, Deputy Labour Party Leader and Housing Secretary.

It’s been a busy couple of weeks in Westminster. A changing of the Labour guard has seen Angela Rayner depart from her three posts as Deputy Prime Minister, Deputy Labour Party Leader and Housing Secretary.

<p>It&rsquo;s been a busy couple of weeks in Westminster. A changing of the Labour guard has seen Angela Rayner depart from her three posts as Deputy Prime Minister, Deputy Labour Party Leader and Housing Secretary. David Lammy takes on the Deputy Prime Minister role, Steve Reed replaces her as Housing Secretary and hustings have begun for the Deputy Leader post.&nbsp;</p>

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Buyers and Tenants Survey Report

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Big Six Residential Report – Summer 2025

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<p>One of the proposals replaces SDLT with a new national tax to be paid by owner occupiers on houses worth more than &pound;500,000 when they sell their home. The proposed levy would vary dependent upon the value of the property, but the complexity of implementation
    would mean it would take years rather than months to phase out the current system. And with a government looking for an increase in income in the short term, it could well find itself back on the shelf.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1755866562/resi/gb/Articles/Images/Roundup-Aug22-Chart1.jpg" /></p><p>Many in the industry (including us here at JLL) have been advocating for an overhaul of property taxes for some time now. So, news that in advance of the budget the Treasury is looking at different aspects of property taxation should be welcomed. However,
    the focus on higher value properties, a sector of the market where purchasers are often most discretionary, could lead to some shelving their plans until we have further clarity. Not helpful for an already sluggish market.<br /></p><p><strong>The case for stamp duty reform</strong></p><p>Stamp Duty on residential property added more than &pound;10bn to government coffers in the year to March. But an increase in buying costs has meant fewer homes transacting, bad news for labour mobility and the many industries which rely on an active
    and fully functioning housing market. This is particularly true for London, which accounts for just over 10 per cent of UK sales but more than 40 per cent of SDLT revenues. </p><p>An overhaul of buying costs (SDLT) and holding costs (mainly council tax) is long overdue. But setting new valuation thresholds (effectively valuing every home) has been put in the &lsquo;too difficult&rsquo; pile each time it&rsquo;s been mooted by governments
    of all colours since the first set of 1991 property values were applied.</p><p>The latest idea purportedly under consideration takes inspiration from the work by think-tank Onward, which advocates replacing stamp duty and council tax (in part) with a national property tax for homes valued at more than &pound;500,000. This would
    roll up and be paid once the property was sold. Revenues would be split between local government and the Treasury, with a minimum rate set to mirror revenue currently collected through council tax, effectively shifting the current purchasing cost
    (SDLT) to a sales cost (national tax). An obvious advantage for those purchasing their first home or upsizing but doing little to encourage downsizing.</p><p>Proposals exempt social housing, with tax for tenanted properties paid by the owner rather than the occupier (meaning private landlords with homes valued at over &pound;500,000 would pay rather than the tenant &ndash; albeit likely just added to rent).
    </p><p>The challenge for government will be keeping the Office for Budget Responsibility happy, as the scrapping of SDLT could result in lower revenues in the short term.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1755866562/resi/gb/Articles/Images/Roundup-Aug22-Chart2.jpg" /></p><p><strong>Housing market</strong></p><p>All this speculation isn&rsquo;t helpful for a market where buyers remain cautious - the latest residential survey from the RICS painting a gloomy picture for activity in July. Rightmove figures, while still mixed, are a bit more positive, particularly for those vendors willing to be more realistic with their asking prices. There&rsquo;s more stock on the market this year than last, with homes for sale up 10 per cent, a ten-year high. More choice means properties not priced competitively are failing to attract buyers, with more than a third of properties for sale having been reduced in price, the highest for two years. Asking prices dropped 1.3 per cent in August, in line with the usual seasonal trend, albeit following more substantial price cuts in June and July. Asking prices are now almost &pound;10,800 lower than they were last summer.&nbsp; </p><p>But more competitive asking prices are encouraging buyers to commit, with sales agreed in July up 8 per cent on the same period in 2024 and their highest since 2020. </p><p>Latest figures from the ONS put UK house prices 3.9 per cent higher annually in June, up from a revised 2.7 per cent in May. Private rents rose 5.9 per cent in the year to July according to ONS figures, with the rate of growth slowing to levels last seen in early 2023. Rents for new lets remained broadly unchanged over the last 12 months, with Homelet data showing rents 0.4 per cent higher this July than last. </p><p><strong>In other news</strong></p><p>UK inflation rose to 3.8 per cent in July. This was marginally above the 3.7 per cent consensus forecast but in line with the latest Bank of England view, which expects UK inflation to peak at 4 per cent in September. Food, fuel and airfares appear to be the main culprits in July, all of which came in hotter than forecasters had predicted.</p><p>What this means for the rate cutting cycle is far from clear, it likely narrows the odds on a further cut in September, but there will be two further data releases prior to the November meeting, where expectations remain broadly positive for a further 25bps drop.<br /></p><p><strong>JLL Research</strong></p><h5>JLL&rsquo;s Residential and Living team consists of over 300 professionals who provide a comprehensive end-to-end service across all residential property types, including social housing, private residential, build to rent, co-living, later living, healthcare and student housing. </h5><h5>Disclaimer: &copy; 2025 Jones Lang LaSalle IP, Inc. All rights reserved. Data within this report is based on material/sources that are deemed to be reliable and has not been independently verified by JLL. JLL makes no representations or warranties as to the accuracy, completeness or suitability of the whole or any part of the report which has been produced solely as a general guide and does not constitute advice. No part of this publication may be reproduced or transmitted in any form or by any means without prior written consent of JLL. JLL, its officers, employees shall not be liable for any loss, liability, damage or expense arising directly or indirectly from any use or disclosure of or reliance on such report. JLL reserves the right to pursue criminal and civil action for any unauthorized use, distribution or breach of such intellectual property.</h5>

Residential Roundup - 22 August

The Autumn Budget is still more than two months off, but the rumour mill is in full swing. Press reports suggest the government is considering a replacement for Stamp Duty Land Tax (SDLT), a new fairer approach to council tax and a revision to Capital Gains Tax for higher value homes.<strong></strong>

The Autumn Budget is still more than two months off, but the rumour mill is in full swing.

<p><strong>The Autumn Budget is still more than two months off, but the rumour mill is in full swing. Press reports suggest the government is considering a replacement for Stamp Duty Land Tax (SDLT), a new fairer approach to council tax and a revision to Capital Gains Tax for higher value homes.</strong><strong></strong></p>

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<p>Halifax figures are also showing a 2.4 per cent annual rise in July. Mortgage approvals are rising too, with more than 64,000 mortgages approved in June, activity returning to pre-pandemic norms (when rates were significantly lower than they are now).</p><p><strong>Housing market</strong></p><p>The number of homes sold in June rose 13 per cent on May, with the impact of the 1 April Stamp Duty changes now dissipating.&nbsp; H1 figures show an 18 per cent annual increase in sales nationally, with June sales up 5 per cent year on year.&nbsp; </p><p>Affordability is improving, at least on paper, with the average house price to income ratio hitting a ratio of 5.75 - a ten-year low. This is down from a high of 6.9 in 2022. Although elevated mortgage rates mean affordability remains more challenging
    for those looking to get onto the ladder. </p><p>But sellers are having to be more realistic on price. Latest figures from Rightmove show average asking prices dropped by 1.2 per cent in July, equating to an average &pound;4,500 reduction. A reduction in July isn&rsquo;t unusual but the scale of the
    reduction is, with Rightmove reporting the highest July fall in more than twenty years of data. London saw the highest monthly fall, with asking prices 1.5 per cent lower in July than June. This is driven by central London and follows a similar trend
    to that observed in our latest <a href="https://residential.jll.co.uk/insights/research/jll-pcl-report-q2-2025">PCL report.</a></p><p><strong>News from the MPC</strong></p><p>The big news of the week was always going to be the Bank Rate.&nbsp; While there were some wobbles, the long-term expectation had always been that August would see a 25bps fall, with the Monetary Policy Committee confirming a lowering of rates to 4 per
    cent on 7 August.&nbsp; </p><p>While the result wasn&rsquo;t really a surprise, there were more hawks than expected this time round, with members of the Monetary Policy Committee only narrowly voting through the 25bps cut through by five votes to four. The remaining four all felt rates
    should remain at 4.25 per cent (with one of the rate cutters initially voting for a 50bps reduction).</p><p>This latest cut is unlikely to be a game changer for mortgage rates, with the August fall all but factored in. That said, effective interest rates on newly drawn mortgages fell for the fourth consecutive month in June, down to 4.34 per cent. Lifetime
    Capital is quoting best-buy rates at sub-3.8 per cent for those borrowers viewed upon most favourably by lenders.&nbsp; </p><p>Consensus forecasts expect one further 25bps cut in 2025 and another in H1 2026, taking us to a 3.5 per cent rate by mid-year 2026.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1754643912/resi/gb/Articles/Images/Roundup-Aug8-Chart2.jpg" /></p><p><strong>Bricks versus concrete</strong></p><p>Those in government and those of us in the housebuilding sector will be hoping some of the positivity around lower rates feeds through into the new homes market this autumn.</p><p>In our <a href="https://residential.jll.co.uk/insights/news/residential-roundup-18-july">last Roundup</a> we discussed the latest Molior figures for London, with delays and additional financial pressures associated with &lsquo;high
    risk&rsquo; buildings and the arduous Gateway process culminating in a drop off in flatted urban development.&nbsp; </p><p>But the challenge isn&rsquo;t just a London one, or indeed just residential. The latest S&amp;P Purchasing Managers Index (PMI) shows a slowdown in activity across their three monitored construction sectors, civil engineering, commercial and residential.
    Respondents cited a lack of tender opportunities and a hesitancy from customers to commit to projects. </p><p>Supply chain figures from the Mineral Products Association (MPA) echo the drop off in delivery. Sales of ready-mixed concrete fell 11.5 per cent in Q2 2025 compared with Q1, are down by a third in the last ten years and are at their lowest, lockdown aside,
    for 63 years. </p><p>Brick deliveries are showing more of a mixed picture. Seasonally adjusted monthly data shows 5 per cent fewer bricks delivered in June than May, but activity was up 16 per cent annually, marginally up on the +15 per cent recorded in May. Deliveries are
    on an upward trajectory, with annual figures the highest for two-years, but we&rsquo;ve still got some way to go to get back to pre-pandemic norms.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1754643910/resi/gb/Articles/Images/Roundup-Aug8-Chart1.jpg" /></p><p><strong>JLL Research</strong></p><h5>JLL&rsquo;s Residential and Living team consists of over 300 professionals who provide a comprehensive end-to-end service across all residential property types, including social housing, private residential, build to rent, co-living, later living, healthcare
    and student housing. </h5><h5>Disclaimer: &copy; 2025 Jones Lang LaSalle IP, Inc. All rights reserved. Data within this report is based on material/sources that are deemed to be reliable and has not been independently verified by JLL. JLL makes no representations or warranties as
    to the accuracy, completeness or suitability of the whole or any part of the report which has been produced solely as a general guide and does not constitute advice. No part of this publication may be reproduced or transmitted in any form or by any
    means without prior written consent of JLL. JLL, its officers, employees shall not be liable for any loss, liability, damage or expense arising directly or indirectly from any use or disclosure of or reliance on such report. JLL reserves the right
    to pursue criminal and civil action for any unauthorized use, distribution or breach of such intellectual property.</h5>

Residential Roundup - 8 August

After dropping back in June, house prices saw their highest monthly increase for six months in July, with the Nationwide index showing prices rising 2.4 per cent annually, up from 2.1 per cent the previous month.

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Landlord Survey 2025

The 2025 JLL Landlord Survey was conducted to better understand the challenges landlords are currently facing and how these will influence their plans over the short and medium term.

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<p>Markets still appear to be on the side of the doves, expecting a further reduction in the bank rate next month, but recent announcements on the UK economy have muddied the waters.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1752846331/resi/gb/Articles/Images/Roundup-July18-Chart1.png" /></p><p>Inflation, which came in a little hotter than many had expected in June, could trouble the MPC. CPI rose 3.6 per cent, with the three f&rsquo;s: fuel, flights and food all contributing. Yet despite inflation rising, GDP, jobs and wage growth all fell
    back in the latest numbers. Growth in UK GDP, which had shown some promise in Q1 fell for the second consecutive month in May, down 0.1 per cent, following a -0.3 per cent reading in April. Real GDP is still expected to have grown 0.5 per cent in
    the three months to May, albeit much of this is down to a stronger Q1. But the outlook for UK GDP has improved marginally this year, with consensus forecasts expecting 1 per cent growth this year, up from 0.8 per cent in 2024. <br /></p><p>Wage growth dropped back in the latest figures, with average earnings excluding bonuses 5 per cent higher in the three months to May compared with the same period a year earlier. This was lower than the 5.3 per cent recorded in April. The ONS Labour Force
    Survey, which I&rsquo;d approach with caution due to low participation rates at present, showed unemployment rose to 4.7 per cent in the three months to May, up from 4.6 per cent a month earlier.</p><p>Fallout from the rise in employers&rsquo; national insurance, combined with ongoing uncertainty around tariffs and the health of the global economy has seen the number of payrolled staff fall in May, with a 25,000 reduction in May versus April. Yet this
    is lower than previous estimates of more than a 100,000 drop. The latest major announcement was the loss of 500 jobs at Jaguar Land Rover, which posted an 11 per cent reduction in quarterly sales following the pausing of US exports. </p><p>Early estimates suggest we could see a further reduction in June, with the number of payrolled staff expected to be 178,000 lower in June this year than last, or a reduction of 0.6 per cent. This follows a fall in job vacancies for the 36<sup>th</sup> consecutive month, albeit setting aside pandemic disruptions, we remain at or above long run norms.<strong></strong></p><p><strong>News from Mansion House</strong></p><p>In her annual speech to business leaders at Mansion House, the Chancellor&rsquo;s key theme was loosening regulation to turbocharge growth. Much of the emphasis was around supporting our ailing IPO sector and encouraging investment in the UK stock market
    rather than cash ISAs, albeit not as previously trailed limiting the cash ISA allowance (yet).&nbsp;</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1752846331/resi/gb/Articles/Images/Roundup-July18-Chart2.png" /></p><p>For the housing market, there was some loosening agreed too. Income thresholds for those applying for certain first-time buyer mortgages will be lowered and more mortgages will be available at over 4.5 times income. A move which is expected to provide
    up to 36,000 additional mortgages to first-time buyers in its first year. In addition, a new mortgage guarantee scheme has been confirmed to ensure the ongoing availability of loans at 90 and 95 per cent loan-to-value to assist prospective buyers
    with lower deposits. &nbsp;<br /></p><p><strong>Where have all the flats gone?</strong></p><p>There was some encouraging news in the latest S&amp;P Purchasing Managers Index. While overall construction activity remained in contractionary territory housebuilding moved into growth territory for the first time since September 2024. </p><p>But an increase in activity, which will be welcomed by a government sticking steadfastly to their 1.5 million homes target, is not evident in our cities. Ongoing viability challenges, particularly around &lsquo;High Risk&rsquo; buildings &ndash; those
    at 18 metres or seven storeys high &ndash; and increasing frustrations with the Gateway process and the Building Safety Regulator mean activity is falling.</p><p>Figures from Molior London show there were fewer than 2,200 private homes started across London in H1 2025, the equivalent of fewer than 5% of the 44,000 private homes target. In the second quarter of 2025, 23 London Boroughs saw no schemes of 20 or more
    private homes start.&nbsp;</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1752846331/resi/gb/Articles/Images/Roundup-July18-Chart3.png" /></p><p>But 2025 figures follow recent trends, with activity across London dropping back since the peak in 2015. Analysis of new homes sales shows that there have been 7,500 more sales than starts in the last five years, with the number of homes under construction across Greater London falling by a third in the last five years. This will have implication for future completions, with Molior London expecting fewer than 10,000 private homes will complete in 2027 and 2028 combined.<br /></p><p><strong>JLL Research</strong></p><p>JLL&rsquo;s Residential and Living team consists of over 300 professionals who provide a comprehensive end-to-end service across all residential property types, including social housing, private residential, build to rent, co-living, later living, healthcare and student housing. </p><h5>Disclaimer: &copy; 2025 Jones Lang LaSalle IP, Inc. All rights reserved. Data within this report is based on material/sources that are deemed to be reliable and has not been independently verified by JLL. JLL makes no representations or warranties as to the accuracy, completeness or suitability of the whole or any part of the report which has been produced solely as a general guide and does not constitute advice. No part of this publication may be reproduced or transmitted in any form or by any means without prior written consent of JLL. JLL, its officers, employees shall not be liable for any loss, liability, damage or expense arising directly or indirectly from any use or disclosure of or reliance on such report. JLL reserves the right to pursue criminal and civil action for any unauthorized use, distribution or breach of such intellectual property.</h5>

Residential Roundup - 18 July

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As has become customary, anticipation is building in the run-up to the 7 August meeting of the Bank of England&rsquo;s Monetary Policy Committee.

As has become customary, anticipation is building in the run-up to the 7 August meeting of the Bank of England’s Monetary Policy Committee.

<p>As has become customary, anticipation is building in the run-up to the 7 August meeting of the Bank of England&rsquo;s Monetary Policy Committee. </p>

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JLL PCL Report – Q2 2025

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<p>Zoopla is reporting sales agreed in the four weeks to mid-June are up 6 per cent annually, but stock levels continue to rise more quickly than demand, meaning increases in activity are not driving significant price rises.</p><p><strong>House prices </strong></p><p>Nationwide's house price index shows prices dipped 0.8 per cent in June compared with May, meaning annual growth in prices dropped back from 3.5 per cent in May to 2.1 per cent last month. Expect to see annual averages increase a little in the coming
    months as the market continues to settle.</p><p>Zoopla reported asking prices rose 1.4 per cent annually in May, with stock on the market up 14 per cent year-on-year. This outpaced new buyer demand, rising by 7 per cent over the same period. Higher value markets saw the most marked increase in stock
    for sale, with activity at the top end of the market more sluggish than at the lower end. Prices in areas where house prices average under &pound;200k rose 2.7 per cent compared with falls of 0.7 per cent in areas where prices top &pound;500k.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1751631279/resi/gb/Articles/Images/Roundup-July4-Chart1.png" /></p><p><strong>Market activity </strong></p><p>Mortgage approvals numbers began to recover in May, rising 3.9 per cent month-on-month on a slow April and 3 per cent higher than May 2024. But these numbers point to a steady rise in activity rather than a significant uptick. Average rates paid on new
    loans fell in May to 4.47 per cent with sub-4 per cent rates now available for both two- and five-year fixes for those with higher deposits. Forecasters are still anticipating up to two further rate cuts this year, taking the bank rate to 3.75% by
    the year end, but uncertainty around swap rates means that we are not expecting to see further significant falls in best buy rates in the near term.</p><p>Following a slow post-SDLT April, transactions recovered in May. Seasonally adjusted figures show there were 25 per cent more sales in May than April, but volumes remained 12 per cent lower than the May figure a year ago.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1751631279/resi/gb/Articles/Images/Roundup-July4-Chart2.png" /></p><p><strong>What does this mean for our outlook? </strong></p><p>The time taken to sell a home (from listing to completion) now exceeds 200 days according to research by TwentyEA. This means homeowners listing their homes today would be expected to pick up the keys to their new home in late January 2026.</p><p>As well as increasing the likelihood of a sale falling through &ndash; time is often the killer of deals - this means that prices achieved on completion for homes in 2025 will largely reflect offers already accepted by vendors. As a result, even if we see a pick-up in activity later in the year, with more competitive mortgage rates and improved buyer confidence increasing activity, this uptick will be reflected in the 2026 rather than 2025 stats.</p><p>Our forecasts for this year, made back in November, were for a gradual recovery in prices, aided by more competitive mortgage rates and political certainty following a Labour majority at the General Election. While the benefits of a strong majority have been tested in recent weeks and the outlook for the UK economy remains underwhelming, the housing market continues to follow a path of slow but steady recovery.</p><p>Despite the stamp duty changes muddying the waters more recently, we are leaving our current forecasts for 3.5 per cent annual growth in UK prices in 2025 unchanged. Similarly, our expectations that higher value markets would lag in 2025 are still evident in the latest house price data, meaning we still expect that price growth in London will be more modest, rising by 2.5 per cent in 2025.</p><p><strong>A different story in Central London </strong></p><p>The only market where we are revising our 2025 forecast is Central London. Ongoing uncertainty around government plans to tax (or not) non-doms on their global assets means fewer prospective buyers at the top end of the market this summer. Here at JLL we've seen 8 per cent fewer new applicants registering with our offices in Q2 this year versus last, with LonRes data showing the numbers of sales so far this year at &pound;5million or more are down 14 per cent and &pound;10million plus sales down 20 per cent.</p><p>Sold prices (excluding new homes) fell 3.9 per cent annually across Prime Central London in Q2 2025, meaning our expectations for 3 per cent growth by the year end is increasingly unlikely. Additional tax liabilities for overseas buyers and those buying additional properties from April, alongside ongoing uncertainty around the non-dom regime, are all impacting buyer appetite. A U-turn on the exposure of non-doms' global assets to UK inheritance tax could help, but many will be waiting for further clarity before making their decision to stay, go or relocate. In the meantime, buyers remain cautious and stock levels in the second-hand market, up 13 per cent annually, are outstripping demand.</p><p>Relative scarcity of stock in the new homes market in central London means we are not seeing any notable reduction in prices, but activity remains skewed towards owner-occupiers and needs-based purchasers rather than investors, with sales volumes lower than historic norms.</p><p>We expect some markets - particularly those neighbourhoods more reliant upon high-net-worth overseas buyers - will see prices end the year lower than they started, but others could see small single digit annual increases this year. This means overall we expect prices to be flat in 2025, with growth of 2 per cent forecast in 2026.</p><p>The slowdown in rental growth experienced across most UK markets is following the path we forecast in November, so we'll be maintaining our current forecast for growth nationally of 3.0 per cent in 2025.</p><p><strong>JLL Research</strong></p><p><em>JLL&rsquo;s Residential and Living team consists of over 300 professionals who provide a comprehensive end-to-end service across all residential property types, including social housing, private residential, build to rent, co-living, later living, healthcare and student housing. </em></p><em></em><p><em>Disclaimer: &copy; 2025 Jones Lang LaSalle IP, Inc. All rights reserved. Data within this report is based on material/sources that are deemed to be reliable and has not been independently verified by JLL. JLL makes no representations or warranties as to the accuracy, completeness or suitability of the whole or any part of the report which has been produced solely as a general guide and does not constitute advice. No part of this publication may be reproduced or transmitted in any form or by any means without prior written consent of JLL. JLL, its officers, employees shall not be liable for any loss, liability, damage or expense arising directly or indirectly from any use or disclosure of or reliance on such report. JLL reserves the right to pursue criminal and civil action for any unauthorized use, distribution or breach of such intellectual property.</em></p>

Residential Roundup - 4 July

Three months on from the March stamp duty deadline and the housing market is gradually emerging from the SDLT fog. Zoopla is reporting sales agreed in the four weeks to mid-June are up 6 per cent annually, but stock levels continue to rise more quickly than demand, meaning increases in activity are not driving significant price rises.

Three months on from the March stamp duty deadline and the housing market is gradually emerging from the SDLT fog. 

<p>Three months on from the March stamp duty deadline and the housing market is gradually emerging from the SDLT fog. </p>

https://res.cloudinary.com/global-cms-assets-np/image/upload/f_auto,q_auto/v1751631292/resi/gb/Articles/Images/Roundup-July4-Hero.jpg

<p><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1750311984/RRB_JLL_updates_Chinese_April_2025.pdf" target="_blank"><button class="Button primary">Download Mandarin Version (点击获取中文版)</button></a>
</p><p><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1738843174/resi/gb/Articles/PDFs/RRB_JLL_updates_Arabic_Feb_5_JLL.pdf" target="_blank"><button class="Button primary">Download Arabic  Version</button></a>
</p><p>The Renters&rsquo; Rights Bill (RRB) proposes significant reform within the private rental sector. The bill itself has been making fast progress through Parliament, having already passed through the House of Commons. It is now widely expected to come
    into effect from this<em> </em>spring onwards.&nbsp; </p><p>Whilst the bill contains added flexibility to tenants, Landlords retain much needed protection around possession and annual rental increases. The bill is intended to even the balance and is expected to encourage greater long-term security for both Tenants
    and Landlords. Key parts of the bill include;</p><ul><li>The abolishment of Section 21 notices, and the ending of Assured Shorthold Tenancies (ASTs).</li></ul><ul><li>Tenancies to become periodic by default, and Tenants can serve 2 months&rsquo; notice at any time. </li></ul><ul><li>Rent payment/collection limited to one month in advance.</li></ul><ul><li>Rent increases to be restricted to once per year (twelve months from previous increase) via a Section 13 notice.</li></ul><ul><li>Tenants can challenge rent increases deemed above market via the First Tier Tribunal.</li></ul><ul><li>Rent agreed cannot be higher than the advertised property price. <s></s></li></ul><ul><li>Tenants have the right to request a pet and that request cannot be unreasonably refused. </li></ul><ul><li>Landlords will be prohibited from discriminating against tenants who receive benefits or have children residing with them or visiting their premises.</li></ul><ul><li>Awaab&rsquo;s Law will apply to the Private Rented Sector (PRS) rather than in social housing only. </li></ul><ul><li>Decent Homes Standard will also apply to the PRS. </li></ul><ul><li>There will be a requirement for Landlords to sign up to a Landlord Redress Scheme as well as a PRS database. </li></ul><ul><li>A written tenancy agreement will need to be provided to all Tenants.
        <p>As your trusted letting agent, JLL are already taking steps to prepare for this upcoming change and have successfully guided thousands of clients through previous legislative changes, most recently the Tenant Fees Act (2019). We will work with
            you, endeavouring to ensure that your needs are met and minimise any concerns following the introduction of the upcoming changes. <s>&nbsp;</s></p><p>Below is the current timeline and summary of key changes that are expected to take effect. We have also answered some of the key questions that our clients and partners have been asking.&nbsp;<span style="background-color:transparent;color:inherit;font-family:inherit;font-size:inherit;text-align:inherit;text-transform:inherit;word-spacing:normal;caret-color:auto;white-space:inherit;"></span></p></li></ul><div style="text-align:center;"><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1750783186/resi/gb/Articles/Images/RRB_-_progression_chart_-_Jun.png" /></p><p>&nbsp;</p></div><p><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1750783032/resi/gb/Articles/PDFs/RRB_JLL_updates_Jun_Chinese.pdf" target="_blank"><button class="Button primary">Download Mandarin Version (点击获取中文版)</button></a>
</p><p><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1750783032/resi/gb/Articles/PDFs/RRB_JLL_updates_Jun_Arabic.pdf" target="_blank"><button class="Button primary">Download Arabic  Version</button></a>
</p><h2></h2><h2><strong>WILL IT AFFECT ALL RENTAL PROPERTIES?</strong><strong></strong></h2><p>The vast majority yes. Most Landlords rent to individuals and receive a rent of under &pound;100,000 per year making their tenancy an Assured Shorthold (AST), so these changes will apply to most Landlords in England. Landlords renting to company Tenants
    or receiving rent exceeding &pound;100,000 per year will continue to be exempt as the bill will not apply to company or contractual (Non AST) tenancies.</p><h2><strong>WHEN WILL THIS TAKE EFFECT?</strong><strong></strong></h2><p>Once the bill passes into law, it will apply to new and existing tenancies, defaulting fixed term tenancies to periodic immediately. It should be noted that existing tenancies with clauses for future rent increases and/or break clauses will no longer
    apply as the new legislation takes precedent.</p><h2><strong>HOW LONG CAN MY TENANT(S) STAY IN MY PROPERTY?</strong><strong></strong></h2><p>As above, leases will no longer have a fixed end date and will roll over indefinitely until a valid notice is served by Landlord or a Tenant. Tenants will have a minimum twelve month protected period.</p><h2><strong>WHAT HAPPENS IF I NEED MY PROPERTY BACK?</strong><strong></strong></h2><p>Current Section 21 notices will no longer exist and will be replaced by an existing (evidence based) Section 8 notice framework. Landlords needing to sell or move themselves or their immediate family into a property, can do so under a newly extended notice
    period of four months, which cannot be served until eight months after a Tenant takes occupancy, guaranteeing them one year minimum. Landlords must be prepared, and able, to provide evidence of their need for possession and will be prohibited from
    marketing their property for rent for twelve months from the date the notice expires. These requirements are to ensure notices remain legitimate. How such evidence might be called on or presented remains unclear at this time.</p><h2><strong>BREAKCLAUSES IN GENERAL</strong><strong></strong></h2><p>Tenants will be able to give Landlords two months&rsquo; notice at any point once they have moved in. Whilst not ideal the cost, time, and effort of moving home means few Tenants would have any interest relocating and would be expected to remain much
    as they do now, moving only when circumstance require change so Landlords should not be too concerned here.&nbsp; </p><p>Outside of Landlords wishing to sell or move in, Landlords will be permitted to serve notice should their Tenant breach their rental contract. A list of notices covering breaches can be <a href="https://www.gov.uk/government/publications/guide-to-the-renters-rights-bill/82ffc7fb-64b0-4af5-a72e-c24701a5f12a">viewed here</a>.</p><h2><strong>RENTAL PAYMENTS AND ARREARS</strong><strong></strong></h2><p>All rent will be payable monthly only. All advance payments will be prohibited. JLLs due diligence and processes ensure 97% of all JLL client rental monies are received within three working days of due date and 99.8% paid within 30 days of any due date.</p><p>Tenant arrears of three months will enable Landlords to serve four weeks&rsquo; notice. </p><h2><strong>WHAT ABOUT STUDENTS AND OVERSEAS TENANTS?</strong><strong></strong></h2><p>The same applies. Despite it being widely accepted that the student market is higher risk, there is no exemption in the bill at present. Landlords are advised to consider rent protection insurance policies or guarantors to offset any risk.</p><h2><strong>ADVERTISING AND INCREASING RENTS</strong><strong></strong></h2><p>When marketing, Landlords will no longer be able to accept a rental offer or bid that exceeds the advertised property price.</p><p>Landlords will be able to propose market rent increases annually using a Section 13 notice, providing two months&rsquo; notice to Tenants. Tenants may challenge the increase via the First-Tier Tribunal Service (FTT), if they feel it exceeds market value.</p><p>The FTT are unable to increase rent beyond the Landlords proposed amount but may rule the same amount (or lower) to determine an impartial market valuation. The increased rent will take affect from the date of the ruling (or a following date set by the
    FTT, typically the next due date). Crucially, it will <em>not</em> be backdated to the Section 13 expiry date. How long a ruling will take is not clear, but reports suggest it could be up to six months. There are concerns this may encourage Tenants
    to challenge increases. Fair market linked increases will reduce Tenants challenging annual increases. </p><h2><strong>PETS</strong></h2><p>Landlords can no longer reasonably refuse pets but can require Tenants to acquire appropriate pet insurance. A Landlords superior lease that prohibits pets might be considered a reasonable reason to refuse for example. &nbsp;</p><h2><strong>PENALTIES AND FINES</strong><strong></strong></h2><p>Up to &pound;7,000 for first time offences and &pound;40,000 for more serious and repeat non-compliance.&nbsp;</p><p>&nbsp;</p>

Renters Rights Bill Update – June 2025

The Renters&rsquo; Rights Bill (RRB) proposes significant reform within the private rental sector. The bill itself has been making fast progress through Parliament, having already passed through the House of Commons. It is now widely expected to come into effect from this<em>&nbsp;</em>spring onwards.&nbsp;

The Renters’ Rights Bill (RRB) proposes significant reform within the private rental sector. The bill itself has been making fast progress through Parliament, having already passed through the House of Commons. 

https://res.cloudinary.com/global-cms-assets-np/image/upload/v1728056777/resi/gb/Articles/Images/Renters-Rights-Bill-Update.jpg

<p>This wasn&rsquo;t unexpected, with the impact of higher energy costs alongside annual increases in council tax and rail fares contributing to the 3.5 per cent rise.</p>
<p>The optimist&rsquo;s view is that this could be short lived though, with Ofgem announcing a 7 per cent reduction in the energy price cap between July and September this year, compared to a 6 per cent rise in the three months to June.&nbsp;</p>
<p>Higher than expected CPI figures follow news that the UK economy grew by 0.7 per cent in Q1 2025, above the 0.6 per cent forecast and 0.1 per cent recorded in Q4 2024. But policy change, both domestically and internationally, means the path for the remainder
    of 2025 is far from clear, with the impact of employer NI and tariffs still to play out in the GDP figures in the coming months.</p>
<p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1748531146/resi/gb/Articles/Images/Roundup-May30-Chart1.jpg" /></p>
<p><strong>Housing market</strong></p>
<p>The post-stamp duty change hangover appears to have been short lived, with the latest figures from Zoopla showing the number of sales agreed in May at their highest level for four years and up 6% on 2024. Sellers are returning to the market too, with
    new listings up 6% and stock on the market 13% higher than at the same point a year ago. </p>
<p>The latest ONS figures for March show average UK house prices rose 6.4 per cent annually to &pound;271,000, equating to a &pound;16,000 increase on March 2024. First time buyer prices rose 7.1 per cent, outpacing growth for home movers (5.4 per cent).
    Although it is worth noting the impact of the 1 April stamp duty change on these figures. </p>
<p>For rents, the ONS Private Rents Index showed an annual increase in rents of 7.4 per cent in the 12 months to April 2025. This is down from 7.7 per cent in March but continues to remain elevated compared with new let indicators, with April figures from
    Homelet up just 0.3 per cent annually.&nbsp;</p>
<p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1748531146/resi/gb/Articles/Images/Roundup-May30-Chart2.jpg" /></p>
<p><strong>Time to rethink incentives? </strong></p>
<p>The government has made clear commitments to building more homes and improving the quality and efficiency of our existing housing stock. However, the responsibility for building this stock lies predominantly with housebuilders, who have responsibilities
    to their shareholders and need to ensure there is a market for any homes they deliver. Whether that be for open market sale, investment, or sales to affordable housing providers. </p>
<p>The cost to improve existing stock also lies (a few government subsidies aside) with property owners. Whether that be housing associations or other social housing providers, who need to improve stock without any demonstrable increase in rents, or owners
    in the private sector.</p>
<p>The government has clear ambitions to achieve a blanket EPC C+ rating for the private rented sector and social housing, but if we are serious about encouraging and rewarding improvements, we&rsquo;ll need to rethink how we approach this going forward.
</p>
<p>New homes are already a step ahead, with 97% of new homes delivered having an EPC of C or above, with 86% rated A or B in Q1 2025.&nbsp; This compares with 6% EPC A or B and 52% EPC C for existing homes. </p>
<p>To encourage purchasers to buy new and more energy efficient homes, or to reward homeowners for investing in improving the energy efficiency of their homes should we be offering Stamp Duty Land Tax (SDLT) incentives to encourage activity and improvements?</p>
<p>Cutting SDLT by 50% for A or B rated properties, and by 25% for those rated C could provide a clear incentive for buyers and rewards sellers too. Those bringing homes to market at EPC C or above may be more likely to attract buyers due to lower running
    costs and reduced purchase costs. </p>
<p><strong>What difference could this make? </strong></p>
<p>If implemented, a first-time buyer purchasing a home at &pound;500,000 could save &pound;5,000 buying an EPC A or B rated home, with home-movers paying &pound;7,500, compared with &pound;15,000 for a home rated D or below. Perhaps a harder sell for government
    would be applying this to investors too, but if we are looking to improve the quality and efficiency of our rental stock offering the same reduction in SDLT would further encourage the purchase of more efficient homes. An investor buying a &pound;500,000
    EPC A or B rated property would still be paying four times the SDLT of a first-time buyer, but saving &pound;20,000 compared with an EPC D home.&nbsp;</p>
<p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1748531146/resi/gb/Articles/Images/Roundup-May30-Chart3.jpg" /></p>
<p><strong>But what about the black hole? </strong></p>
<p>We understand that discussions on tax breaks at a time when government finances are increasingly stretched could be challenging.&nbsp; However, even if stamp duty take per property fell, more activity means the difference between overall receipts may
    not be as significant. Indeed, encouraging activity in the housing market brings in far more revenue than SDLT alone, providing a boost for the wider economy as well as helping to deliver more better-quality homes. We&rsquo;ll hopefully know more
    following the June Spending Review, but in the meantime, we hope that the Government are considering demand and as well as supply when thinking about how to deliver more homes.</p>
<p><strong>JLL Research</strong></p>
<p>JLL&rsquo;s Residential and Living team consists of over 300 professionals who provide a comprehensive end-to-end service across all residential property types, including social housing, private residential, build to rent, co-living, later living, healthcare
    and student housing. </p>
<p>Disclaimer: &copy; 2025 Jones Lang LaSalle IP, Inc. All rights reserved. Data within this report is based on material/sources that are deemed to be reliable and has not been independently verified by JLL. JLL makes no representations or warranties as
    to the accuracy, completeness or suitability of the whole or any part of the report which has been produced solely as a general guide and does not constitute advice. No part of this publication may be reproduced or transmitted in any form or by any
    means without prior written consent of JLL. JLL, its officers, employees shall not be liable for any loss, liability, damage or expense arising directly or indirectly from any use or disclosure of or reliance on such report. JLL reserves the right
    to pursue criminal and civil action for any unauthorized use, distribution or breach of such intellectual property.</p>

Residential Roundup - 30 May

UK inflation, which had been coming in below forecast earlier this year, spiked according to the latest April figures.

https://res.cloudinary.com/global-cms-assets-np/image/upload/f_auto,q_auto/v1748531281/resi/gb/Articles/Images/Roundup-May30-Hero.jpg

<p>This wasn&rsquo;t unexpected, with the impact of higher energy costs alongside annual increases in council tax and rail fares contributing to the 3.5 per cent rise.</p><p>The optimist&rsquo;s view is that this could be short lived though, with Ofgem announcing a 7 per cent reduction in the energy price cap between July and September this year, compared to a 6 per cent rise in the three months to June.&nbsp;</p><p>Higher than expected CPI figures follow news that the UK economy grew by 0.7 per cent in Q1 2025, above the 0.6 per cent forecast and 0.1 per cent recorded in Q4 2024. But policy change, both domestically and internationally, means the path for the remainder
    of 2025 is far from clear, with the impact of employer NI and tariffs still to play out in the GDP figures in the coming months.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1748531146/resi/gb/Articles/Images/Roundup-May30-Chart1.jpg" /></p><p><strong>Housing market</strong></p><p>The post-stamp duty change hangover appears to have been short lived, with the latest figures from Zoopla showing the number of sales agreed in May at their highest level for four years and up 6% on 2024. Sellers are returning to the market too, with
    new listings up 6% and stock on the market 13% higher than at the same point a year ago. </p><p>The latest ONS figures for March show average UK house prices rose 6.4 per cent annually to &pound;271,000, equating to a &pound;16,000 increase on March 2024. First time buyer prices rose 7.1 per cent, outpacing growth for home movers (5.4 per cent).
    Although it is worth noting the impact of the 1 April stamp duty change on these figures. </p><p>For rents, the ONS Private Rents Index showed an annual increase in rents of 7.4 per cent in the 12 months to April 2025. This is down from 7.7 per cent in March but continues to remain elevated compared with new let indicators, with April figures from
    Homelet up just 0.3 per cent annually.&nbsp;</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1748531146/resi/gb/Articles/Images/Roundup-May30-Chart2.jpg" /></p><p><strong>Time to rethink incentives? </strong></p><p>The government has made clear commitments to building more homes and improving the quality and efficiency of our existing housing stock. However, the responsibility for building this stock lies predominantly with housebuilders, who have responsibilities
    to their shareholders and need to ensure there is a market for any homes they deliver. Whether that be for open market sale, investment, or sales to affordable housing providers. </p><p>The cost to improve existing stock also lies (a few government subsidies aside) with property owners. Whether that be housing associations or other social housing providers, who need to improve stock without any demonstrable increase in rents, or owners
    in the private sector.</p><p>The government has clear ambitions to achieve a blanket EPC C+ rating for the private rented sector and social housing, but if we are serious about encouraging and rewarding improvements, we&rsquo;ll need to rethink how we approach this going forward.
    </p><p>New homes are already a step ahead, with 97% of new homes delivered having an EPC of C or above, with 86% rated A or B in Q1 2025.&nbsp; This compares with 6% EPC A or B and 52% EPC C for existing homes. </p><p>To encourage purchasers to buy new and more energy efficient homes, or to reward homeowners for investing in improving the energy efficiency of their homes should we be offering Stamp Duty Land Tax (SDLT) incentives to encourage activity and improvements?</p><p>Cutting SDLT by 50% for A or B rated properties, and by 25% for those rated C could provide a clear incentive for buyers and rewards sellers too. Those bringing homes to market at EPC C or above may be more likely to attract buyers due to lower running
    costs and reduced purchase costs. </p><p><strong>What difference could this make? </strong></p><p>If implemented, a first-time buyer purchasing a home at &pound;500,000 could save &pound;5,000 buying an EPC A or B rated home, with home-movers paying &pound;7,500, compared with &pound;15,000 for a home rated D or below. Perhaps a harder sell for government
    would be applying this to investors too, but if we are looking to improve the quality and efficiency of our rental stock offering the same reduction in SDLT would further encourage the purchase of more efficient homes. An investor buying a &pound;500,000
    EPC A or B rated property would still be paying four times the SDLT of a first-time buyer, but saving &pound;20,000 compared with an EPC D home.&nbsp;</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1748531146/resi/gb/Articles/Images/Roundup-May30-Chart3.jpg" /></p><p><strong>But what about the black hole? </strong></p><p>We understand that discussions on tax breaks at a time when government finances are increasingly stretched could be challenging.&nbsp; However, even if stamp duty take per property fell, more activity means the difference between overall receipts may not be as significant. Indeed, encouraging activity in the housing market brings in far more revenue than SDLT alone, providing a boost for the wider economy as well as helping to deliver more better-quality homes. We&rsquo;ll hopefully know more following the June Spending Review, but in the meantime, we hope that the Government are considering demand and as well as supply when thinking about how to deliver more homes.</p><p><strong>JLL Research</strong></p><p>JLL&rsquo;s Residential and Living team consists of over 300 professionals who provide a comprehensive end-to-end service across all residential property types, including social housing, private residential, build to rent, co-living, later living, healthcare and student housing. </p><p>Disclaimer: &copy; 2025 Jones Lang LaSalle IP, Inc. All rights reserved. Data within this report is based on material/sources that are deemed to be reliable and has not been independently verified by JLL. JLL makes no representations or warranties as to the accuracy, completeness or suitability of the whole or any part of the report which has been produced solely as a general guide and does not constitute advice. No part of this publication may be reproduced or transmitted in any form or by any means without prior written consent of JLL. JLL, its officers, employees shall not be liable for any loss, liability, damage or expense arising directly or indirectly from any use or disclosure of or reliance on such report. JLL reserves the right to pursue criminal and civil action for any unauthorized use, distribution or breach of such intellectual property.</p>

Discover the latest market insights from Marcus Dixon in this week's Residential Roundup

<p>UK inflation, which had been coming in below forecast earlier this year, spiked according to the latest April figures. <strong> </strong></p>

Prime Central London Report - Q1 2025

The JLL Q1 2025 Prime Central London Report tracks activity across the central London housing market. The report incorporates the results of our quarterly JLL Prime Central London Index.

<p>The JLL Q1 2025 Prime Central London Report tracks activity across the central London housing market. The report incorporates the results of our quarterly JLL Prime Central London Index.</p>

https://res.cloudinary.com/global-cms-assets-np/image/upload/f_auto,q_auto/v1745419962/resi/gb/Articles/Images/PCL-Q1-2025-Hero.jpg

Unpacking the Renters Reform Bill: Key Insights for Landlords and Tenants

houseprices

<p>Discover key insights on the UK's Renters Reform Bill from JLL's Lucy Morton. Learn how changes in fixed-term tenancies, rent increases, evictions, and more will impact landlords and tenants. Essential reading for anyone in the private rental sector.</p>

https://res.cloudinary.com/global-cms-assets-np/image/upload/v1744623385/resi/gb/Articles/Images/unpacking-the-renters-reform-bill-key-insights-for-landlords-and-tenants.jpg

<p>The negative reaction to the tariffs rippled through the money markets. Trillions of dollars were wiped off the value of global stocks, but news of a pause saw the markets breathe a sigh of relief, with single-day gains of 9.5 per cent for the S&amp;P
    500 and 12 per cent for the tech-heavy Nasdaq, although worth noting still not back to their pre-'Liberation Day' highs. Similar rebounds occurred across the Asian markets, and closer to home, the FTSE 100 rose 6 per cent, but remains 5 per cent lower
    than on 1 April.</p><p>The pausing of variable tariffs arguably has less of a direct impact on the UK, as in essence we are in the same position here as we were before 9 April. The UK's more passive approach over the last week should curry favour with the White House, with
    much pinned on the potential for further negotiations in the coming days and weeks. But arguably some of the UK's 'advantage' in being a lower tariff trading partner could be watered down; we'll need to see how negotiations pan out. </p><p><strong>What does this all mean for the UK economy and housing market? </strong></p><p>There was better news on the state of the UK economy in February, with monthly GDP growth of 0.5 per cent, up from 0 per cent in January. But economically February seems a long time ago, with the wider impact of tariffs, employer NI and increases in utility
    bills and council tax all likely to impact GDP figures in the coming months.</p><p>US tariffs, whatever numbers are eventually settled on, are likely to have a negative impact on growth for economies outside the US &ndash; and possibly for the US too. Inflation rates outside the US could drop back as exports become more expensive and
    goods previously destined for the US find their way to more tariff-friendly shores. Whatever happens, the &pound;9.9bn headroom from the Spring Statement looks set to be challenged, meaning further tweaks to taxation could be on the cards at the next
    fiscal event in the autumn. But as the last seven days have proven, a week is a long time in politics (and economics), so we'll need to wait and see what the ramifications are for the UK in the longer term.</p><p><strong>Mortgage rates drop</strong></p><p>Tariff-induced uncertainty has impacted bond yields and the interbank lending rate, with two-year swaps at their lowest level since Liz Truss was in No.10. This means forecasters now expect the Monetary Policy Committee could reduce the bank rate up to
    four times this year, up from a consensus forecast of just two rate cuts back in March.</p><p>Mortgage lenders have reacted, with Barclays, TSB, and Coventry Building Society amongst others cutting rates by more than 25 bps, with best-buy two and five-year fixed rates now available at sub 4%. This could prove positive for the UK government too,
    with lower debt servicing costs if rates fall more quickly than anticipated.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1743090226/resi/gb/Articles/Images/Roundup-Apr11-Chart1.jpg" /></p><p><strong>Housing market</strong></p><p>In the short term at least, it is likely that the 1 April Stamp Duty deadline will have contributed more to the Q2 outlook for the housing market than tariffs. Figures from the Nationwide suggest house prices were 3.9 per cent higher in March than they
    were a year earlier, with growth flat compared with February. Halifax were a little more downbeat, with prices down 0.5 per cent month-on-month and up 2.8 per cent annually.</p><p>The latest survey from the RICS released this week remained gloomy. New buyer demand dropped back in March, with a net balance of -32 per cent of respondents reporting a drop in new buyer demand, down from -16 per cent the previous month.</p><p>As is often the case following an increase in Stamp Duty costs, expectations on activity in the short term remain subdued, with more respondents (a net balance of -18 per cent) expecting fewer agreed sales in Q2.</p><p>More agents reported an increase in stock reaching the market, but this had also dropped back, with a net balance of +6 per cent in March compared with an average of +17 per cent average over the last six months. This is all impacting the short-term outlook
    for prices, with a higher proportion of agents expecting prices will fall over the next three months. But looking at the next 12 months, some positivity remains, with +39 per cent of respondents expecting prices would be higher in 12 months' time.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1743090226/resi/gb/Articles/Images/Roundup-Apr11-Chart2.jpg" /></p><p><strong>Rental market</strong></p><p>The outlook was more positive for the rental market. Tenant demand is increasing as we move into the Spring, with the March RICS survey reporting a net balance of +20 per cent of agents who had seen tenant demand rise in Q1, with expectations on rental increases also remaining in positive territory at a net balance of +31 per cent. Stock levels remain constrained, with a net balance of 24 per cent of agents reporting a drop in new landlord instructions. Homelet data shows average UK rents for new lets rose to &pound;1,288 per month in March, up 1 per cent on February. Average rents on new lets were 2.0 per cent higher in London and 3.5 per cent higher in the rest of the UK on an annual basis.</p><p><strong>JLL Research</strong></p><p>JLL is a leading global professional services firm specialising in real estate and investment management, with $16.6bn annual revenue in 2020, operations in over 80 countries and a global workforce of over 90,000.&nbsp; With over 7,000 employees and 15 offices in the UK, we support our investor, developer, and occupier clients at every stage of the property lifecycle across both commercial and residential asset classes. This includes land purchase, access to capital, planning, development advisory, leasing, building management and sales. </p><p>JLL&rsquo;s Residential and Living team consists of over 300 professionals who provide a comprehensive end-to-end service across all residential property types, including social housing, private residential, build to rent, co-living, later living, healthcare and student housing. </p><p>Disclaimer: &copy; 2025 Jones Lang LaSalle IP, Inc. All rights reserved. Data within this report is based on material/sources that are deemed to be reliable and has not been independently verified by JLL. JLL makes no representations or warranties as to the accuracy, completeness or suitability of the whole or any part of the report which has been produced solely as a general guide and does not constitute advice. No part of this publication may be reproduced or transmitted in any form or by any means without prior written consent of JLL. JLL, its officers, employees shall not be liable for any loss, liability, damage or expense arising directly or indirectly from any use or disclosure of or reliance on such report. JLL reserves the right to pursue criminal and civil action for any unauthorized use, distribution or breach of such intellectual property.</p><p></p>

Residential Roundup - 11 April

News that the first Universal theme park in Europe would be built in Bedfordshire was not the biggest roller coaster announcement this week. That accolade was reserved for Trump's tariffs.

<p><strong>News that the first Universal theme park in Europe would be built in Bedfordshire was not the biggest roller coaster announcement this week. That accolade was reserved for Trump's tariffs. At the time of writing (an important caveat right now), the US has announced a 90-day 'pause' on implementing variable tariffs on all countries bar China. </strong><strong></strong></p>

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<p>There was better news beyond 2025, with the OBR upgrading their outlook for GDP growth from 2026 onwards, averaging 1.75 per cent per annum from 2026 to 2029. Fiscal headroom is expected to be restored to just shy of &pound;10bn by 2029/30, albeit still
    tight in historic terms, leaving the door open for further tax hikes, or at the very least tweaks, later in the year.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1743090226/resi/gb/Articles/Images/Roundup-Mar27-Chart.jpg" /></p><p><strong>Inflation comes in below expectation at 2.8 per cent</strong></p><p>In what must have been welcome news for Labour&rsquo;s front bench the latest inflation figures, released on the day of the Spring Statement, showed CPI dipping below 3 per cent to a lower than forecast 2.8 per cent in February. Core inflation (the measure
    which strips out food and energy) also defied expectations as it dropped back from 3.7 per cent in January to 3.5 per cent. </p><p>The OBR forecast that inflation will be higher than it previously expected this year, with 2025 CPI now expected to average 3.25 per cent, 60bps higher than the October forecast &ndash; a result of higher than anticipated rises in the cost of energy and
    food.
</p><p>The jury is still out on what this means for the next meeting of the MPC &ndash; remember they chose to hold rates at the last one &ndash; but we expect that a further two to three 25bps cuts could still be on the cards in 2025. </p><p><strong>Housing as a driver of growth</strong></p><p>There were more namechecks for housing than we&rsquo;d expected in the Spring Statement, cementing housebuilding&rsquo;s role in Labour&rsquo;s growth plans. We were already aware of some of the government&rsquo;s announcements, including an additional
    slug of funds for affordable housing and money to support recruitment and training for the under-resourced construction sector, but the OBR view on the impact of planning reform made for interesting reading, too. </p><p><strong>Building the construction workforce (&pound;600m)</strong></p><p>Combining government ambitions to build more homes with the considerable work underway to retrofit UK housing stock and rectify building safety has left the UK construction workforce stretched, before we even consider the significant increase in activity
    needed to get close to the Government&rsquo;s 1.5 million homes target. But our construction workforce is ageing and set to shrink further at a time when demand is rising. </p><p>To stem this Rachel Reeves has announced a &pound;600m investment in training the construction workers of the future. This investment is intended to provide 60,000 additional construction workers by 2029. The creation of a new Constructions Skills Mission
    Board will be set up to oversee the plans, with funds also being allocated for 10 new technical colleges and &pound;165m earmarked for existing colleges to enable them to deliver more construction courses. </p><p><strong>More money for affordable housing (&pound;2bn)</strong></p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1743177166/resi/gb/Articles/Images/Roundup-Mar27-Chart3.jpg" /></p><p>A &pound;2bn top up for affordable housing was announced pre-Spring Statement. The money is earmarked to provide an additional 18,000 affordable and social homes, equating to just over &pound;111,000 per property. The &pound;2bn follows two recent top
    ups totalling &pound;800m and is intended to provide a bridge between the 2021-2026 Affordable Housing Programme and the new grant funding scheme set to be announced at the spending review in June. <br /></p><p><strong><em>Touching distance</em></strong><strong> of 1.5 million homes&hellip;</strong></p><p>The OBR report provided some punchy forecasts for housing delivery, albeit coming with some degree of uncertainty and a fair few caveats. Revisions to the National Planning Policy Framework is expected to permanently increase the level of real GDP by
    0.2 per cent by 2029/30 and boost housebuilding by 170,000 homes over the next five years. </p><p>OBR forecasts five-year UK-wide net additions ranging from 1.2 million (its low scenario) to 1.3 million (its high). Although worth noting this not only falls short of the 1.5 million target, but also that the target (1.5m) applies to England only. With
    England accounting for around 85% of UK net additions this suggests we could see between 1 million and 1.1 million homes delivered against the 1.5 million target. </p><p>More work needs to be done to unlock housebuilding, and while planning reform is part of that solution we&rsquo;re holding out (and calling) for more demand side stimulus at the Spending Review in June. <br /></p><p><strong>JLL Research</strong></p><p>JLL is a leading global professional services firm specialising in real estate and investment management, with $16.6bn annual revenue in 2020, operations in over 80 countries and a global workforce of over 90,000.&nbsp; With over 7,000 employees and 15
    offices in the UK, we support our investor, developer, and occupier clients at every stage of the property lifecycle across both commercial and residential asset classes. This includes land purchase, access to capital, planning, development advisory,
    leasing, building management and sales. </p><p>JLL&rsquo;s Residential and Living team consists of over 300 professionals who provide a comprehensive end-to-end service across all residential property types, including social housing, private residential, build to rent, co-living, later living, healthcare
    and student housing. </p><p>Disclaimer: &copy; 2025 Jones Lang LaSalle IP, Inc. All rights reserved. Data within this report is based on material/sources that are deemed to be reliable and has not been independently verified by JLL. JLL makes no representations or warranties as
    to the accuracy, completeness or suitability of the whole or any part of the report which has been produced solely as a general guide and does not constitute advice. No part of this publication may be reproduced or transmitted in any form or by any
    means without prior written consent of JLL. JLL, its officers, employees shall not be liable for any loss, liability, damage or expense arising directly or indirectly from any use or disclosure of or reliance on such report. JLL reserves the right
    to pursue criminal and civil action for any unauthorized use, distribution or breach of such intellectual property.</p>

Residential Roundup - 27 March

Entering government Rachel Reeves committed to just one fiscal event a year. Yet in the run up to this Spring Statement it felt more like a mini budget as we braced for the Office for Budget Responsibility end-of-term report on the UK economy.&nbsp;

Entering government Rachel Reeves committed to just one fiscal event a year. Yet in the run up to this Spring Statement it felt more like a mini budget as we braced for the Office for Budget Responsibility end-of-term report on the UK economy. 

<p><strong>Entering government Rachel Reeves committed to just one fiscal event a year. Yet in the run up to this Spring Statement it felt more like a mini budget (hopefully not like the last one) as we braced for the Office for Budget Responsibility end-of-term report on the UK economy.&nbsp;</strong></p><p><strong>Conditions are looking a little gloomier, at least in the short term. The outlook for UK GDP growth was cut from 2 per cent to 1 per cent for 2025. But the OBR had until now been more bullish on UK GDP than many other forecasters, with the consensus forecast on 2025 GDP growth sitting at 1.1 per cent pre-statement, closer to the revised OBR view.</strong><strong></strong></p>

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<p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1741365078/resi/gb/Articles/Images/Roundup-Mar7-Chart1.jpg" /></p><p><strong>Transactions</strong></p><p>The SDLT rush is evident in transactions figures, with just over 95,000 homes changing hands in January across the UK, 14% higher than the same month a year earlier. This is the highest January figure since 2022 and marginally up on the 10-year January
    average. </p><p><strong>House prices</strong></p><p>The impact on house prices is less clear cut. Figures from the Nationwide index show house prices rose 3.9% in the year to February 2025, up 0.4 percentage points month-on-month. The Halifax index shows a marginal slowing in February, with prices down
    0.1% monthly and up 2.9% annually. But we could see the rate of growth fall a little in March. More first-time buyers, who are generally purchasing smaller (and often less expensive) homes, means we could see the overall average fall in March and
    potentially rise in April &ndash; as a result it remains prudent to not place too much emphasis on monthly fluctuations in prices this spring.</p><p><strong>Mortgage approvals </strong></p><p>The pre-SDLT rush was evident earlier in the mortgage stats, with the time taken to complete a sale meaning those wanting to beat the deadline would need to have been well progressed by early 2025. In late 2024 we saw annual increases in net mortgage
    lending almost 50% higher than they were a year earlier. True, 2023 wasn&rsquo;t a busy year, but the acceleration in activity was particularly evident in Q4.&nbsp; Lower rates helped, but first-time buyers were busy with their brokers too. The latest
    numbers from the Bank of England show mortgage approvals rose 19% annually in January 2025, with UK Finance showing a 16.4% annual increase in loans to first-time buyers in Q3 2024.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1741365078/resi/gb/Articles/Images/Roundup-Mar7-Chart2.jpg" /></p><p><strong>The death of leasehold?</strong></p><p>Commonhold isn&rsquo;t new; it was introduced back in 2004 as part of the Commonhold and Leasehold Reform Act 2002, but most new developments completed since continued to adopt a leasehold ownership structure. This looks set to change, with the Government publishing a White Paper proposing replacing leasehold with commonhold for new flatted developments (the sale of new leasehold houses has already been stopped). A consultation on how this could be introduced is set to take place in the coming months. Under a commonhold ownership structure, homeowners would effectively own the freehold of their individual unit, with the freehold of the building held by the building&rsquo;s commonhold association. Each owner would be a member of their building&rsquo;s commonhold association and would be expected to contribute to overall maintenance and running costs, similar to a leasehold service charge. No ground rent would be payable. Plans are afoot, too, to make it simpler for existing owners of leasehold properties to convert to commonhold, although this is a more challenging prospect than imposing the new structure on new build homes. </p><p><strong>Big Six </strong></p><p>The latest data from Zoopla shows annual rental growth fell from 3.9% in Q4 2024 to 3.0% in their latest Q1 release. The lowest level for more than three years, it follows a significant increase in rents over that period. This &lsquo;normalisation&rsquo; in the rental market has been evident for some time. Stock levels per agent have risen from recent lows but are still down on pre-pandemic norms. There are still 12 enquiries for every rental home according to Zoopla, with the number of homes to rent per agent averaging 13 in February 2025, up from a low of 10 in 2023, but still below the longer run average of 16 between 2017 and 2021. </p><p>Our recently released JLL Big Six Residential Development Report shows a similar trend.&nbsp; The report tracks changes in prices and rents across mainstream and prime developments in six cities outside London: Birmingham, Bristol, Edinburgh, Glasgow, Leeds and Manchester.</p><p>Average annual rental growth across the Big Six stands at 4.2%. New stock coming to the market continues to demand higher rents, however more balance between supply and demand has meant average growth returning to single digits in all six cities.</p><p>Interest rates have remained higher than expected and continue to impact development viability and buyers&rsquo; budgets through higher mortgage rates. Average prices for new build apartments have risen 2.1% across the Big Six. Markets with lower average prices, notably Birmingham and Glasgow, have seen the highest price growth.</p><p>After a sharp slowdown in the first half of 2024, the Big Six build-to-rent market had its most active second half since 2021, bringing full-year investment to &pound;1bn. Though reflecting a 12% year-on-year decline, it was a strong finish to 2024.</p><p>To read the latest JLL Big Six report <a href="https://residential.jll.co.uk/insights/research/big-six-residential-development-report-winter-2024-25">click here.</a></p><p><strong>Build-to-rent and UK living</strong></p><p>It is not just the Big Six where build-to-rent activity rose at the back end of 2024. With &pound;5.4bn invested nationally in 2024, BTR activity was up 9% on 2023. Across all sectors of UK living investment rose 5% year-on-year to &pound;13.9bn. There were more than 230 deals completed in 2024, 16% above the five-year average.</p><p>An uncertain outlook for build and debt costs contributed to drop in forward funding deals, falling 26% below the five-year average, the lowest level since 2018. At the same time, forward purchases and investments in standing stock rose 31%. Domestic investors led the pack, with 44% of total living investment originated in the UK.</p><p>To read more on our outlook for UK living in 2025 <a href="https://www.jll.co.uk/en/trends-and-insights/research/living-outlook-market-dynamics">click here.</a></p>

Residential Roundup - 7 March

The clock is ticking for those looking to take advantage of stamp duty savings before rates revert to previous levels on 1 April. First-time buyers have the biggest incentive, particularly those purchasing more expensive homes.

<p><strong>The clock is ticking for those looking to take advantage of stamp duty savings before rates revert to previous levels on 1 April. First-time buyers have the biggest incentive, particularly those purchasing more expensive homes. The threshold at which first-time buyers no longer benefit from relief drops from &pound;625,000 to &pound;500,000, with the nil rate dropping from &pound;425,000 to &pound;300,000. This means someone purchasing a &pound;500,000 first home would see their stamp duty bill increase from &pound;3,750 in March to &pound;10,000 in April.&nbsp;</strong></p>

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<p>The JLL Big Six Residential Development Report compares activity, prices, and rents across six UK cities outside London: Birmingham, Bristol, Edinburgh, Glasgow, Leeds and Manchester. This report incorporates data from the JLL UK Cities index, comparing
    changes in prices and rents across mainstream and prime developments in each city.</p><p>Average annual rental growth across the Big Six cities stands at 4.2% in December 2024. New stock coming to the market continues to demand higher rents, however more balance between supply and demand has meant average growth returning to single digits
    for all cities.</p><p>Interest rates have remained higher than expected and continue to impact development viability and buyers&rsquo; budgets through higher mortgage rates. Average prices for new build apartments have risen 2.1% across the Big Six. Markets with lower average
    prices, notably Birmingham and Glasgow, have seen the highest price growth.</p><p>After a sharp slowdown in the first half of the year, the Big Six build-to-rent market had its most active second half since 2021, bringing full-year investment to &pound;1bn. Though reflecting a 12% year-on-year decline, it was a strong finish to 2024.
</p><p><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1739942706/resi/gb/PDFs/Big_Six_Residential_Development_Report_-_Winter_24-25.pdf" target="_blank"><button class="Button primary" style="text-align:center;">Click here to read more</button></a></p>

Big Six Residential Development Report - Winter 2024/25

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<p>The &pound;300m injection is forecast to deliver 2,800 homes (equating to roughly &pound;107,000 per home), but recent analysis of the housing waiting list shows the number of households on the list topped 1.33 million at last count (March 2024), up 43,000
    in 12 months. Meaning that to build the 43,000 homes required just to keep the list at 2023 levels would have required &pound;4.6 billion in funding at &pound;107,000 a home. If we look to tackle the 1.33 million households on the waiting list it
    would take 21 years at current affordable housing delivery rates to build enough homes, before we even consider new entrants over that period.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1739544753/resi/gb/Articles/Images/Roundup-Feb14-Chart1.jpg" /></p><p><strong>Fiscal headroom disappearing</strong></p><p>The outlook for the UK economy has become more challenging in the last few weeks. The Bank of England cut the base rate (hurrah!) but were pessimistic about the UK&rsquo;s growth prospects. Their expectations for GDP growth in 2025 cut from 1.5% to 0.75%.
    Of course, the Bank are not the only forecasters, with the latest consensus forecasts remaining north of 1%, but we expect to see a more tempered short-term outlook emerge in the coming weeks. </p><p>The Office for Budget Responsibility will deliver their next forecast to parliament on 26 March. The combined effect of weaker economic growth and higher borrowing costs expected to have significantly reduced Rachel Reeves&rsquo; &pound;10bn of fiscal
    headroom.</p><p>But fears of a recession in the second half of 2024 have been allayed by news that UK GDP grew by 0.4% in December, up from 0.1% in November.&nbsp; This means estimates for Q4 2024 have tipped (marginally) into positive territory at 0.1% growth, higher
    than the 0.1% contraction forecasters were expecting in a recent poll by Bloomberg. Annually GDP is estimated to be 1.5% higher in December 2024 than it was a year earlier, with full year estimates lower at 0.8% year-on-year.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1739544753/resi/gb/Articles/Images/Roundup-Feb14-Chart2.jpg" /></p><p>Increased construction activity contributed to the latest growth figures.<strong> </strong>Government estimates suggest construction output rose 0.5% in the three months to December 2024 compared with the three months to September. The rise in activity was led by new work, which increased by 1.2%, with repairs and maintenance activity falling marginally by 0.4%. Private new housing was one of the main drivers in the growth in new work, rising 1.3%. Positive news for the sector but still 20% lower than the post-pandemic peak in September 2022.&nbsp;<br /></p> <p><strong>The return of the sub 4% fix</strong></p><p>Both Santander and Barclays have announced new 3.99% fixed rates deals, signalling the return of the sub-4% mortgage which has been absent from the market for a few months now (although with a hefty fee and low loan-to-value). It&rsquo;s hoped that breaching the psychological sub 4% barrier will bring more home movers, who had become accustomed to record low rates, back to the market. </p><p>Fewer home movers have meant the proportion of first-time buyers in the market has risen significantly. UK Finance figures crunched by Halifax show there were more than 340,000 first-time purchases in 2024, up 19% on 2023. First-time buyers accounted for more than half (54%) of mortgaged purchases last year, a record high since the data was first collected back in 2014.&nbsp; </p><p><strong>Latest from the RICS</strong></p><p>The proliferation of lower rates will be good news for activity in the housing market, but in their absence the latest RICS Survey shows a tentative start to the year in January. Activity in the sales market remained broadly flat last month, with the same number of respondents reporting new buyer enquiries rising than falling in January. Here at JLL we&rsquo;re in the (marginally) more positive camp, with data from our offices showing a modest uptick in new applicants registering so far this year, up 6% on the same period in 2024.</p><p>Sellers continue to return to the market, with more respondents (a balance of +25%) reporting an increase in new instructions, higher than the +16% recorded in December. Stock per surveyor rose too, reaching 45 homes in January, up from 41 at the same point a year ago. </p><p>For lettings, tenant demand remained broadly flat, with the balance of opinion at +2% in January, meaning marginally more respondents reported a rise than a fall. Fewer landlord instructions were reported again in January (net balance of -19%), with March 2022 being the last month when we saw a positive net balance recorded. Lack of stock, through fewer landlord instructions, is still expected to underpin further rental growth this year.</p><p><strong>New Towns</strong></p><p>Housing Minister Matthew Pennycook has announced that more than 100 potential sites across England have been submitted to the New Towns Taskforce for consideration. The sites, the majority of which are urban extensions, aim to provide more than 10,000 homes each with the government promising spades in the ground before the end of this parliament. Initial reports suggest the government could green light around 12 schemes, or more than 120,000 homes. But few, if any, of these homes will be delivered within this parliament, meaning their (self-imposed) challenge of building 1.5 million homes remains.</p>

Residential Roundup - 14 February

Angela Rayner has committed another &pound;350 million to address the shortfall of affordable homes. &pound;300m has been signed off to boost the Affordable Homes Programme with a further &pound;50m for the Local Authority Housing Fund.

Angela Rayner has committed another £350 million to address the shortfall of affordable homes. £300m has been signed off to boost the Affordable Homes Programme with a further £50m for the Local Authority Housing Fund.

<p><strong>Angela Rayner has committed another &pound;350 million to address the shortfall of affordable homes. &pound;300m has been signed off to boost the Affordable Homes Programme with a further &pound;50m for the Local Authority Housing Fund. Every little helps for those looking to deliver affordable housing, but the scale of the problem and the years of shortfall in delivery means that further funding will be needed on top.</strong></p>

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<p><strong>Growth taking off? </strong></p><p>Heading out to Davos Rachel Reeves was keen to stress Britain was open for business. And on her return the growth narrative continued, with announcements on the intention to support a third runway at Heathrow and investment in the Oxford Cambridge Growth
    Corridor, which could bring in an additional &pound;78bn for the UK economy by 2035. In addition, Reeves reiterated commitments to rail improvements, new mass transit infrastructure and the regeneration of Old Trafford, potentially including a new
    stadium for Man United &ndash; all of which involve unlocking additional sites for viable housing development. </p><p>To accelerate the timeline for a third runway, planning changes will be pushed through to ensure gaining planning for infrastructure projects becomes simpler and less ponderous. Similar changes have been proposed for our sector, with planning reform sitting
    alongside Labour&rsquo;s ambitious plans for housing delivery. </p><p><strong>UK housing starts subdued</strong></p><p>Released this week, the latest starts and completions figures (for Q3 2024) make for sobering reading, with 37,000 new homes started, 28% lower than the Q3 average pre-pandemic. Starts in the year to September were down 35% on the previous 12 months.
    Completions dropped back too, with 7% fewer in the 12 months to September and a 13% drop annually in Q3. To put these numbers in context, completions across England totalled less than 157,000 in the last 12 months, meaning that if we relied on completions
    alone it would take us more than nine years to get the 1.5 million homes the government has committed to deliver in five.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1738337351/resi/gb/Articles/Images/Roundup-Jan31-Chart1.jpg" /></p><p><strong>A similar picture in London</strong></p><p>According to Molior London, the number of homes started across Greater London last year fell 16% on 2023 and were 50% lower than the previous 10-year average. It was a similar story for completions, down 20% on the 10-year average, and planning permissions,
    down 58% on the 10-year and 37% annually<em>.</em>&nbsp; But ending with better news, applications rose annually in 2024, the number of units at application stage up by a third compared with 2023. </p><p><strong>Relaxing the rules on non-dom taxation</strong></p><p>A recent report by New World Wealth and Henley &amp; Partners suggests the UK has seen 26,000 millionaires depart since the start of 2017, with a net outflow of 9,500 in 2024 alone. With many countries now courting footloose high net worths with more
    attractive tax rates, the UK is looking increasingly out of step. Plans to change tax rules around non-doms were initiated under the Conservatives and re-iterated in the Budget, but in a recent interview Rachel Reeves suggests the Government is &lsquo;re-thinking&rsquo;
    it&rsquo;s plans. &nbsp;</p><p>Reeves stated they will be tabling an amendment to the Finance Bill to include a more generous Temporary Repatriation Facility, which enables non-doms to bring money into the UK at a lower tax rate. She also reassured non-doms over double taxation and
    inheritance tax liabilities for those fearing they would become liable for tax in more than one country. </p><p><strong>Prime Central London</strong></p><p>Conflicting messages were coming out of Prime Central London in Q4. Activity rose, with the number of homes changing hands at a 10-year high for fourth quarter sales, but fewer buyers were in the market at the top end and overall prices dipped 4% in 2024
    due in part to fewer higher value homes trading towards the year end. </p><p>As usual the fourth quarter was relatively quiet for the Prime Central London lettings market, but activity was in line with Q4 2023, with 3% fewer new lets agreed. Full year figures show there were almost 4,400 new lets agreed in Prime Central London
    in 2024, 5% higher than 2023. While activity gradually increased during the year, we saw slower growth in rents. The JLL PCL Rental Index shows average annual rental growth cooling over the past two years from a high of 15% annual growth in Q1 2022.
    Rents ended the year 0.4% higher than at the end of 2023. Looking ahead stock levels are lower as we move into Q1 2025, with 15% fewer homes on the market to let than at the end of the third quarter and 8.5% fewer than in the same period a year earlier.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1738337351/resi/gb/Articles/Images/Roundup-Jan31-Chart2.jpg" /></p><p><a href="https://residential.jll.co.uk/insights/research/prime-central-london-report-q4-2024">Click here </a>to read our latest PCL report.<br /></p> <p><strong>Build-to-rent investment rises in Q4</strong></p><p>Q4 2024 was the most active quarter for build-to-rent investment since 2021, marking a significant increase on a lacklustre third quarter. Investment in the fourth quarter totalled &pound;2bn, taking the full year total to &pound;5.4bn. </p><p>Single family housing proved popular with investors, as they acquired 7,000 new rental homes in 2024. However, despite a record year for single family investment, a rise in multifamily in Q4 meant it ended the year marginally higher in overall volumes. Operational stock accounted for the bulk of multifamily transactions, with forward funding accounting for just a fifth of total investment. This is due in part to the fact the sector is maturing, with more stabilised stock to trade, but also reflects continued viability challenges faced by both the build-to-rent and build-to-sell markets. </p>To read more on our latest build-to-rent numbers <a href="https://www.jll.co.uk/en/views/record-year-for-single-family-underpins-btr-investment-in-2024">Click here.</a>

Residential Roundup - 31 January

House prices rose 4.1% in the year to January 2025 according to the latest figures from Nationwide, down from 4.7% in December but still a higher annual growth figure than any other month in 2024.

<p><strong>House prices rose 4.1% in the year to January 2025 according to the latest figures from Nationwide, down from 4.7% in December but still a higher annual growth figure than any other month in 2024. This follows an uptick in mortgage approvals in December, with seasonally adjusted numbers showing a 0.7% rise on November levels and a 28% increase on a slow December 2023. If the MPC lower rates, as expected, at their next meeting on 6 February we could see a further increase in activity in February, although those shopping for fixed rates may find these reductions have already been factored into current deals.</strong></p>

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Prime Central London Report - Q4 2024

The JLL Q4 2024 Prime Central London Report tracks activity across the central London housing market. The report incorporates the results of our quarterly JLL Prime Central London Index.

<p><strong>The JLL Q4 2024 Prime Central London Report tracks activity across the central London housing market. The report incorporates the results of our quarterly JLL Prime Central London Index.</strong></p>

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<p>Latest figures from the Office for National Statistics show inflation fell to 2.5% annually in December, down from 2.6% the previous month, and lower than forecast. Core inflation fell to 3.2%, down from 3.5% in October, and services inflation, at 4.4%,
    was at its lowest since Q1 2022. Economists expected it would drop back to only 4.9%. </p><p>There was some positive news from across the pond, too. Consumer prices rose annually by 2.9% but core inflation, a figure which often influences policy makers&rsquo; decisions on rates dropped to 3.2%.</p><p>The response from the markets has been broadly positive, increasing the probability of further rate cuts when the Bank of England and Federal Reserve rate setters next meet.&nbsp; In the case of the MPC, 6<sup> </sup>February is the date for your diaries.
</p><p><strong>UK Economy</strong></p><p>UK GDP edged up in November, rising by a disappointing 0.1%. The back end of 2024 was slow, with growth weak in Q3 and a plateau forecast in Q4. For 2025 the consensus is for a return to growth, with the outlook more positive at 1.3% compared to 0.9%
    last year. Forecasts, according to Consensus Economics, range from the most optimistic at 1.8%, to the most pessimistic at 0.8%. For 2026 the forecast for growth is the same at 1.3%.</p><p>The labour market remains robust if a little underwhelming. Higher public sector pay and an increase in the minimum wage align with rising private sector real wages, which are expected to support real spending this year.</p><p>That said, challenges remain, with employers facing increased costs coming out of the Autumn Budget: higher national insurance contributions, the rise in the minimum wage and higher business property rates, all of which will likely impact both recruitment
    and inflation over the coming months.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1737126346/resi/gb/Articles/Images/Roundup-Jan17-Chart1.png" /></p><p><strong>Mortgage rates</strong></p><p>We expect interest rates to fall, particularly following the latest inflation figures. Indeed, with low inflation and growth lower than the long-term trend, it is hard to see why the MPC wouldn&rsquo;t act. The question remains when. </p><p>We are also facing a global bond sell off that is pushing up benchmark bond yields. Again, we have seen this improve in recent days, but our fiscal situation remains challenging.</p><p>That said, the rapid rise in bond yields has not been mirrored by a similar rise in swap rates, meaning best buy mortgage rates haven&rsquo;t increased quite as much as feared. As we go to press, best buy rates sit at 4.3% for a two-year fix and 4.2%
    for a five-year (both at 75% LTV).</p><p><strong>Prices</strong></p><p>The drop in mortgage approvals in November and rates remaining north of 4% are impacting buyer demand. In the latest RICS survey, more agents were still reporting an increase in new buyer enquiries, but the net balance fell back from +11% in November
    to +5% in December. However, the usual seasonal slowdown could be playing a role here, too.&nbsp; </p><p>November figures from the ONS show average UK house prices rose 3.3% in the year to November 2024. Prices were broadly flat in London, down 0.1% annually, compared with growth of 5.9% in the North East.&nbsp;</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1737126346/resi/gb/Articles/Images/Roundup-Jan17-Chart2.png" /></p><p><strong>Rents</strong></p><p>December isn&rsquo;t always the best month to take the temperature of the UK rental market. But the ONS rental index is still at near-record levels, averaging 9.0% in December, in line with the 9.1% annual change in November. Achieved rents on new lets show only marginal annual increases, falling to 1.3% across the UK in the year to December according to Homelet. New lets in London saw a modest annual fall of 2.6% in 2024.</p><p>But the outlook for rental growth remains positive, with the latest figures from the RICS suggesting a net balance of +37% of agents expected rents to rise in the next three months, up from +29% last month. This is expected to be driven by lack of stock, with more agents reporting new landlord instructions falling, a net balance of -27% from -13% in November. </p><p><strong>Housebuilding</strong></p><p>Private housebuilding price inflation rose to 3.7%, once again above CPI. Meanwhile, the UK Construction PMI recorded a third consecutive month of housebuilding contraction, in sharp contrast to construction as a whole, which continues to expand.</p><p>But some positive news from the housebuilding sector comes from Persimmon Homes, which reported the number of homes delivered in 2024 was up 7% annually, at the upper end of its expectations for the year.</p><p><strong>Regulatory update</strong></p>The Renters&rsquo; Rights Bill has now completed its passage through the House of Commons and is off to the House of Lords as it inches closer to becoming law. Several amendments were added this week, including a clause restricting landlords from requiring upfront payments of more than one month&rsquo;s rent (alongside a security deposit of five or six weeks&rsquo; rent). We&rsquo;ll be updating you separately on the Renters&rsquo; Rights Bill in the coming days.<p></p>

Residential Roundup - 17 January

Good news on the UK economy has been hard to come by in recent weeks. But lower than forecast inflation figures have raised hopes and resulted in a much-needed positive response from the bond markets, with 30-year bond yields remaining elevated but down from their recent highs.

Good news on the UK economy has been hard to come by in recent weeks. But lower than forecast inflation figures have raised hopes and resulted in a much-needed positive response from the bond markets.

<p><strong>Good news on the UK economy has been hard to come by in recent weeks. But lower than forecast inflation figures have raised hopes and resulted in a much-needed positive response from the bond markets, with 30-year bond yields remaining elevated but down from their recent highs.</strong></p>

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<p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1734604013/resi/gb/Articles/Images/Roundup-Christmas-Chart1.png" /></p><p><strong>More new homes</strong></p><p>The new National Planning Policy Framework (NPPF) was introduced as an early Christmas present last week. Housing targets, based on the new approach to housing need first mooted in July, are now mandatory. The word of the day appears to be flexibility,
    with the NPPF confirming that councils will be required to review green belt boundaries if they cannot meet housing need from non-green belt land first. Any land defined as &lsquo;not strongly contributing&rsquo; to the green belt could be brought
    into scope. </p><p>There appears to be more flexibility too on affordable housing targets, with a blanket affordable housing requirements of 50% on some sites proposed in the July draft. New plans look instead at a 15% uplift over the current highest policy requirement,
    with the 50% being used as a cap rather than threshold. </p><p>But planning reform is just one part of the housing delivery puzzle, we&rsquo;ll need a Christmas miracle and plenty more construction elves to ramp up delivery to meet target in the short term.&nbsp;</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1734604013/resi/gb/Articles/Images/Roundup-Christmas-Chart2.png" /></p><p><strong>Christmas present</strong></p><p>Those hoping to put a new home under the Christmas tree this year will be paying more than they were a year ago.&nbsp; All the key house prices indices are reporting growth. The Nationwide index showing prices have risen 3.7%, the Land Registry 3.4% and Halifax 4.8% in the last 12 months. All marginally higher than our 2024 expectations back in May, with JLL forecasting growth of 2% growth in 2024. </p><p>We are seeing more activity in the sales market. The number of homes sold in October 2024 was the highest since 2020, with the number of sales up 23% on 2023 levels. This follows a similar trend to the one we&rsquo;ve been observing for a few months now, with the number of transactions recorded between April and October 2024 up 11% on the same period a year earlier. Mortgage approvals are on the rise too. With the latest figures for October the highest since 2022. &nbsp;</p><p>For rents the ONS Index, which includes new and existing tenancies, is showing rental growth of 9.1% in the 12 months to November, with Homelet (new lets only) reporting an annual increase of 2.2%.&nbsp;</p><p></p><p><strong>What do we predict for 2025? </strong></p><p><strong>A busy start to Q1</strong></p><p>First-time buyers can save up to &pound;6,250 and existing owner occupiers up to &pound;2,500 in SDLT when buying a &pound;500,000 home before 1 April 2025. Expect a flurry of deals pushed through in Q1 2025 (and a bit of a lull post). But buyers will
    need to get their (ice) skates on to secure a home before the deadline with less than a third of homes going under offer in January traditionally completing before the start of April. </p><p><strong>House prices will rise</strong></p><p>The latest monthly survey from the RICS points to further growth in prices as we move into 2025. Reported as a balance of opinion (a positive balance means more saying they think they&rsquo;ll rise than fall) a net balance of +47% of respondents expected
    prices will rise over the next 12 months, with views on price growth positive for all UK regions.</p><p>Demand appears to be rising too, with a net balance of +12% of agents reporting an increase, the fifth consecutive month posting a positive reading. This is also reflected in the outlook for sales activity, with a net balance of +19% expecting more sales
    over the next three months and +33% over the next 12. </p><p>Here at JLL we expect house prices will rise by 20% over the next five-years, with rents expected to increase 17% over the same period. To read more on our forecasts <a href="https://residential.jll.co.uk/insights/news/jll-residential-forecast-2025-2029">click here.</a></p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1734604013/resi/gb/Articles/Images/Roundup-Christmas-Chart3.png" /></p><p><strong>Rental growth returns to low single digits</strong></p><p>For lettings, tenant demand remained broadly flat in November, with the RICS reporting a net balance of -1%. This has grabbed some headlines being the first negative reading on tenant demand since 2020. Despite a drop off in demand (to be fair November is never a busy month for lettings) more agents reported a further fall in landlord instructions, meaning the outlook for rental growth remained positive. A net balance of +29% of respondents to the survey expecting rents to rise in early 2025. </p><p><strong>Mortgage rates will fall (a bit)</strong></p><p>Despite average mortgage rates edging up over the last couple of months expectations remain that we&rsquo;ll see further rate cuts as we move into 2025. Five-year swap rates edged down in early December, 44bps lower than they were a year ago and down on recent post-budget highs. As expected, the Monetary Policy Committee held rates at 4.75% at their 19<sup>th</sup> December meeting, but consensus forecasts suggest we should see three further 25bps drops in the bank rate in 2025.&nbsp;</p><p><strong>Mortgage activity increases</strong></p><p>UK Finance have just released their forecasts for 2025.&nbsp; They expect gross mortgage lending will rise 11% next year. Remortgaging is expected to rise 30% with lending for house purchase up 10% to &pound;148 billion. Only new buy-to-let lending is expected to fall, with lending of &pound;9 billion forecast, 7% lower than 2024 levels. But this follows a stronger than expected year for new buy-to-let lending, with borrowing expected to end the year 13% up on 2023 levels. </p><p><strong>Here&rsquo;s to 2025</strong></p><p>That&rsquo;s a wrap on 2024. All that&rsquo;s left is for us to wish you all a very merry Christmas and all the best for 2025 from us here at JLL Residential.</p><p>&nbsp;</p>

Residential Roundup – Christmas 2024

<strong>With the Christmas break in sight this, our last Roundup of 2024, looks back over the year and ahead at what we can expect in 2025.&nbsp;</strong>

With the Christmas break in sight this, our last Roundup of 2024, looks back over the year and ahead at what we can expect in 2025. 

<p><strong>News that stamp duty bills are rising for most buyers from April 1<sup>st</sup> has brought a few more house hunters out in December than usual. But for most minds are elsewhere, meaning that gleaning much from the property tea leaves can be difficult at this time of year. </strong></p><strong></strong><p><strong>With the Christmas break in sight this, our last Roundup of 2024, looks back over the year and ahead at what we can expect in 2025.&nbsp;</strong></p>

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London Development and BTR Report - Autumn 2024

<p>The Central London Development and BTR Report tracks development activity across London, including new targets for residential development, new homes sales and the performance of the Build to Rent sector.</p>

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<p>The Older People&rsquo;s Housing Taskforce Report published this week by the MHCLG flagged stamp duty as holding back activity in the later living market (it mentions it 17 times in the exec summary alone). We need between 30,000 and 50,000 new later
    living homes per annum but only currently build around 7,000. &nbsp;The report suggests introducing stamp duty incentives or equalising first-time buyer and &lsquo;last-time buyer&rsquo; rates for those looking to downsize could increase activity
    and allow older households to move to more suitable properties. Read more <a href="https://www.gov.uk/government/publications/the-older-peoples-housing-taskforce-report/our-future-homes-housing-that-promotes-wellbeing-and-community-for-an-ageing-population#annex-a-combined-set-of-recommendations-for-older-peoples-housinghomes-ophlater-living-housinghomes-llh">here.</a></p><p>We&rsquo;re unlikely to hear more on incentives until the Spending Review this coming spring, but until then we thought it was worth looking at rates, who pays and where revenues are coming from. </p><p><strong>Broader shoulders in higher value markets</strong></p><p>Property transaction tax (the majority of which is residential SDLT) is expected to bring in &pound;12.8 billion in the year to March 2024, rising to &pound;25 billion per annum by 2030 according to the OBR. Property transaction tax receipts are forecast
    to be around 40% higher than the much-discussed inheritance tax take over the next five years. </p><p>Total residential receipts in year to March 2023 (2024 data is still only provisional) were &pound;11.7 billion.&nbsp;Comparing total residential receipts with the number of transactions shows a rise in revenue per transaction of 72% over the past decade,
    outpacing price growth by around 20 percentage points.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1732891743/resi/gb/Articles/Images/Roundup-Nov29-Chart1.png" /></p><p>Of the &pound;11.7 billion total, &pound;4.5 billion came from London sales. London buyers account for 59% of receipts, despite London sales being just 11% of the total nationally. </p><p>The two most expensive London boroughs contributed &pound;1.45 billion to HMRC coffers, with &pound;690 million from sales in Kensington &amp; Chelsea and &pound;765 million from Westminster, 12.4% of national totals. Indeed, the top ten local authorities
    in terms of receipts contributed 26% of the total SDLT take. Eight of the top ten were London boroughs, with the remaining two high value Buckinghamshire and Elmbridge.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1732891743/resi/gb/Articles/Images/Roundup-Nov29-Chart2.png" /></p><p><strong>Home movers</strong></p><p>Stamp duty rates are most straightforward to understand for home movers purchasing their sole residence. Purchasers pay SDLT at differing rates dependent upon the proportion of the sale price which falls within each bracket. From April 2025 the rate at
    which buyers start paying SDLT returns to &pound;125k, down from &pound;250k currently (known as the nil-rate threshold). This will add &pound;2,500 to the stamp duty bill for someone buying a &pound;500,000 home. </p><p><strong>First-time buyers</strong></p><p>Current rules mean first time buyers purchasing homes at up to &pound;625k have a higher threshold before they start paying stamp duty, saving buyers at the upper price limit &pound;11,250 compared with rates from April 2025. Currently those purchasing
    homes up to &pound;625k don&rsquo;t pay stamp duty on the proportion of the home priced at below &pound;425k, in April 2025 this falls back to the previous limit of &pound;300k. </p><p><strong>Additional homes</strong></p><p>Higher Rates on Additional Dwellings (HRAD) accounted for &pound;4.2 billion of SDLT receipts in the year to September 2024, almost 50% of total receipts over the 12-month period.&nbsp; Following the autumn Budget those purchasing an additional property
    will pay a higher SDLT bill.&nbsp; With the previous 3% surcharge rising to 5% at midnight on Budget day. The SDLT cost to purchase a &pound;500k home as a UK resident now &pound;37,500, up &pound;10k on pre-Budget levels. </p><p><strong>ATED</strong></p><p>Annual Tax on Enveloped Dwelling, or ATED for short, is levied on residential properties owned by non-natural person, in most case those held within a company structure. It applies predominantly to properties valued at &pound;500,000 or more with the
    owner required to have the property valued every five years.&nbsp; An annual charge is then levied depending on the property&rsquo;s value. These range from &pound;4,400 a year for homes valued at &pound;500k to &pound;1million, to &pound;287,500
    for homes worth more than &pound;20 million (figures for 2024/25 financial year). On top of the annual charge properties purchased by &lsquo;non-natural persons&rsquo; attract a 17% SDLT rate. There are exemptions and reliefs available for certain
    assets so well worth taking advice.</p><p><strong>Buying multiple properties</strong></p><p>Multiple Dwellings Relief (MDR) was abolished under the previous government. Aimed at transactions where there was more than one dwelling, essentially the purchaser paid SDLT on each property at an individual rate per property, rather than on the total
    purchase price. But without MDR most buyers purchasing six or more residential properties now buy through non-residential SDLT.&nbsp; This approach treats the purchase as a single asset, with buyers paying 0% on purchases up to &pound;150k, 2% on
    purchases between &pound;150k and &pound;20k and 5% on purchases over &pound;250k. </p><p>For more information on stamp duty rates <a href="https://www.tax.service.gov.uk/calculate-stamp-duty-land-tax/#!/intro">click here.</a></p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1732891743/resi/gb/Articles/Images/Roundup-Nov29-Chart3.png" /></p><p>&nbsp;</p>

Residential Roundup - 29 November

Stamp Duty Land Tax (SDLT) has been in the news quite a bit recently.&nbsp; Those buying additional properties are paying more post-Budget and changes in the zero-rate threshold will mean added costs from April 2025 for all buyers.

Stamp Duty Land Tax (SDLT) has been in the news quite a bit recently.  Those buying additional properties are paying more post-Budget and changes in the zero-rate threshold will mean added costs from April 2025 for all buyers.

<strong>Stamp Duty Land Tax (SDLT) has been in the news quite a bit recently.&nbsp; Those buying additional properties are paying more post-Budget and changes in the zero-rate threshold will mean added costs from April 2025 for all buyers.</strong>

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<p>The latest figures from the Office for National Statistics show the UK economy all but plateauing in Q3, with economic growth of 0.1% recorded, below the 0.2% forecast and lower than the 0.5% figure for Q2. Understandably the Chancellor is disappointed
    with these numbers and will be hoping that with the budget behind us we&rsquo;ll see more activity and a shift away from pre-Budget inertia. </p><h2><strong>Wages rising</strong></h2><p>Annual growth in weekly earnings rose 4.8% in the three months to September, according to the latest figures from the Office for National Statistics. Wage growth remained above inflation, rising 1.4% in real (inflation adjusted) terms. These figures support
    assertions by the Bank of England that some heat is coming out of the labour market as we move towards the end of the year and remains in line with expectations. </p><h2><strong>The latest from the RICS</strong></h2><p>In contrast to the lacklustre economic news, the latest RICS survey showed some signs of cautious optimism in the housing market. The headline net balance (remember the RICS report on balance of opinion so anything in positive territory suggests more
    agents reporting a rise than a fall) for new buyer enquiries was positive for the fourth consecutive month, albeit little changed from September at +12%. Sales activity looked to be edging up too, with a net balance of +9% of agents reporting an increase.
    This is the third consecutive monthly rise, following broadly negative readings since early 2022. Outlook on price growth remained positive too, with the net balance of agents expecting prices to rise over the next 12 months increasing to +20% in
    October, up from +12% the month prior. </p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1731679600/resi/gb/Articles/Images/Rise-Q4.png" /></p><p>For lettings, results from the October survey show tenant demand rising in the three months to October, with more respondents seeing an increase than a fall, returning a positive net balance of +19%. But there were fewer landlord instructions, possibly
    reflecting pre-Budget caution from landlords, with a net balance of -29% of agents reporting a fall in the three months to October.&nbsp; The most negative figure for three years. Unsurprisingly, with demand increasing and fewer instructions, respondents
    were more optimistic about the prospect for rent rises in the coming months. A balance of +33% of agents expecting rents to rise over the next three months. </p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1731679599/resi/gb/Articles/Images/Rent-Rises.png" /></p><p>The ONS rental index (all lets) shows rents up 8.4% annually, but new lets (via Homelet) are showing a 3.4% annual increase nationally. For sales, Nationwide show prices up 2.4% annually with Halifax figures suggesting higher growth of 3.9%. </p><h2><strong>Base rates fall but fixed rates rise</strong></h2><p>In the run up to the Monetary Policy Committee meeting on 7<sup>th</sup> November most were forecasting a further reduction in the base rate.&nbsp; Even with a mixed reaction following the budget this view didn&rsquo;t waiver much and was confirmed with
    a 25bps reduction.&nbsp; The MPC members voting eight to one to reduce rates (the one voting to stick). But messaging from the MPC suggests chances of a further 2024 reduction when they next meet on 19<sup>th</sup> December remain slim. </p><p>The November drop is good news for those on variable or tracker rates, but for those shopping for fixed rates a rise in swap rates, which started to build pre-Budget, means a host of lenders have increased their fixed rates.&nbsp; At the time of writing
    most sub 4% five-year fixes have been pulled from the market, rates are still lower than the 4.7% best-buys a year ago but expect them to sit slightly higher until we have some clarity on swaps. &nbsp;</p><h2><strong>Starts drop in London</strong></h2><p>A new approach to measuring housing need in London suggests we should be targeting 80,000 completions a year in the capital. But<strong> </strong>Molior London figures show housing starts in London so far this year (January to September) are down 53%
    on the ten-year average. Figures from the GLA show the number of affordable housing starts in the six months to September 2024 fell 23% on 2023 levels, with just shy of 2,700 affordable homes completed. Over the same six-month period there were just
    582 GLA-funded affordable homes started, up on 2023 levels but nowhere near target. Expect continued scarcity in the London new homes market until we see an uptick in activity. </p><h2><strong>Updated JLL forecasts</strong></h2><p>Back in May our revised forecast coincided with the announcement of a UK General Election and in November we were upstaged again when our forecast launch fell on the same day as the US election.</p>
<p>So, for those who may have missed it, our updated 2025 to 2029 forecast expects activity to
increase steadily from 2025 onwards, with prices up 20% and rents up 17% by the end of the five-year forecast period. To read more on our latest outlook for 2025-2029 <a href="https://residential.jll.co.uk/insights/news/jll-residential-forecast-2025-2029">click here.</a></p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1731677711/resi/gb/Articles/Images/Outlook-Price-Rent.png" /></p>

Residential Roundup - 15 November

It&rsquo;s been a busy couple of weeks since we last updated you following the UK Budget. Trump is heading back to the White House, the Bank of England has dropped the bank rate 25bps to 4.75%, and here at JLL we&rsquo;ve released our latest house price forecasts.

It’s been a busy couple of weeks since we last updated you following the UK Budget. Trump is heading back to the White House, the Bank of England has dropped the bank rate 25bps to 4.75%, and here at JLL we’ve released our latest house price forecasts.

<p><strong>It&rsquo;s been a busy couple of weeks since we last updated you following the UK Budget. Trump is heading back to the White House for a second time, the Bank of England has dropped the bank rate 25bps to 4.75%, and here at JLL we&rsquo;ve released our latest house price forecasts. The latter obviously grabbing the lion&rsquo;s share of headlines&hellip;.</strong></p>

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<p>With the October Budget behind us, the outlook for both prices and rents remains positive. The government is forging ahead with its plan to deliver more homes, but it will take some time before we see any real impact on overall supply. Increased government
    borrowing means the latest inflation forecasts from the Office for Budget Responsibility have come in higher than expected, which could throw some cold water on more bullish forecasts for mortgage rates.&nbsp; But the direction of travel appears to
    be the same, even if it may take a little longer to get there. </p><p>Lack of supply and more competitive mortgage rates are expected to underpin growth in prices over the next five years. Rental growth is expected to exceed inflation and wages over the five-year forecast period, but an increase in activity in the sales
    market means rental growth is expected to lag price growth, with rents forecast to be 17% higher by the end of 2029. </p><h2><strong>2024 outlook</strong></h2><p>Back in May we forecast house prices nationally would rise by 2% in 2024. This was underpinned by a continued resilience and lack of distress in the sales market, with prices holding firm despite the challenge of higher rates and uncertainties in the
    run up to the election (which at that point we were thinking would take place in the autumn). An early election was seen as a positive for the market, but Budget jitters meant much of that hoped for momentum was lost (or at least delayed).</p><p>Looking at the latest government figures (year to August 2024) shows prices have risen 2.8% annually, with more recent Nationwide figures for the year to October at 2.4%. There are obviously a few months to go but we expect year end growth to come in
    marginally above our 2% forecast. Scotland and the north of England are expected to see higher growth. Higher mortgage rates remained most challenging for more expensive markets in London and southern England, with growth in these regions, as forecast,
    lower than other areas of the UK this year.</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1730756189/resi/gb/Articles/Images/Resi-Forecast-Chart-1.jpg" /></p><p>We forecast UK rents would end 2024 4.5% higher annually.&nbsp; The ONS Private Rents Index, which we benchmark against, is still showing growth of 8.4% in the year to August, but new lets data from Homelet data shows average rents were 4.3% higher in
    September 2024 than they were a year earlier. We expect ONS figures could end the year higher than our 4.5% forecast, but the significant imbalance between tenant demand and supply has levelled off in recent months so we expect some further heat will
    come out of the rental market as we move into 2025. </p><h2><strong>Lessons from the (recent) past</strong></h2><p>Looking back over the last 25 years, price growth (taken here in five-year chunks to mirror our five-year outlook) shows three distinct periods for growth. Before the Global Financial Crisis five-year growth of 60% or more was the norm. But the period
    of re-correction that followed saw much of this froth removed from the market as five-year growth fell back to single digits or low teens to compensate for the significant tightening of the debt markets. </p><p>But for the last decade, despite significant variation in mortgage rates and a global pandemic, house prices rises over a five-year term have remained remarkably consistent. Peaking in 2017 at 33% but otherwise ranging from 21% to 27%.&nbsp;</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1730756189/resi/gb/Articles/Images/Resi-Forecast-Chart-2.jpg" /></p><h2><strong>UK Economy</strong></h2><style>td,
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<div style="overflow-x:auto;" align="center"><table cellspacing="0" cellpadding="0" border="1" align="left"><tbody><tr class="red"><th scope="col"></th><th scope="col">2025</th><th scope="col" data-role="resizable">2026</th><th scope="col">2027</th><th scope="col" data-role="resizable">2028</th><th scope="col" data-role="resizable">2029</th><th scope="col">Change 2025-29</th></tr><tr><td>CPI (OBR)</td><td>2.6</td><td>2.3</td><td>2.1</td><td>2.1</td><td>2.0</td><td>11.6</td></tr><tr><td>Wages (OE)</td><td>2.7</td><td>2.4</td><td>2.5</td><td>2.8</td><td>2.9</td><td>14.0</td></tr><tr><td>UK GDP (OBR)</td><td>2</td><td>1.8</td><td>1.5</td><td>1.5</td><td>1.6</td><td>8.7</td></tr></tbody></table></div><p style="text-align:left;">Source: JLL Research using Office of Budget Responsibility, Oxford Economics</p><p style="text-align:left;">The outlook for economic growth remains muted, with inflation expected to sit a little higher than the Bank of England&rsquo;s 2% target until 2029.&nbsp; But the Bank of England rate cutting cycle is expected to continue and assuming swap rates settle
    post Budget and the US election we&rsquo;ll likely see mortgage rates fall back too - if not quite as quickly as we had hoped. </p><p style="text-align:left;">Consensus forecasts suggest rate cuts will run through until the end of 2026, with mortgage rates expected to become more competitive over this period. Following a similar trend to 2024 we anticipate lower value markets will benefit first.&nbsp; Activity
    will be driven by first time buyers, with home movers following once rates become more attractive. Higher value markets in London and the south are expected to see stronger growth in the second half of our five-year forecast period.</p><h2><strong>Market activity</strong></h2><style>td,
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<div style="overflow-x:auto;" align="center"><table cellspacing="0" cellpadding="0" border="1" align="left"><tbody><tr class="red"><th scope="col" data-role="resizable"></th><th scope="col" data-role="resizable">2024</th><th scope="col">2025</th><th scope="col">2026</th><th scope="col" data-role="resizable">2027</th><th scope="col">2028</th><th scope="col">2029</th></tr><tr><td>Housing Starts</td><td>135,000</td><td>157,000</td><td>179,000</td><td>199,000</td><td>224,000</td><td>244,000</td></tr><tr><td>Transactions</td><td>1.0m</td><td>1.2m</td><td>1.3m</td><td>1.3m</td><td>1.3m</td><td>1.4m</td></tr></tbody></table></div><p>Source: JLL Research, Experian</p><p>Committing to build 1.5 million homes over the course of this parliament, the government has set itself an ambitious target.&nbsp; But ramping up delivery without any demand side stimulus will be a real challenge. Current supply side plans have started
    to put the building blocks in place to ramp up delivery but increasing delivery in a meaningful way with current planning, labour force, and supply chain constraints won&rsquo;t be a quick fix. JLL forecast new housing starts across the UK will total
    1 million homes between 2025 and 2029.&nbsp; Conversions of existing stock (currently accounting for around one in ten net additions) are expected to rise too, so we&rsquo;ve allowed (possibly sightly ambitiously) for 200,000 in the next five years
    taking us to a forecast of 1.2 million homes.<br /></p><h2 style="text-align:left;"><strong>Sales price forecasts</strong></h2><style>td,
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<div style="overflow-x:auto;" align="center"><table cellspacing="0" cellpadding="0" border="1" align="left"><tbody><tr class="red"><th scope="col">Sales price growth (% pa)</th><th scope="col">2025</th><th scope="col">2026</th><th scope="col">2027</th><th scope="col" data-role="resizable">2028</th><th scope="col">2029</th><th scope="col">Change 2025-29</th><th scope="col">Average pa 2025-29</th></tr><tr><td>UK</td><td>3.5</td><td>4.0</td><td>4.5</td><td>3.5</td><td>3.0</td><td>19.9</td><td>3.7</td></tr><tr><td>Greater London</td><td>2.5</td><td>3.5</td><td>5.0</td><td>5.0</td><td>4.0</td><td>21.6</td><td>4.0</td></tr></tbody></table></div><p style="text-align:left;">Source: JLL Research </p><p>A new government with ambitious plans for housebuilding and more comfortable with a higher tax environment, particularly for wealthier households, could mean future growth prospects differ from the recent past. But neither of the these seem a sufficient
    departure from the current trend to meaningfully change the path of growth over the coming five-year period (2025-2029). </p><p>We do expect higher rates (even if they fall back from current levels) will limit growth prospects, meaning our 2025-2029 forecasts sit at the lower end of the recent five year averages. </p><p>We expect growth of 19.9% nationally 2025-2029. London house prices are expected to increase by 21.6% over the same period, underpinned by a lack of new homes reaching the market for sale. We expect lower value markets to see stronger growth towards the
    beginning of our five-year forecast period, with more expensive markets outperforming once the rate cutting cycle continues into 2026 and 2027.&nbsp; <br /></p><h2 style="text-align:left;"><strong>Rental forecasts</strong><strong></strong></h2><style>td,
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<div style="overflow-x:auto;" align="center"><table cellspacing="0" cellpadding="0" border="1" align="left"><tbody><tr class="red"><th scope="col">Rental growth (% pa)</th><th scope="col" data-role="resizable">2025</th><th scope="col">2026</th><th scope="col">2027</th><th scope="col" data-role="resizable">2028</th><th scope="col">2029</th><th scope="col">Change 2025-29</th><th scope="col">Average pa 2025-29</th></tr><tr><td>UK</td><td>3.0</td><td>2.5</td><td>3.0</td><td>3.5</td><td>4.0</td><td>17.1</td><td>3.2</td></tr><tr><td>Greater London</td><td>2.5</td><td>3.0</td><td>3.5</td><td>4.0</td><td>4.5</td><td>18.8</td><td>3.5</td></tr><tr><td>UK BTR</td><td>3.5</td><td>3.5</td><td>3.5</td><td>4.0</td><td>4.5</td><td>20.5</td><td>3.8</td></tr></tbody></table></div><p style="text-align:left;">Source: JLL Research </p><p style="text-align:left;">In the five years to September 2024 rents rose nationally by 27%. But the rapid rise in rents in the last three years isn&rsquo;t reflective of the long-term trend.&nbsp; Five-year growth figures in early 2020 sat at around 12%, when rents broadly tracked
    wage growth. </p><p style="text-align:left;">The supply demand imbalance which has in part driven rent rises (wage growth and inflation also contributed) is now becoming more balanced, but a lack of new stock entering the market means we anticipate rental growth will exceed wage growth and inflation
    over the next five years. </p><p style="text-align:left;">The October Budget did little to change our view.&nbsp; Capital Gains Tax for residential property remained the same, meaning exit costs didn&rsquo;t rise, but entry costs did.&nbsp; Landlords looking to purchase homes now having to pay an additional
    2% stamp duty over the previous already elevated bill. We expect this will mean more traditional buy-to-let landlords will leave the market than enter over the next five years. </p><p style="text-align:left;">But activity in the sales market is expected to increase too, likely meaning an increase in tenants moving across into owner occupation, alleviating some demand side pressures in the short term.&nbsp; </p><p style="text-align:left;">JLL forecast UK rents will rise 17% over the next five years, with rental growth in the London expected to total 18% over the same period.</p><h2 style="text-align:left;"><strong>What to watch</strong></h2><ul><li style="text-align:left;"><strong>EPC C by 2030</strong> &ndash; Around half of all privately rented homes nationally are EPC D or below.&nbsp; As we move closer to the 2030 deadline, we expect some landlords will offload less efficient stock or remove properties from the
        market to retrofit to meet the new standard. Expect rents to rise in the run up as stock levels fall. For sales, landlords selling properties could bring more lower value homes to the market impacting average prices.<br /></li><li style="text-align:left;"><strong>Renters Right Bill</strong> &ndash; Current proposals include the provision for tenants to challenge market busting rental increases. Our forecast for lower annual increases will help cushion the impact here but may limit the potential for
        growth in some markets, particularly if the courts are overwhelmed with applicants. Landlords concerned around the impact of the bill could also chose to exit the market, particularly as the sales market improves.<br /></li><li style="text-align:left;"><strong>Buyer incentives</strong> &ndash; With the stamp duty threshold returning to its previous &pound;300,000 level for first time buyers next spring there was surprisingly little in the budget to incentivise buyers.&nbsp; However, there was reference
        to Phase 2 of the Spending Review in Q2 2025, so we could see further incentives or concessions introduced then.<br /></li><li style="text-align:left;"><strong>Rates &ndash; </strong>A more rapid fall in mortgage rates could mean higher value markets see stronger growth earlier.<br /><strong></strong></li><li style="text-align:left;"><strong>Housebuilding &ndash; </strong>The government has ambitious plans for new homes.&nbsp; We do expect activity to increase but still assume starts will lag the 1.5 million target. Our current forecast accounts for stock scarcity in the new homes
        market towards the start of the five-year period with new development activity not expected to be sufficiently high to have any negative impact on prices.<br /></li><li style="text-align:left;"><strong>International buyers and prime London &ndash;</strong> Changes to non-dom rules and increases in SDLT on additional properties mean higher costs for overseas buyers. But a lack of stock, particularly of new homes, means those who are in the
        market may find choice scarce and competition for the best stock remains strong.&nbsp;</li></ul>

JLL Residential Forecast 2025-2029

Houses prices expected to rise by 20% in the next five years as lower mortgage rates bring buyers back to the market. Rental growth slows from recent highs.

<strong>Houses prices expected to rise by 20% in the next five years as lower mortgage rates bring buyers back to the market. Rental growth slows from recent highs.</strong>

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<p>The announcement on additional borrowing had already unsettled investors in the run up to the budget, driving government borrowing costs to a five-month high.&nbsp; But leaks and briefings on some key policies pre-Budget appear to have had the desired effect meaning we&rsquo;re still below post mini-budget levels.</p><p>For housing there was little evidence of some of the much-speculated changes we heard rumour of in the run up. Some will see this as a missed opportunity.&nbsp; But this is far from the worst-case scenario many had feared. And clarification on government plans, or at least an end to pre-budget speculation, should bring more prospective buyers back to the market.</p><p>After all, the housing market looks to be in decent shape.&nbsp; Mortgage approval figures in September were at their highest for more than two years, with lower rates bringing more prospective buyers back to the market.&nbsp; Prices are edging up in response and activity across the market is recovering, too.</p><p><strong>So what was in the budget for housing? </strong></p><h2><strong>UK economy on the path to recovery</strong></h2><p>The latest figures from the Office for Budget Responsibility (OBR) suggest the UK economy will grow by 1.1% this year and by 2.0% in 2025 in real terms. Inflation (CPI) is expected to sit marginally above the 2% target each year until 2029. </p><h2><strong>Stamp Duty Land Tax (SDLT)</strong></h2><p>Changes to stamp duty rules mean those purchasing properties in addition to their main residence (buy-to-let and second homes) will now pay a 5% rather than 3% surcharge. Adding &pound;10,000 to the stamp duty bill for a &pound;500,000 home. </p><p>The single rate of SDLT charged on the purchase of dwellings costing &pound;500,000 or more by corporate bodies will also rise from 15% to 17%. </p><p>Increases in rates were not necessarily viewed as a significant revenue raiser (an extra &pound;400 million by 2029/30) but would rather level the playing field between first time buyers and investors. But extra stamp duty for additional properties was not accompanied by an increase in incentives for first time buyers, with nothing in the budget on the first time buyer zero rate thresholds, which are due to drop back from &pound;425,000 to &pound;300,000 in April 2025. Instead, the government has committed to consult the industry on extending the mortgage guarantee scheme, effectively a 5% deposit scheme for first time buyers. News on that is promised in Phase 2 of the Spending Review next Spring.</p><h2><strong>Capital Gains Tax (CGT)</strong></h2><p>Tax on gains for residential property were left at their current level of 18% for lower rate and 24% for higher rate tax payers. Disposal of other assets, including shares, was normalised with residential property at 24%. With suggestions that &lsquo;normalisation&rsquo; could have been imposed with income tax rates, this should add some comfort to those in the sector. &nbsp;</p><h2><strong>Affordable housing</strong></h2><p>The government reaffirmed its commitment to deliver more affordable homes.&nbsp; A &pound;500million top up was promised for the Affordable Homes Programme and a consultation for an ongoing five-year rent settlement at CPI+1 (guaranteeing the rent cap on the amount providers can charge) was announced.&nbsp; Those wanting clarity on future grant investment will need to wait until the Spending Review in Q2 next year.</p><h2><strong>Right to Buy</strong></h2><p>Discounts for those purchasing through Right to Buy scheme will be reduced and councils in England will be able to keep all the receipts from sales to deliver new homes. This will need further investment to stem the loss of social housing through the scheme, with the latest annual figures showing 3,046 homes started using Right to Buy receipts versus 6,275 sold. </p><h2><strong>Inheritance tax (IHT)</strong></h2><p>The Chancellor announced current inheritance tax thresholds will be frozen until 2030, two years ahead of plans pre-budget. This means individuals can continue to leave &pound;325,000 free of tax, rising to &pound;500,000 if leaving your home to your children. Couples can inherit each other&rsquo;s allowance, meaning if you tick all the boxes &pound;1million can be left free of IHT. </p><p>But new rules will bring previously exempt assets into play, meaning pensions, which had been IHT exempt, will fall within the totals from April 2027. Owners of agricultural and business property, again previously able to benefit from exemptions, will from April 2026 need to consider their liabilities over certain thresholds, although allowances will mean an effective rate of 20% rather than 40%. </p><h2><strong>Housing supply</strong></h2><p>We&rsquo;ve already heard from the government on its plans for delivering more homes, so perhaps a lack of detail within the budget was to be expected. The government committed &pound;5bn to their housing building programme in 2025/26 and repeated its commitment to provide 300 new planners (effectively less than one per authority), but the new planning framework (NPPF) due at the end of the year is expected to fill in some further gaps here. </p><h2><strong>Non-doms</strong></h2><p>As expected, the government announced it will end current non-domiciled tax rules from April 2025 and introduce a new residence-based system. For those looking to bring assets into the UK, the government will extend the temporary repatriation facility from two to three years. This isn&rsquo;t new, and follows similar plans announced under the Conservatives. The budget confirmed that only gains made after April 2017 will be considered as part of the new proposals, but the door is still open for government to bring worldwide assets within the scope of UK inheritance tax.</p><h2><strong>What we missed</strong></h2><p>With the government having already announced plans to reinstate ambitious housing targets post-election we had hoped the budget would include some news on stimulus for demand. Yet incentives for home purchase, changes to stamp duty land tax (aside from the increase for additional properties) and the reintroduction of Multiple Dwellings Relief were conspicuous in their absence this time around. </p><p>More positive news on the UK economy and further interest rate cuts expected before the end of the year will likely support house price growth. But while we acknowledge increasing demand when supply remains low could challenge affordability further, the government needs to reassure developers and investors that there will be a market for a higher number of new homes they&rsquo;ve committed to deliver.&nbsp;</p>

Residential Roundup – Budget Special

<p>With the plans from the first Labour Budget in 14 years expected to bring in an extra &pound;40bn &ndash; read Marcus Dixon&rsquo;s overview of what was included for housing, in this week&rsquo;s Residential Roundup.</p>

With the plans from the first Labour Budget in 14 years expected to bring in an extra £40bn – read Marcus Dixon’s overview of what was included for housing, in this week’s Residential Roundup.

<p><strong>The first Labour Budget in 14 years was never going to please everyone. This was a tax raising Budget, with the Chancellor&rsquo;s plans expected to bring in an extra &pound;40bn. Employers will be shouldering much of the financial responsibility, with funding public services core to Labours plans.</strong></p>

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Prime Central London Report - Q3 2024

The JLL Q3 2024 Prime Central London Report tracks activity across the central London housing market. The report incorporates the results of our quarterly JLL Prime Central London Index.

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<p><strong>This week has brought some welcome news for Andrew Bailey and the Bank of England. Consumer Price Inflation (CPI) fell below 2% for the first time since April 2021, with the annual inflation rate coming in below both the target rate and the Bank&rsquo;s expectations of 1.9%, rising 1.7% in the year to September. A fall in the cost of airfares and petrol in the last couple of months were credited with these figures coming in lower than forecast.</strong></p><p>Core CPI (which excludes things like energy and food) has been more stubborn than overall CPI, but it also fell back further than expected, with annual growth of 3.2% &ndash; below the 3.4% forecast &ndash; in September. </p><p>Wage growth in the three months to August 2024 was broadly in line with the Bank&rsquo;s expectations. Regular pay rose 4.9% annually, while pay with bonuses was up 3.8%. This combination means real wages (wages after inflation) are rising, meaning more
    in the pocket for UK workers. Potential Budget tax raids aside, this means we&rsquo;d expect consumers will be more confident to spend this quarter than last. </p><p>This all points to a further reduction in rates when the Monetary Policy Committee meets on 17<sup>th</sup> November. A 25bp cut remains more likely than 50, but it does open up the prospect of a further 25bps in December, if key indictors keep heading
    in the right direction. </p><h2>Mortgage markets</h2><p>So, all this means mortgage rates are falling, right? Well not quite. Natwest and Santander are just two of the lenders who have announced an increase in their fixed rates in the past few days. This isn&rsquo;t unusual: often those with the most competitive
    rates will put them up once they reach certain quotas, but there is a bit more at play here other than just a run on lower rate deals.</p><p>Long-term borrowing costs have been rising, with 10-year UK gilt yields (basically a government IOU to be paid back at a future date) rising from a low of 3.75% in mid-September to a mid-October high north of 4.2%. Pre-Budget wobbles are being cited,
    fuelled by reports that Chancellor Rachel Reeves is looking at relaxing fiscal rules to increase borrowing to fund Budget commitments. In recent days the 10-year rate has dropped a little to below 4.1% but expect uncertainty in the mortgage markets
    to persist until we know more on the 30<sup>th</sup>.</p><h2 style="text-align:center;"><img src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1729259626/resi/gb/cms/Research/Images/houseprices.jpg" /></h2><h2>House prices
</h2><p>Figures from the Office for National Statistics show August was the sixth consecutive month when house prices posted an annual increase, the latest figures showing prices up 2.8%. This follows announcements from Nationwide and Halifax earlier this month,
    which showed prices up 3.2% and 4.7% respectively in the year to September. Prices in Scotland (5.4%) and Wales (3.5%) rose more than England (2.3%), with the North West recording the highest growth of any English region at 4.6%. The Midlands and
    North of England saw higher growth than the South, with the South West the lowest at 0.8%, while London saw growth of 1.4%. </p><h2>Rental Market
</h2><p>The ONS index of all rents showed an annual increase of 8.4% in September 2024, unchanged from August and down from a peak of 9.2% in March 2024. But the Homelet Rental Index of new lets fell relatively sharply to 4.3% from 5.1% a month before, continuing
    the trend we've seen this year of renewals commanding higher growth than new lets. In London the ONS all rents index is still showing annual growth of 9.8%, whereas Homelet shows rents for new lets rising just 1.0% annually. Our Q3 JLL lettings data
    for London sits somewhere in the middle, with average rents achieved on new lets up 2.0% and new lets and renewals combined rising 2.6%.
</p><h2 style="text-align:center;"><img src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1729259628/resi/gb/cms/Research/Images/rentalindex.jpg" /></h2><h2>Construction</h2><p>The S&amp;P Construction Purchasing Managers Index (PMI) is a good bell weather for activity. The latest release signalled the steepest rate of growth in construction activity in 29 months, driven particularly by civil engineering and commercial developments.
    But housebuilding has fallen behind, with the volume of new housing activity continuing to fall on an annual basis, according to the ONS. The good news is that compared to 2022/23, housebuilding construction cost inflation is low, but not as low as
    CPI, which alongside Budget uncertainty is still holding back activity and challenging viability within the sector. </p><h2>The Budget</h2>The two-week countdown has begun, with ministers remaining relatively tight lipped around what will make the cut on the 30<sup>th</sup> October. Rachel Reeves appears to be looking closely at employers&rsquo; National Insurance Contributions,
with the number of ministers explaining how this doesn&rsquo;t contradict their manifesto pledges suggesting it could be more than just a Westminster rumour. Reports in the Times on Friday 18<sup>th</sup> October suggest the Chancellor won&rsquo;t increase
Capital Gains Tax (CGT) rates for residential property, with modest increases in CGT on the sale of shares more likely (remember profits from residential property for higher rate tax payers already attract a higher 24% rate compared with 20% for shares).
It is often said that a week is a long time in politics, meaning a fortnight must be an age, so we&rsquo;ll stop speculating for now.&nbsp; Keep an eye out for our next Roundup, a Budget special, out at the end of the month once we know more.
<p>&nbsp;</p>

Residential Roundup - 18 October

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<p><strong>New CPI figures show UK inflation held steady at 2.2% in the year to August 2024. Although only marginally
        higher than the Bank of England&rsquo;s target of 2%, the latest figures confirm inflationary pressures are
        persisting. The main culprit of the stubborn inflation is air fares, rising 22% between July and August. This
        was offset by falling prices at petrol pumps however, alongside restaurants and hotels. Oil prices remain low,
        by historical norms. At the time of writing, the average price of Brent Crude is trading at around $73.5 USD per
        barrel, but perhaps much of this can be attributed to excess supply as opposed to falling demand.</strong></p><p>The Bank of England (BoE) held interest rates at 5% at their latest MPC meeting. This was almost a foregone conclusion following Wednesday&rsquo;s news that inflation remains marginally above the 2% target, with some fearing another rate cut would further
    spike inflation. The BoE are now forecasting that inflation could rise to near 3% by year end, fuelled by rising energy prices. <a href="https://www.reuters.com/world/uk/bank-england-hold-bank-rate-this-month-cut-nov-economists-say-2024-09-11/" target="_blank">A recent article by Reuters</a>highlighted that all 65 economists in the September poll predicted the base rate will remain at 5% in September, with 48 of 65 economists predicting the next cut will come in November. The majority
    expect just one more rate cut by year end.</p><p>Meanwhile, GDP growth flatlined in July for the second consecutive month, meaning the UK is no longer the fastest growing economy in the G7. This is not exactly the economic bounce back that Labour were hoping for and puts even more pressure on Rachel
    Reeves in the upcoming Autumn Budget, who is likely to deliver news of tax raises and spending cuts. The Chancellor acknowledged she has a large black hole to fill, but there will be fears that cuts to public spending could result in further lacklustre
    economic growth for the UK.</p><h2>Competition heating up amongst lenders</h2><p>Since the Bank of England announced the first rate cut in four years on 1st August, competition amongst mortgage lenders has been rife.</p><p>Cooling inflation, a change in government and falling mortgage rates have brought about a new sense of enthusiasm from buyers since July 5th. Major lenders have embraced increased demand in the market, with key players continuing to reduce rates to new
    lows. At the time of writing, the current average 2-year fix (75% LTV) across the big six lenders is 4.65% while the average 5-year fix across the big six lenders stands at 4.18%.</p><p>Despite falling mortgage rates, first-time buyers are still having a hard time gaining a foot onto the ladder. A recent report from UK Finance revealed that 22% of loans taken out by first-time buyers in June were for extended terms, with most opting
    for 35 or 40 year loans. This reflects a significant rise from 6% five years ago.</p>
<img src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1728547433/resi/gb/cms/News/Images/bar_graph.svg" style="text-align:center;" height="450" /><p>The struggle faced by first-time buyers is mirrored by the results of <a href="https://residential.jll.co.uk/insights/research/buyers-and-tenants-survey-2024" target="_blank">our latest JLL Buyers and Tenants survey</a>. This year,
    41% of tenants said that higher mortgage rates were impacting their ability to purchase a home. Meanwhile, 26% of buyers this year decided to delay their home purchase, 61% of whom said this was because they were waiting for rates to fall.</p><h2>Housing market</h2><p>New ONS data on house prices and private rents illustrates a continued strength within the housing market. Private rents increased by 8.4% in the year to August 2024, taking average rents to &pound;1,327 per calendar month in England. Although this represents
    a small decrease from 8.6% in July, rental growth is still proving bullish, particularly in central locations. ONS reported annual rental growth was 9.6% in London, the highest of all regions.</p><p>The story is almost the opposite for house prices. House price growth across London was the lowest of all regions, at -0.4% in the year to July. The ONS recorded average house prices across the UK reached &pound;290,000 in July, up 2.2% annually.</p><p>Halifax are now reporting the largest annual increase in house prices across the UK. According to their latest house price index, average house prices were 4.3% higher in August 2024 than a year prior, rising 0.3% on the previous month. Nationwide have
    reported annual growth of 2.4% in August, while the Rightmove September index is reporting 1.2% annual growth.</p><p>Improved sentiment amongst buyers is having a positive impact on sales activity and house prices. We anticipate this continuing into the autumn as lenders continue to bring competitive rates to the market.</p>
<img src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1728547583/resi/gb/cms/News/Images/line-graph.svg" style="text-align:center;" height="450" /><h2>Renters Rights Bill</h2><p>Last week, the government introduced the Renters Rights Bill, Labour&rsquo;s version of the previous Renters Reform Bill, first introduced by the Theresa May Conservative government in 2019. A raft of updates to the bill have now been announced, of which
    some of the most significant changes from the perspective of landlords and tenants are detailed below:</p><br /><p><em>Tenants:</em></p><p>There will be an end to fixed-term tenancies, moving to rolling period tenancies. Tenants will have power to end the tenancy, by giving two months&rsquo; notice.</p><p>There will be a single date after Royal Assent and Commencement for the removal of Section 21 evictions, which is not dependent on court reform happening first. This will give tenants immediate security, meaning that the tenancy will only end if the tenant
    leaves by choice, or if the landlord has a valid reason to evict them.</p><br /><p><em>Landlords:</em></p><p>Landlords can end tenancies if they can evidence a valid ground for possession. Landlords will need to give four months notice to move in or sell the property. However, there will be a new protected period for the tenant at the beginning of the tenancy.
    A new ground for possession will allow landlords renting to students in HMO&rsquo;s to seek possession ahead of each new academic year.</p><p>Rent Repayment Orders will be expanded so they are wider in scope and for repeat offenders, with fines increasing in line with inflation. There will be a ban on in-tenancy rental increases written in to contracts, with landlords only allowed one rent
    raise per year, to market rate. In addition, there will be a ban on rental bidding wars with lettings agents, with legal requirement for landlords/agents to be unable to ask or accept any bid above the published rent for the property.</p><br /><p>Neil Short, Area Director &ndash; Residential Lettings, at JLL says &ldquo;As an industry we welcome reforms that will improve living standards within the Private Rented Sector. However, the bill in its current form does raise a few concerns, given Labour&rsquo;s
    large majority it&rsquo;s unlikely that there will be any dramatic changes to the bill. That being said, a lot can happen between now and the Renters Rights Bill gaining Royal Assent. Ensuring that there is a limited negative impact on the supply
    of new private rental homes is of utmost importance. We will keep our clients up to date on how things develop as the bill makes its way through Parliament&rdquo;.</p><h2>JLL Research | September 2024</h2><p>JLL is a leading global professional services firm specialising in real estate and investment management, with $16.6bn annual revenue in 2020, operations in over 80 countries and a global workforce of over 90,000. With over 7,000 employees and 15 offices
    in the UK, we support our investor, developer, and occupier clients at every stage of the property lifecycle across both commercial and residential asset classes. This includes land purchase, access to capital, planning, development advisory, leasing,
    building management and sales.</p><p>JLL&rsquo;s Residential and Living team consists of over 300 professionals who provide a comprehensive end-to-end service across all residential property types, including social housing, private residential, build to rent, co-living, later living, healthcare
    and student housing.</p><p><sup>Disclaimer: &copy; 2024 Jones Lang LaSalle IP, Inc. All rights reserved. Data within this report is based on material/sources that are deemed to be reliable and has not been independently verified by JLL. JLL makes no representations or warranties as to the accuracy, completeness or suitability of the whole or any part of the report which has been produced solely as a general guide and does not constitute advice. No part of this publication may be reproduced or transmitted in any form or by any means without prior written consent of JLL. JLL, its officers, employees shall not be liable for any loss, liability, damage or expense arising directly or indirectly from any use or disclosure of or reliance on such report. JLL reserves the right to pursue criminal and civil action for any unauthorized use, distribution or breach of such intellectual property.</sup></p>

Residential Roundup - 20 September

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<p><strong>UK economic outlook improving</strong></p><p>With economic growth across the UK coming in broadly above expectation so far this year, a raft of forecasters have begun upgrading their outlook for growth. Consensus forecasts now expect the UK economy will grow by 1.0% this year (they were at 0.6%
    at the start of 2024). The Bank of America and the British Chamber of Commerce are the latest to upgrade, both now expecting growth of 1.1% in 2024. Before we get too excited, these aren&rsquo;t big numbers and still mean the UK lags many of our mainland
    European neighbours. However, a brighter picture will embolden investors as many of the other key economic and housing market indicators turn positive in H2.&nbsp;</p><p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1725625974/resi/gb/Articles/Images/RR-6-Sept-1.jpg" /></p><p><strong>More favourable rates</strong></p><p>Following the Bank of England&rsquo;s August rate cut and more competitive five-year interbank lending rates (SONIA) emerging we&rsquo;ve seen a flurry of more competitive mortgage rates enter the market.&nbsp; The latest being a five-year fix at sub
    3.8%. While these rates would still make your average 2020 borrower wince, in the &lsquo;new normal&rsquo; a sub 4% rate appears to be sufficient for the wheels of the mortgaged housing market to begin turning more freely again. &nbsp;</p><p>It's still a little early for the latest mortgage approval figures to fully reflect the impact of lower rates and certainly many have had other things on their mind over the summer break. But the July approval figures do appear to be showing the early
    signs of an uptick in activity. The latest figures from the Bank of England showing July approvals rose to 62,000, the highest since September 2022. </p><p><strong>More stock entering the market</strong></p><p>Rightmove reported an uptick in listings this summer, with July recording an 11% annual increase in stock reaching the market for sale. Rate cuts in early August added further to vendors propensity to list, with listings to mid-month in August up 19%
    on the same period a year earlier. </p><p>Prospective buyers are returning to the market. Here at JLL the number of viewings in July and August are up 48% compared with the same period a year ago. Prices are rising too, with Nationwide reporting prices up 2.4% annually in August, having risen
    on an annual basis every month since February.</p><p><strong>Transactions rise</strong></p><p>Transaction data is always a lagging indicator. With lengthy conveyancing delays also meaning the time between a buyer committing to purchase and the sale completing often stretching to more than three months. However, even accounting for these delays
    we are starting to see the number of homes changing hands edge up. The latest government figures showing just shy of 91,000 seasonally adjusted transactions in July, up 7% on July 2023.</p><p><strong>Rents </strong></p><p>The latest new lets figures from Homelet show a disparity between rental growth nationally. London, often the most reactive market, has seen annual rental growth of just above flat this month at 0.1% (albeit up 2.2% on last month). Whereas some regional
    markets are still seeing rents rise by up to 9.4% (East of England).</p><p><strong>Conflicting reports on landlords selling up</strong></p><p>Rightmove data shows an increase in listings of homes for sale which have been previously let on the portal.&nbsp; With 18% of homes currently on the market nationally previously listed to let, up from 8% in 2010 and 14% over the last five years. This
    rises to 29% in London, although it is worth noting that around 30% of households in London rent privately, far higher than in other regions. </p><p>There are a few reasons homes are being listed. Obviously, debt costs for leveraged buy-to-let investors have risen, in addition to the removal of tax breaks on mortgage interest payments. &nbsp;Uncertainty around capital gains and inheritance tax post
    budget alongside the expected return of the 2030 EPC C obligation will also be impacting investors&rsquo; choices. However, this too could be a sign of a stronger sales market, with reluctant landlords who in a more challenging market have looked
    to rent rather than sell simply returning to the market to test the water. &nbsp;</p>
<p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1725625974/resi/gb/Articles/Images/RR-6-Sept-2.jpg" /></p><p><strong>New development</strong></p><p>Delivering more homes was one of the key pledges of the Labour manifesto, with all regions aside from London set to see their housing targets increase (even London&rsquo;s new targets still expected to be more than double recent delivery). For more on what this means at a local level <a href="https://residential.jll.co.uk/insights/research/jll-new-housing-targets-analysis-targets-by-numbers-august-2024">click here.</a></p><p>But the latest starts and completions figures for Q1 demonstrate the scale of the task ahead. The Q1 2024 figures, released at the end of August show there were 22,310 house building starts (seasonally adjusted) in England, a 11% increase compared with the previous quarter, but 41% down on the same quarter of 2023.&nbsp; </p><p>The introduction of new building regulations just over a year ago caused starts to spike in Q2 2023 at almost 67,000. This meant schemes which would under normally (regulatory) circumstances have been delivered later were pulled forward.&nbsp; As a result, falls in more recent quarters could be overstated, but in any case, we&rsquo;ll need to see a reversal of this trend soon to get near the 1.5 million homes target within this parliament. </p><p><strong>In case you missed it&hellip;.</strong></p><p>Our latest Big Six Residential Development Report, <a href="https://residential.jll.co.uk/insights/research/big-six-residential-development-report-summer-2024">Click here to read more.</a></p><p></p>

Residential Roundup – 6 September

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Looking closely at the latest numbers to see what impact the new government and more importantly the August rate cut are having on the market.

<p><strong>Regardless of your age September has a distinct back to school feel. Those of us ditching the beach bag for the briefcase will be looking closely at the latest numbers to see what impact the new government and more importantly the August rate cut are having on the market. Despite the usual summer slowdown making it a bit more difficult to tell, there are signs that the market is waking up.</strong></p>

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<p><strong>Housebuilding was a key element of the Labour party election campaign. Angela Rayner announcing plans to build 1.5 million homes over the next five years. Since the election Labour have announced a new methodology to calculate housing need and set new housing targets for local authorities across England. These will exceed original housing targets set by the Conservatives in 2017 of 300,000 homes per annum (scrapped in 2022), delivering 370,000 homes per annum across England, but how do the new targets differ?</strong></p><p><strong>Target by numbers: increase from old target to new</strong></p><p>Applying the new measure of housing need means most local authorities across England (59%) could see their housing target more than double. The housing target for 32% of local authorities has increased by up to 50% from the old target, while an additional
    27% of local authorities have seen an increase in their target by 51-100%.</p><p>17.6% of local authorities across England have seen their housing targets decrease under the new methodology, most of which are in Greater London. It&rsquo;s worth noting here that the removal of the Urban Uplift Policy, originally created to direct housing
    growth to the twenty largest urban areas, has meant other large cities and towns, like Manchester, have also seen a reduction. The removal of the policy now means that housing targets are more evenly distributed across England, with some smaller towns
    and rural areas now targeted with significant increases in housebuilding.</p><p>More rural areas such as Tamworth in Staffordshire and Pendle in Lancashire have seen an increase in their targets of 261% and 209% respectively, some of the largest percentage increases across England. This equates to 321 and 258 additional new homes
    now required.</p><p>In terms of actual numbers, Birmingham has the largest housing target of 4,974 new homes. But due to the new methodology and the removal of the urban uplift this new target is 31% lower than the old target of 7,174 new homes. Redcar and Cleveland has
    experienced the largest increase under the new methodology (+1,338%) an increase from just 45 new homes, to 642.</p>
<img src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1725013073/resi/gb/cms/News/Images/jll-new-housing-targets-analysis-picture1.png" /><img src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1725013076/resi/gb/cms/News/Images/jll-new-housing-targets-analysis-picture2.png" /><h2>Targets by numbers: New target vs net additions</h2><p>But even with the new approach London still accounts for 22% of housing targets across England, the highest of all regions. In numerical terms, the largest housing targets outside of London are seen across the South East and East of England regions. A
    housing target of 40,837 across the South East will account for 17% of the total target across England. So how do these targets compare against previous housing delivery?</p><p>The map above compares London boroughs new housing targets against historical average annual net additions (2020/2021 &ndash; 2022/2023). There are six boroughs across London where new housing targets exceed average annual net additions by more than five
    times. These include Bromley, Camden, Kensington and Chelsea, Lewisham, Redbridge, and Richmond.</p><p>Comparing targets with historical net additions shows areas across the Midlands have historically been closer to reaching housing targets. On average since 2020/2021, the East Midlands region has hit 83% of its housing target, followed by the North West
    (75%) and the West Midlands (71%).</p><p>A handful of areas across England have a significant amount of work to do over the next five years if they are to meet housing targets. Portsmouth in the South East will need to increase housing delivery by 8.3 times the current rate if it is to meet
    its target of 1,098 homes per annum. On average since 2021/2022 it delivered just 12% of the proposed target.</p><p>Just 32 local authorities have met housing targets each year since 2020/2021. Half of these areas now have a smaller housing target, or a small increase of 0-50%, compared to historic targets.</p><img src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1725013079/resi/gb/cms/News/Images/jll-new-housing-targets-analysis-picture3.png" /><img src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1725013077/resi/gb/cms/News/Images/jll-new-housing-targets-analysis-picture4.png" /><h2>Targets by numbers: Total value of new homes</h2><p>If we built all the 370,000 homes target the total value of new homes built could be as much as &pound;148bn across England. London alone could see the total value of homes completed top &pound;55bn. Outside London, the South East of England will see
    the largest total value from new homes if targets are met (&pound;30bn).</p><p>The total value of new homes across the top 20 local authorities (in terms of housing target) will exceed &pound;20bn (excluding London). The top 20 have been defined as the local authorities with the largest housing targets. A significant proportion
    of these are located across the Midlands or the North of England, including Birmingham, Manchester, most areas in Yorkshire and County Durham.</p><p>Average house prices are typically higher in southern areas of England, therefore we can expect higher total value from new homes development in these areas. Despite having the sixth highest housing target across England, average house prices in Buckinghamshire
    of &pound;558,740 in 2024 mean the area is set to record &pound;2.3bn total value in new homes if the housing target of 4,122 is met. This is the highest total value across England.</p><p>Cornwall unitary authority has the second largest housing target of 4,454 new homes. The undersupply and affordability of homes across Cornwall has been cited as critical for many years now. Homes in the area, particularly along the coast, have been bought
    up by those seeking a holiday home or holiday let. This, coupled with planning and development constraints within Cornwall National Landscape areas, means little stock available for permanent residents, particularly affordable homes.</p><p>The housing target across Cornwall has increased by 65%, from 2,707 to 4,454. By comparison, annual net additions in Cornwall have averaged 2,681. This means they will need to increase by 1.6 times the current build rate to meet new targets. With an average
    house price of &pound;344,370 (year to date 2024), this would assume a total value of &pound;1.53bn in new stock.</p><h2>Table 1: Total value of new homes (proposed to be built), by region</h2><style>td,
 th {
        padding: 8px;
    }

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</style>
<div style="overflow-x:auto;" align="center"><table cellspacing="0" cellpadding="0" border="1" align="left"><tbody><tr class="red"><th scope="col">Region</th><th scope="col">Number of homes &ndash; new methodology</th><th scope="col">Total value of new homes (&pound;bn)</th></tr><tr><td>London</td><td>80,693</td><td>&pound;55.7</td></tr><tr><td>South East England</td><td>69,060</td><td>&pound;30.3</td></tr><tr><td>East of England</td><td>44,858</td><td>&pound;14.5bn</td></tr><tr><td>South West England</td><td>40,343</td><td>&pound;14.2bn</td></tr><tr><td>North West England</td><td>37,817</td><td>&pound;9.1bn</td></tr><tr><td>West Midlands</td><td>31,754</td><td>&pound;8.7bn</td></tr><tr><td>Yorkshire and the Humber</td><td>27,433</td><td>&pound;6.3bn</td></tr><tr><td>East Midlands</td><td>27,382</td><td>&pound;7.1bn</td></tr><tr><td>North East England</td><td>12,202</td><td>&pound;2.2bn</td></tr><tr><th scope="col">Grand Total</th><th scope="col">371,541</th><th scope="col">&pound;148.1bn</th></tr></tbody></table></div><img style="padding-top:2%;" src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1725013076/resi/gb/cms/News/Images/jll-new-housing-targets-analysis-picture5.png" /><h2>JLL Research | August 2024</h2><p>JLL is a leading global professional services firm specialising in real estate and investment management, with $16.6bn annual revenue in 2020, operations in over 80 countries and a global workforce of over 90,000. With over 7,000 employees and 15 offices
    in the UK, we support our investor, developer, and occupier clients at every stage of the property lifecycle across both commercial and residential asset classes. This includes land purchase, access to capital, planning, development advisory, leasing,
    building management and sales.</p><p>JLL&rsquo;s Residential and Living team consists of over 300 professionals who provide a comprehensive end-to-end service across all residential property types, including social housing, private residential, build to rent, co-living, later living, healthcare
    and student housing.</p><p><sup><sup>Disclaimer: &copy; 2024 Jones Lang LaSalle IP, Inc. All rights reserved. Data within this report is based on material/sources that are deemed to be reliable and has not been independently verified by JLL. JLL makes no representations or warranties as to the accuracy, completeness or suitability of the whole or any part of the report which has been produced solely as a general guide and does not constitute advice. No part of this publication may be reproduced or transmitted in any form or by any means without prior written consent of JLL. JLL, its officers, employees shall not be liable for any loss, liability, damage or expense arising directly or indirectly from any use or disclosure of or reliance on such report. JLL reserves the right to pursue criminal and civil action for any unauthorized use, distribution or breach of such intellectual property.</sup></sup></p>

JLL New Housing Targets Analysis – Targets by numbers - August 2024

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<p><strong></strong><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1723790127/resi/gb/Articles/Images/RR-16-Aug-1.jpg" /></p>
<p><strong>GDP</strong><strong> rising</strong></p>
<p>The UK economy grew by 0.6% in the three months to June, following a 0.7% increase in Q1. The services sector was the key driver behind growth, rising 0.8%, with both manufacturing and construction posting a marginal fall of 0.1% (although worth remembering
    this was pre-election and pre-rate cut). Annually, this means real GDP is estimated to have risen 0.9%. There is good news on per capita GDP growth, too, rising for the second quarter running, albeit still down 0.9% on pre-pandemic highs. </p>
<p><strong>What does this mean for my mortgage? </strong></p>
<p>The Bank of England&rsquo;s rate cut has started to feed through into the mortgage markets. Five-year fixes for those with healthy deposits are now available at below 3.9%, with best-buy two-year equivalents sitting at circa 4.3%.</p>
<p><strong>More activity? </strong></p>
<p>The latest data from the S&amp;P Purchasing Manager Index (PMI) suggests activity in the construction sector continues to increase. Its latest release shows activity rising for the fifth consecutive month in July. More activity has also led to increases
    in recruitment, with firms reporting a rise in staffing levels for the third consecutive month. Housebuilding, which had lagged the commercial sector, has now also entered growth territory. </p>
<p><strong>Rental Market</strong></p>
<p>Overall rental growth remains high and unchanged at 8.6%, according to the latest figures from the ONS (Office for National Statistics), but new lets data tells a different story, particularly in London. Rental growth among new lets has fallen from 5.7%
    to 5.2% nationally over the last month, dragged down especially due to London registering a negative reading (-0.4%) for the first time since May 2021. Despite this, RICS (Royal Institution of Chartered Surveyors) survey data shows a positive net
    balance of respondents who expect rents to rise in the coming months, including in London.<a href="https://www.gov.uk/government/consultations/proposed-reforms-to-the-national-planning-policy-framework-and-other-changes-to-the-planning-system/proposed-reforms-to-the-national-planning-policy-framework-and-other-changes-to-the-planning-system"></a></p>
<p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1723790127/resi/gb/Articles/Images/RR-16-Aug-2.jpg" /></p>
<p><strong>House prices up</strong></p>
<p>Rightmove figures show an increase in activity in July, with the number of sales agreed up 15% on the same period a year ago. The Land Registry House Price Index remains unchanged, with annual growth of 2.7% in June &ndash; the fourth consecutive month
    with rising prices. Nationwide and Halifax indices similarly show growth of more than 2% annually. </p>
<p><strong>Investor activity </strong></p>
<p>The Living sector continues to draw investment. The latest JLL figures show investment in Living account for 30% of total real estate investment in H1 2024. The build to rent sector continues to grow, with the number of operational units rising 24% in
    Q2 2024 compared with the same period in 2023.</p>
<p>But the multifamily sector faces many similar challenges to new homes, with high debt cost, increasing regulation and uncertainty over build costs impacting activity in the sector. As a result, the number of units in the pipeline (planning approved or
    under construction) dropping 12% annually in Q2. </p>
<p>As many of the challenges facing the multifamily sector unwind (a little), investment in single family has continued apace. UK single family investment topped &pound;1.5 billion in the first half of 2024, accounting for more than half of total build to
    rent investment in H1, with the second quarter this year seeing record single family investment of &pound;826 million. To read more <a href="https://www.jll.co.uk/en/views/uk-multifamily-pipeline-slows-down-amid-surge-in-single-family-housing">Click here.</a></p>
<p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1723790127/resi/gb/Articles/Images/RR-16-Aug-3.jpg" /></p>
<p><strong>&nbsp;</strong></p>

Residential Roundup - 16 August

On the face of it the July inflation figures could give cause for concern, with CPI (Consumer Prices Index) rising for the first time this year, from the 2% Bank of England target in June to 2.2% in July.

<p>On the face of it the July inflation figures could give cause for concern, with CPI (Consumer Prices Index) rising for the first time this year, from the 2% Bank of England target in June to 2.2% in July. But dig a little deeper and there is more positivity in the numbers. Forecasters expect inflation to hover somewhere between 2% and 2.75% for the rest of the year, and the July figure is lower than the 2.4% the Bank predicted.</p><p>The outlook is more positive for services inflation, too (an indicator that has been watched closely by rate setters on the Monetary Policy Committee) with the July figure of 5.2% down from 5.7% in June and lower than the forecast of 5.6%. Will that be enough to convince the&nbsp;MPC&nbsp;to cut rates further when they meet next month? So far, the markets are doubtful, but further cuts later in the year remain on the cards.</p><p>UK unemployment fell to 4.2% in July, again below the Bank of England&rsquo;s forecast of 4.4%. Total earnings, including bonuses, rose 4.5% in the latest three-month period. This is the lowest figure since November 2021 but still higher than the Bank would like, throwing more cold water on the likelihood of a September rate cut. Total pay in the private sector was up 5%, down from 5.6% previously.<br /></p>

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<p>The JLL Big Six Residential Development Report compares activity, prices, and rents across six UK cities outside London: Birmingham, Bristol, Edinburgh, Glasgow, Leeds and Manchester. This report incorporates data from the JLL UK Cities index, comparing
    changes in prices and rents across mainstream and prime developments in each city.</p><p>In the sales market, higher rates, both interest and mortgage, have continued to put pressure on both development viability and buyers&rsquo; budgets. We are beginning to see this reflected in annual price growth across the Big Six cities, with growth
    across the cities remaining flat or marginal over the past year.</p><p>The rental market across the Big Six cities has remained robust, albeit growth has cooled significantly from double digit highs in H1 2023. There is continued demand for city centre living, particularly from young professionals seeking the lifestyle benefits
    and vibrancy of being centrally located.</p><p>Prime markets across the Big Six have generally outperformed both the mainstream sales and rental markets, with new prime stock continuing to push quality and amenity provision.</p><p><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1725291585/resi/gb/Articles/PDFs/Big_Six_Residential_Development_Report_-_H1_2024.pdf" target="_blank"><button class="Button primary" style="text-align:center;">Click here to read more</button></a></p>

Big Six Residential Development Report - Summer 2024

Big Six Residential Development Report

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<p>Private outdoor space is now one of the biggest requirements for buyers looking for their new home, in London it is quite rare to have a garden, but terraces offer a fantastic alternative. Whether you're in the heart of central London or in the suburbs, a terrace can provide outdoor space city views and a unique space for relaxation and entertainment. When the sun is out a terrace can provide the perfect low maintenance outdoor space you might be looking for.</p><img style="text-align:center;padding-top:5%;" src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1723610540/resi/gb/cms/News/Images/jll-st-marychurch-street.jpg" /><p><strong>St Marychurch Street, SE16</strong><br />&pound;1,675,000<br />A stunning duplex penthouse in the centre of Rotherhithe village, with a leafy roof terrace that feels like a little sanctuary in this corner of London, and boasts views of the city
    in every direction.
    <br /><a href="https://residential.jll.co.uk/sale-penthouse/london-se16-4hw-p154024" target="_blank">Explore this property</a>
</p><img style="text-align:center;padding-top:5%;" src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1723610540/resi/gb/cms/News/Images/jll-dundee-wharf.jpg" /><p><strong>Dundee Wharf, E14</strong><br />&pound;1,999,999<br />Spread across the entire 10th floor is this beautiful waterside penthouse, a spiral staircase leads up to the private roof terrace with sweeping river views of many of London&rsquo;s iconic
    landmarks.
    <br /><a href="https://residential.jll.co.uk/sale-penthouse/london-e14-8ax-p151374" target="_blank">Explore this property</a>
</p><img style="text-align:center;padding-top:5%;" src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1723614301/resi/gb/cms/News/Images/jll-one-thames-quay-new.jpg" /><p><strong>One Thames Quay, E14</strong><br />Prices from &pound;595,000<br />An exceptional selection of stylish one, two and three bedroom apartments across a 48-storey tower. Every apartment offers panoramic riverside views across the London skyline.
    <br /><a href="https://residential.jll.co.uk/sale-development/one-thames-quay/london-a0o8w00000j3cxguar" target="_blank">Explore this property</a>
</p><img style="text-align:center;padding-top:5%;" src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1723610545/resi/gb/cms/News/Images/jll-chiswick-green.jpg" /><p><strong>Chiswick Green, Chiswick W4</strong><br />Prices from &pound;585,000<br />A contemporary collection of one, two and three bedroom apartments, penthouses and townhouses arranged across four buildings. Every home benefits from private balconies
    or terraces and communal roof terraces.
    <br /><a href="https://residential.jll.co.uk/sale-development/chiswick-green/london-a0o1i00000apzvzuan" target="_blank">Explore this property</a>
</p><img style="text-align:center;padding-top:5%;" src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1723614198/resi/gb/cms/News/Images/jll-battersea-powerstation-new.jpg" /><p><strong>Battersea Power Station, Nine Elms SW11</strong><br />Prices from &pound;547,000<br />A collection of one and two bedroom apartments on Electric Boulevard at Battersea Power Station. Residents benefit from the communal Battersea roof gardens,
    with dramatic views of London&rsquo;s skyline to both the east and the west.
    <br /><a href="https://residential.jll.co.uk/sale-terraced/london-se10-8qt-p151226" target="_blank">Explore this property</a>
</p>

The best terraces in London

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<p>From its rich history and stunning architecture to its excellent transport links and top-rated schools, Greenwich is quickly becoming one of the most popular areas in Zone 2. Whether you're a history enthusiast, a nature lover, or simply seeking a peaceful and family-friendly community, Greenwich has it all.</p>
<h2>The appeal of Greenwich</h2>
<p>Greenwich boasts an array of landmarks that attract visitors from around the world, from the Royal Observatory and the stunning Cutty Sark, to the iconic Greenwich Market, where locals and visitors alike can explore stalls offering everything from artisanal crafts to delicious street food.</p>
<p>One of the most appealing aspects of living in Greenwich is its strong sense of community that prides itself on its inclusivity and diversity. The area has a friendly and welcoming atmosphere, with residents actively participating in community events and initiatives.</p>
<h2>The property market in Greenwich</h2>
<p>The area offers a diverse range of properties to suit various preferences and budgets, whether you are looking for a charming Victorian terrace or a modern apartment with stunning river views, you can find it in Greenwich.</p>
<p>In addition to the established areas, there are also up-and-coming neighbourhoods in Greenwich that are worth considering. These areas may offer more affordable options or have potential for future growth. These neighbourhoods often attract young professionals and families looking for a vibrant community atmosphere.</p>
<h2>Transport links</h2>
<p>Greenwich offers excellent transport links that make it a convenient and accessible place to live.<br>Public transport options are diverse and well-connected, the area is served by several bus routes, the Greenwich DLR station provides quick and efficient connections to other parts of London, including Canary Wharf and the City of London, and the North Greenwich Underground station on the Jubilee Line offers direct access to the West End and other major destinations.</p>
<h2>Schools and Education</h2>
<p>Greenwich is popular with families with school-age children, the borough offers a wide range of top-rated schools that provide quality education and a nurturing environment for students.</p>
<p>Greenwich boasts several top-rated schools that consistently achieve outstanding academic results, these schools are known for their high standards of teaching and their commitment to providing a well-rounded education. Whether you're looking for primary, secondary, or sixth form education, Greenwich has a variety of options to suit every child's needs.</p>
<h2>Lifestyle and Leisure</h2>
<p>Whether you're a nature lover, a food enthusiast, or a sports enthusiast, this charming borough has something for everyone. One of the highlights of living in Greenwich is the abundance of parks and green spaces. With its stunning views of the River Thames, Greenwich Park is a popular spot for residents to relax, go for a jog, or enjoy a picnic with friends and family.</p>
<p>When it comes to dining and entertainment, Greenwich has a diverse selection of options to tantalise your taste buds. The borough boasts an array of restaurants, cafes, and bars, where you can enjoy a delightful meal or unwind with a drink.</p>
<p>The area is known for its world-class venue; the O2 Arena, which hosts a wide range of events, including concerts and sporting competitions. If you prefer to participate in sports yourself, Greenwich has a wealth of options, from tennis courts and golf courses to swimming pools and fitness centres, there are ample opportunities to stay active and lead a healthy lifestyle.</p>
<h2>Explore our top properties in Greenwich</h2>
<img style="text-align:center;padding-top:5%;" src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1723092310/resi/gb/cms/News/Images/jll-west-grove.jpg" />
<p><strong>West Grove</strong><br />£4,500,000<br />A five-story, six bedroom luxury residence in the vibrant heart of West Greenwich.
    <br /><a href="https://residential.jll.co.uk/sale-terraced/london-se10-8qt-p151226" target="_blank">Explore this property</a>
</p>
<img style="text-align:center;padding-top:5%;" src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1723089759/resi/gb/cms/News/Images/jll-greenwich-peninsula.jpg" />
<p><strong>Greenwich Peninsula</strong><br />£487,499 - £1,799,999<br />A collection of studio, one, two and three bedroom new build apartments.<br /><a href="https://residential.jll.co.uk/sale-development/greenwich-peninsula/london-a0o1i000001hu7ouaq" target="_blank">Explore this property</a>
</p>
<img style="text-align:center;padding-top:5%;" src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1723089759/resi/gb/cms/News/Images/jll-admirals-gate.jpg" />
<p><strong>Admirals Gate</strong><br />£5,000 per month<br />A stunning five bedroom, three-storey family house located in West Greenwich.<br /><a href="https://residential.jll.co.uk/rent-semi-detached/london-se10-8jx-p154161" target="_blank">Explore this property</a>
</p>
<img style="text-align:center;padding-top:5%;" src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1723089761/resi/gb/cms/News/Images/jll-prime-point.png" />
<p><strong>Prime Point</strong><br />Prices from £385,000<br />Coming soon – an exciting new residential development of one, two and three bedroom apartments on Greenwich Peninsula.<br /><a href="https://residential.jll.co.uk/sale-development/prime-point/london-a0o8w00000lsqviuad" target="_blank">Explore this property</a>
</p>
<img style="text-align:center;padding-top:5%;" src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1723089764/resi/gb/cms/News/Images/jll-pelton-road.jpg" />
<p><strong>Pelton Road</strong><br />£700,000<br />Formerly an old sweet shop, now a charming two-bedroom Victorian terraced home in East Greenwich.<br /><a href="https://residential.jll.co.uk/sale-terraced/london-se10-9ah-p150671" target="_blank">Explore this property</a>
</p>

Why to live in Greenwich, London: Top Reasons

<p>Find out why to live in Greenwich, London. Explore its vibrant community, parks, and stunning river views.<br /></p>

Find out why to live in Greenwich, London. Explore its vibrant community, parks, and stunning river views.

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<p>Embarking on the journey of buying your first home can be daunting, but our comprehensive guide is here to assist. We'll walk you through the basics, help you navigate the market and support you every step of the way. Let's start your path to homeownership!</p><h2>The Basics of Buying your First Home</h2><p>When buying your first home, understanding the key elements such as what a mortgage is and how it works is essential. A mortgage is a loan that helps finance your property purchase and is typically paid back over a specific period with interest. Home
    lenders for first time buyers can greatly assist in this process.</p><p>Eligibility for buying your first home may vary, but lenders typically consider factors like your credit score, employment history, income level, and current debt. Familiarising yourself with the criteria is crucial in determining your eligibility for
    the best first time buyer mortgage.</p><p>Before beginning the process, assess your financial readiness. Evaluate your income, expenses, existing debts, and saving for a deposit. Remember to calculate the overall cost of buying and homeownership, which includes stamp duty, insurance, and maintenance.
    Several lenders for first time buyers can provide useful tools to assist with this.</p><h2>Embarking on Your Buying Journey</h2><p>Buying your first home involves a few significant steps that require careful planning and consideration. From saving for a deposit to understanding the mortgage application process and finding the right home, we'll guide you through each stage of your
    buying journey.</p><p><strong>Strategies for saving a deposit:</strong>Saving for a deposit is one of the first steps. It impacts the amount you can borrow and the interest rate you'll receive. Consider creating a budget, reducing unnecessary expenses, and exploring government
    schemes that assist first-time buyers.</p><p><strong>Navigating the mortgage application process:</strong>Researching different mortgage options, comparing interest rates, and understanding the terms and conditions can make the mortgage application process less intimidating. Seeking professional
    advice can also provide invaluable guidance on how to secure the best mortgage.</p><p><strong>Finding the perfect home:</strong>Searching for your first home is an exciting part of the journey. Consider factors such as location, size, budget, and amenities. Take your time and conduct thorough research to find a home that suits your needs
    and aspirations.</p><h2>Our Top First Time Buyer Homes</h2><img style="text-align:center;padding-top:5%;" src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1722837141/resi/gb/cms/News/Images/jll-banner-one-clapham.jpg" /><p><strong>One Clapham, Battersea, SW11</strong><br />Prices from &pound;497,499<br />Only a handful of one bedroom apartments left at this exciting new development, located just a minute from Clapham Junction Station. This could be your last opportunity
    to buy here!<br /><a href="https://residential.jll.co.uk/sale-development/one-clapham/london-a0O8W00000JBjArUAL" target="_blank">Click here</a> for more information
</p><img style="text-align:center;padding-top:5%;" src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1722834005/resi/gb/cms/News/Images/jll-eeko.jpg" /><p><strong>Eeko, Camden, NW1</strong><br />Prices from &pound;455,000<br />If North London is more your scene, this development is a collection of one and two bedroom apartments in Camden. Eeko presents a remarkable opportunity for those looking to purchase
    their first home in London.<br /><a href="https://residential.jll.co.uk/sale-development/one-clapham/london-a0O8W00000JBjArUAL" target="_blank">Click here</a> for more information
</p><img style="text-align:center;padding-top:5%;" src="https://res.cloudinary.com/jll-global-olm-np/image/upload/v1722836242/resi/gb/cms/News/Images/jll-kew-bridge-rise.jpg" /><p><strong>Kew Bridge Rise, Brentford, TW8</strong><br />Prices from &pound;484,999<br />Offering rooftop views and impressive residents amenities such as concierge, gym, co-working spaces and communal gardens, Kew Bridge Rise offers first time buyers an
    elevated lifestyle.<br /><a href="https://residential.jll.co.uk/sale-development/kew-bridge-rise/london-a0O8W00000JDWA4UAP" target="_blank">Click here</a> for more information
</p><p>We understand the complexities of the buying process. Our experienced team can guide you through and provide expert advice tailored to your individual circumstances. Contact us today to learn more about how we can help you achieve your dream of homeownership.<br />Call our First Time Buyer Team &ndash; 020 7087 5111 &amp; <a href="mailto:newhomes@jll.com">newhomes@jll.com</a></p>

A Complete Guide to Buying your First Home

jll-prime-central-london–q2-2024

Explore expert tips for buying your first home in the UK. Get advice and insights from JLL experts.

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<p><strong>Budget black holes</strong></p>
<p>Those scrambling to get to the bottom of their to-do list before the summer break will recognise the urgency we've seen in recent days from government as it pushed forward on policy commitments before the summer recess.</p>
<p>We now have a date for the autumn budget, due to take place on 30 October, where the chancellor will attempt to deal with the &pound;21.9bn budget &lsquo;black hole&rsquo;. Spending cuts worth &pound;5.5bn have been announced, means testing will mean
    wealthier (or the least poor) pensioners losing their winter fuel allowance, and several infrastructure projects introduced under the Conservatives have bitten the dust or been firmly pushed into the long grass. Reeves has also committed to selling
    surplus public sector buildings and land. That leaves &pound;16.4bn &ndash; meaning taxes are going up &ndash; although we'll need to wait until 30 October to find out which.</p>
<p><strong>Building more homes</strong></p>
<p>Angela Rayner has fast-tracked the consultation to overhaul the planning process, the announcement scraping in pre-recess on 30 July. The consultation, set to run over the summer, will close on 24 September, with a new National Planning Policy Framework
    (NPPF) promised by the year-end.</p>
<p>Proposed changes to boost delivery include the reintroduction of mandatory housing targets. A brownfield first strategy will remain in place, with expectations that applications on brownfield land will be approved. We are promised clarity on how to define
    'grey belt' land, with any land released from the Green Belt subject to 'golden rules', namely: 50% of homes delivered as affordable housing, an emphasis on access to green space, and a recognition of the need for local infrastructure.</p>
<p>To enable delivery of affordable homes at scale, the government has committed to providing more direct grant funding and certainty around rent stability. A decision on the level of grant funding and rent settlement is promised for the next spending review.</p>
<p>The onus will be on councils to make sure they have robust and up-to-date local plans, setting out land suitable for development. Councils will be expected to have an annually reviewed five-year land supply strategy. Quite a task, as government figures
    suggest just a third of councils have a Local Plan that is less than five years old.</p>
<p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1722522572/resi/gb/Articles/Images/Roundup-August-1.jpg" /></p>
<p>The government has also set out a new demand model, which will be used to underpin housing targets. This model calls for 370,000 homes per annum nationally, not far off double what we expect will be delivered this year.</p>
<p>There has been some criticism that London will have a lowered target (down from circa. 100,000 to 80,000 homes) but numbers are still significantly higher than the 35,000 homes delivered in the last year and the 52,000 target in the London Plan. Comparing
    numbers in the new demand model still shows the capital would need to increase current delivery by 114%, the highest of any region. For more on the proposed plans <a href="https://www.gov.uk/government/consultations/proposed-reforms-to-the-national-planning-policy-framework-and-other-changes-to-the-planning-system/proposed-reforms-to-the-national-planning-policy-framework-and-other-changes-to-the-planning-system">click here.</a></p>
<p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1722522572/resi/gb/Articles/Images/Roundup-August-2.jpg" /></p>
<p><strong>In other news&hellip;</strong></p>
<p>It&rsquo;s been a busy week for housing news outside Westminster too, the biggest being from the Bank of England, with the bank rate dropping to 5% following the August meeting of the MPC. Even prior to the announcement Lifetime Capital saw fixed rates
    breach the sub-4% barrier (albeit with high entry costs). Expect to see more competitive rates emerge in the coming weeks. </p>
<p>Nationwide figures show house prices rose for the third consecutive month in July, with prices up 2.1% annually &ndash; the highest annual figure since December 2022. Mortgage approvals continued to hover around the 60,000 mark in June. This was down
    marginally on May (-0.3%) but up 12% on June 2023.&nbsp;</p>
<p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1722522572/resi/gb/Articles/Images/Roundup-August-3.jpg" /></p>
<p><strong>Impact on central London</strong></p>
<p>There are mixed messages from the central London market. Our Q2 Prime Central London report shows a softening in prices, with values down 5.2% in the last 12 months. But activity, particularly at the top end of the market, remains robust with the amount
    spent at &pound;5 million or more up 15% in the first six months of the year compared with the 10-year average. </p>
<p>All this at a time when both the former Conservative and current Labour government were advocating changes to non-dom tax arrangements.&nbsp; Again, we&rsquo;ll need to wait until the October budget for a full breakdown, but recent announcements from
    Rachel Reeves suggest they intend to go ahead with many of the plans set out pre-election.&nbsp; From April 2025 new entrants with non-domiciled tax status will receive 100% tax relief on their foreign income and gains for the first four years before
    reverting to the same tax arrangements as a UK taxpayer. Currently this is 15 years rather than four, although benefits begin to erode after seven years, with increased cost to retain one&rsquo;s non-domiciled status. Part of the transition to the
    new rules will include a Temporary Repatriation Facility (TRF) allowing non-doms to bring foreign gains and income held offshore into the UK at a reduced tax rate. </p>
<p>For more on the government&rsquo;s non-dom plans (so far) <a href="https://www.gov.uk/government/publications/2024-non-uk-domiciled-individuals-policy-summary/changes-to-the-taxation-of-non-uk-domiciled-individuals">click here</a>.
    And our latest PCL update can be found <a href="https://residential.jll.co.uk/insights/research/prime-central-london-q2-2024">here.</a></p>

Residential Roundup 1 August

The new rate cutting cycle has begun with the Bank of England&rsquo;s first rate cut since 2020.

The new rate cutting cycle has begun with the Bank of England’s first rate cut since 2020.

<strong>The new rate cutting cycle has begun with the Bank of England&rsquo;s first rate cut since 2020. Although the drop from a 16-year high of 5.25% to 5% may not have a dramatic impact on mortgage rates in the short term, it will undoubtedly bolster confidence among hesitant buyers particularly if further rate cuts occur in the coming months. Until now the housing market has been surprisingly resilient, but the rate cut, alongside greater political certainty following the July election puts it in a strong position once buyers return.</strong>

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<p>The second quarter didn&rsquo;t pan out quite as we expected back in April, when expectations were erring towards an autumn rather than summer election and odds on a June reduction in the base rate were looking more favorable.&nbsp; </p><p>Having a mid-year election behind us will likely have a positive impact on activity in the prime market in the second half of the year, but the higher proportion of discretionary sellers who can, and indeed did, wait for the election to take place have
    impacted activity levels in Q2.&nbsp; Data from LonRes shows properties going under offer fell 18% in June and new instructions were down 8% annually too.&nbsp; </p><p>The sales market across Prime Central London (PCL) followed usual seasonal patterns, with activity higher than Q1, but homes sold fell back marginally on 2023 levels. Activity rose in the lettings market, with the usual early summer rush adding to applicant
    numbers and absorbing some of the excess stock we&rsquo;d seen enter the market earlier in the year. </p><p>July&rsquo;s Labour victory brought much-needed political clarity, which combined with an improved economic outlook is expected to boost market confidence in the coming months. But for buyers in PCL uncertainty around key areas of government policy,
    particularly on taxation, still require further clarity. &nbsp;Non-dom rules, which both Labour and the Conservatives had vowed to overhaul is just one.&nbsp; Of course, this will only impact a small proportion of PCL buyers. But this, combined with
    the usual exodus to warmer climes in July and August may well mean we&rsquo;ll need to wait until September to see what impact this will have on activity going forward.</p><h2>Prime Central London Overview</h2>
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<div style="overflow-x:auto;" align="center"><table cellspacing="0" cellpadding="0" border="1" align="center" style="width:100%;"><tbody><tr class="red"><th scope="col">PCL Sales market</th><th scope="col">Quarterly change</th><th scope="col">Annual change</th></tr><tr><td>Achieved prices &ndash; Q2 2024</td><td>-2.4%</td><td>-5.2%</td></tr><tr><td>Transactions &ndash; Q2 2024</td><td>16.4%</td><td>-4.9%</td></tr><tr><td>On market for sale &ndash; Q2 2024</td><td>10%</td><td>19.3%</td></tr></tbody></table></div><p>&nbsp;</p>
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<div style="overflow-x:auto;width:100%;" align="center"><table cellspacing="0" cellpadding="0" border="1" align="center" style="width:100%;"><tbody><tr class="red"><th scope="col">PCL Lettings market</th><th scope="col">Quarterly change</th><th scope="col">Annual change</th></tr><tr><td>Achieved prices &ndash; Q2 2024</td><td>0.9%</td><td>2.1%</td></tr><tr><td>New lets &ndash; Q2 2024</td><td>14.3%</td><td>12.8%</td></tr><tr><td>On market to let &ndash; Q2 2024</td><td>5.4%</td><td>29%</td></tr></tbody></table></div><p><sup>JLL Research, LonRes<br /><sup>&copy;</sup> Jones Lang LaSalle IP, Inc. All rights reserved</sup>.</p><h2>Sales Market</h2><p>The latest figures from the JLL Prime Central London index reflect a softening in property values across all price bands in Q2, with the most significant declines in the lower price brackets. The upper end of the market remained relatively insulated due
    to a higher prevalence of cash buyers.</p><p>Sentiment and debt costs impacted on achieved prices in the second quarter, with the JLL PCL Index showing average values fell 5.2% annually. Stock levels have been creeping up since late 2022 and by the end of June 2024, the number of properties for
    sale reached almost 3,900. This is a 19% increase on levels a year prior, driven by both increases in houses and flats listed (+26% and +18% respectively).</p><p>Activity did pick up in Q2, with 16% more homes changing hands than in Q1 and just 5% fewer than in a busy second quarter last year. Indeed, comparing transactions in Q2 this year with the 10-year Q2 average shows 8% more sales. Activity remains higher
    at the upper end of the market too, with the amount spent at &pound;5million+ in the first six months of 2024 14.8% higher than the 10-year H1 average.</p>
<iframe src="https://flo.uri.sh/visualisation/18821655/embed" title="Interactive or visual content" class="flourish-embed-iframe" frameborder="0" scrolling="no" style="width:100%;height:600px;" sandbox="allow-same-origin allow-forms allow-scripts allow-downloads allow-popups allow-popups-to-escape-sandbox allow-top-navigation-by-user-activation"></iframe><p><sup><sup></sup></sup>
</p><h2>Key highlights:</h2><p><strong>Market Activity:</strong> 4.9% fewer sales were recorded annually in Q2 2024, but despite short term challenges and the unexpected July election volumes remained 8% higher compared to the 10-year Q2 average. </p><p><strong>Record spending at &pound;10m+:</strong> Total spend at &pound;10m+ hit a record &pound;439 million for H1 2024, surpassing the previous high back in 2016.</p><p><strong>Property Values:</strong> The JLL PCL Index showed a 5.2% fall in achieved prices, with a 2.4% decline from Q1 to Q2. Homes priced under &pound;2 million saw the largest quarterly decline in values, down 3.7%.</p><p><strong>Stock Levels:</strong> By the end of June 2024, the number of properties for sale increased by 19% annually, with 26% more houses and 18% more flats on the market compared with the same point a year earlier. </p><p><strong>Discounts:</strong> Average discounts from asking prices eased from 10.3% in Q1 to 9.4% in Q2, reflecting more realistic vendor pricing. </p><p><strong>Lettings Market</strong></p><p>A steady uptick in properties on the market meant rental growth dropped back from double digit high 18 months ago to low single digits, rising 2.1% annually in Q2 2024. However, a rise in applicants means we are seeing much of this excess stock being
    taken up by tenants. </p><p>Quarterly, average rents rose 0.9% from Q1 to Q2 2024. While the lower end of the market continues to see high demand, we are beginning to see increased activity in the top end of the lettings market too. The number of properties let in Q2 up 12.8% annually
    and 14.3% higher than Q1. </p><p>Uncertainty leading up to the general election, alongside higher mortgage rates, means some prospective buyers have opted to rent instead, bolstering demand. Demand for houses rose in Q2, with a quarterly increase in rents of 2.4% (versus 0.6% for flats).</p>
<iframe src="https://flo.uri.sh/visualisation/18822064/embed" title="Interactive or visual content" class="flourish-embed-iframe" frameborder="0" scrolling="no" style="width:100%;height:600px;" sandbox="allow-same-origin allow-forms allow-scripts allow-downloads allow-popups allow-popups-to-escape-sandbox allow-top-navigation-by-user-activation"></iframe><h2>Key trends in Q2 included:</h2><p><strong>Rental Growth:</strong> Annual rental growth returned to more sustainable levels at 2.1%, with average rents rising 0.9% from Q1 to Q2 2024.</p><p><strong>Stock and Demand:</strong> A steady increase in rental properties on the market was balanced by strong tenant demand. The number of homes let priced at &pound;3,000 or more per week rose by 13.4% annually.</p><p><strong>Market Dynamics:</strong> The ongoing uncertainty related to the general election and higher mortgage rates led some prospective buyers to rent instead, further bolstering demand in the rental market.</p><h2>Outlook</h2><p>Q2 2024 was a period of mixed outcomes for the Prime Central London market. While higher mortgage rates and political uncertainties impacted the lower end, the top-end market showed robust activity and record spending.</p><p>Elevated activity and strong buyer demand in PCL align with an expected improvement in economic conditions and enhanced buyer confidence. The anticipated reduction in the base rate and more favourable mortgage terms from major lenders should foster further
    competition and growth in the market.</p><p>At JLL we forecast PCL will be one of the best performing markets over the next five years. House prices are expected to remain flat in 2024 but see growth of 19.8% by 2028, for rents we expect annual growth of 4.5% in 2024, with rents expected to increase
    by 21.7% between 2024 and 2028.</p><p>&nbsp;</p>

Prime Central London – Q2 2024

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<h2><strong>Planning and Infrastructure Bill</strong></h2>
<p>Labour has committed to building 1.5 million homes within this parliament, with an updated National Planning Policy Framework (NPPF) due in the first 100 days. The new NPPF is expected to set out some of the more detailed commitments around targets and
    land use. </p>
<p>Many of the reforms included in the Planning and Infrastructure Bill will be familiar from Labour&rsquo;s manifesto and involve improving resources and funding for local planning authorities, reintroducing planning targets and extending powers to bring
    forward stalled housing and infrastructure projects. Separately, Labour has committed to 300 additional planning officers to boost capacity. Local councils will be given greater compulsory purchase powers, with new rules on purchase compensation for
    landowners (promised to be fair but not excessive) where significant infrastructure or affordable homes are delivered. </p>
<h2><strong>Renters&rsquo; Rights Bill</strong></h2>
<p>This (mild) rebrand of the Renter&rsquo;s Reform Bill follows similar principals. The bill will abolish Section 21 &lsquo;no fault evictions&rsquo;, with new clear and expanded possession grounds for landlords, to reclaim properties when they need to
    (the need to sell or move back into the property likely to stay but beyond that we&rsquo;ll need further clarity). &nbsp;<strong></strong></p>
<p>To improve the quality of privately rented homes a Decent Homes Standard will be applied, seemingly much needed as the RICS suggests that in certain areas of the country a third of homes currently wouldn&rsquo;t comply. In addition, Awaab&rsquo;s Law,
    already in place to ensure social housing landlords are held to account on issues including damp and mould will be introduced to the private rented sector, setting clear legal expectations on landlords to rectify dangerous hazards within their properties.
</p>
<p>Rent controls do not form part of Labour&rsquo;s strategy, but tenants will be given additional powers to challenge rent increases. In addition, new laws will be introduced to end rental bidding wars, but this may prove difficult to enforce.</p>
<p>A new digital database will be introduced to allow tenants and their landlords to access key information when entering new tenancies.&nbsp; A property ombudsman service will be established to deal with disputes. Tenants will also be officially given the
    right to request a pet, which a landlord can&rsquo;t unreasonably refuse. In turn, landlords will be given the right to request an insurance policy to cover potential damages.</p>
<h2><strong>Leasehold and Commonhold Reform Bill</strong></h2>
<p>The government has committed to implement the Leasehold and Freehold Reform Act 2024. Existing leaseholds will not be abolished, but leaseholders will be given more rights. This includes the banning of forfeiture clauses, ensuring leaseholders are protected
    from losing their homes over small unpaid debts. New rules to simplify leasehold enfranchisement, right to manage and tackle unregulated and unaffordable ground rent charges will also be introduced. This will include a new legal framework to protect
    leaseholders&rsquo; rights. </p>
<p>Labour will look to restrict the sale of new leasehold flats (they will consult on the best way to do this) and look to promote commonhold. This may prove a challenge, as despite being introduced 22 years ago the government itself acknowledges that there
    are fewer than 20 commonhold blocks operating nationally. An overhaul of the legal framework and new rules around the transition from freehold to commonhold means agreeing an approach to align commonhold with modern building methods will require work.</p>
<p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1721381784/resi/gb/Articles/Images/RR-19-07-Graph1.jpg" /></p>
<h2><strong>What wasn&rsquo;t included?</strong></h2>
<p>The King&rsquo;s Speech is never intended as an exhaustive list of government intentions. Beyond these three bills we&rsquo;ll need to wait a bit longer for information of a few other key manifesto pledges. </p>
<p>The focus of the King&rsquo;s Speech appeared to be on increasing delivery rather than fuelling demand. For first time buyers it is likely that the nil-rate band will return to &pound;300k (from &pound;425k) in April 2025. There was no sign of Help to
    Buy 2.0; instead, Labour is promoting Freedom to Buy. The scheme, designed to make it easier for first time buyers to secure a deposit, is similar to the current mortgage guarantee scheme. Labour has previously stated the scheme will help 80,000 young
    people onto the housing ladder over this parliamentary term. A big number, but far lower than the 52,000 Help to Buy completions recorded in just one year in 2019. </p>
<p>No mention yet on when, but overseas buyers will likely face and additional 1% stamp duty when buying UK homes in the future &ndash; an additional expense for those looking to buy in the UK but one which on its own is unlikely to have a significant impact
    on buyer activity. </p>
<p>Of greater importance for those falling into the non-domiciled (non-dom) group is Labour&rsquo;s plans on income and inheritance taxes. Non-doms paid &pound;8.9billion in tax in 2023, the highest since 2017 and not far off the &pound;11.7billion raised
    in Stamp Duty Land Tax from residential sales. There was no reference made in the King&rsquo;s Speech to non-doms, possibly meaning this has been filed in the &lsquo;too difficult&rsquo; pile for now. More clarity will likely appear in the autumn
    budget.
</p>
<p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1721381784/resi/gb/Articles/Images/RR-19-07-Graph2.jpg" /></p>
<h2><strong>But is economics more important than politics?</strong></h2>
<p>The outlook for the housing market, at least in the short term, has more to do with factors which fall outside government control. The cost of debt remains a key challenge.&nbsp; We&rsquo;ve seen more competitive rates begin to enter the market in recent
    weeks, but the first official drop in the bank rate (whether that comes in August or September) will be a clear signal on the direction of travel.&nbsp; As we saw earlier in the year even modest falls in mortgage rates have the potential to drive
    activity. The latest house price data from the ONS shows an annual increase in UK house price of 2.2%, with prices rising (on an annual basis) for the third consecutive month. In London prices rose annually for the first time in a year, up 0.2%. </p>
<p>The June inflation figures give little away on the prospects for a drop on 1<sup>st</sup> August. CPI remains at 2.0%, slightly higher than the 1.9% forecast but still in line with the BoE 2% target. Services inflation, which has remained a thorn in the
    side of the MPC, remains high at 5.7% though, meaning those already on the fence could justify a stick rather than twist position. Similarly, wage growth in the three months to May slowed to 5.7% from 5.9% in April but remained higher than the Bank
    forecast back in May.&nbsp; </p>
<p>The outlook for the UK economy is improving too (not necessarily helping when we are considering cutting rates). The International Monetary Fund (IMF) has upgraded its outlook for the UK economy this year, now expected to grow by 0.7% this year, up from
    the 0.5% estimated in April. The upgrade means the UK has a higher growth forecast than Germany this year and is expected to grow at the same pace as Italy and Japan.</p>
<p>&nbsp;</p>

Residential Roundup - 19 July

jll-residential-roundup-april-19[2]

With Sir Kier promising to &ldquo;take the brakes off Britain&rdquo; the King&rsquo;s Speech saw announcements on a wide range of new bills. For housing there were three directly impacting the sector:

With Sir Kier promising to “take the brakes off Britain” the King’s Speech saw announcements on a wide range of new bills. For housing there were three directly impacting the sector:

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<p>But as the removal vans manoeuvre into No. 10, many in the industry will be thinking about the housing market and what the incoming Labour government will bring. Of course, housing was high on the agenda in the run up to the election, but the vagaries
    of the manifesto will now need to make way for greater clarity. <strong></strong></p>
<p>The new Prime Minister had previously committed to turbocharging the housing market from &ldquo;day one&rdquo;. Realistically, we might be waiting a few days longer to find out Sir Keir&rsquo;s plans. But those close to the top have signalled an announcement
    could be a matter of a few weeks rather than a few months away. </p>
<p>They&rsquo;ll need to pull their socks up as building 1.5 million homes over the next parliament will be a Herculean task. The main plans touted so far have been a recruitment drive for planners, with the intention to recruit 300 additional planning officers
    to ease bottlenecks and get Britain building. Undoubtedly a recognition of the challenges in the planning process, in practice this is the equivalent of less than one planner per planning authority and may not be the game changer we really need (a
    step in the right direction though). </p>
<p>The term grey belt is also likely to enter the vernacular as Labour attempt to make developing on the greenbelt more palatable (their landslide victory and corresponding majority will help here).</p>
<p>Plans are afoot, too, for encouraging first-time buyer activity through further promotion of a mortgage guarantee scheme. However, the temporary increase in the first-time buyers stamp duty threshold (from &pound;300k to &pound;425k) won&rsquo;t be extended
    under Labour &ndash; although this mostly affects higher value markets.&nbsp; </p>
<p>Before we delve too deeply into what-ifs we&rsquo;ll need to wait and see what emerges in the coming weeks. Until then, let&rsquo;s look at what the new government are inheriting:</p>
<h2><strong>The economy</strong></h2>
<p>Whisper it quietly, but things might not be quite as bad as we thought. The new Labour government aren&rsquo;t inheriting an economy in rude health, but quarterly GDP growth for Q1 was revised up in June to 0.7% (from 0.6%), putting GDP 0.3% higher than
    it was a year earlier in Q1. </p>
<p>With growth revised up, expectations of economic growth at sub 1% in 2024 may be looking conservative. Oxford Economics expect 0.9% and consensus forecasters 0.5% this year, but we could well see these figures creep up as we move through the summer. </p>
<p>Despite CPI hitting the 2% target rate, stubborn services inflation has thrown some cold water on the prospect of multiple rate cuts this year.&nbsp; But we still expect the bank rate will be cut before the year end, meaning more favourable mortgage rates,
    which are already starting to creep into the market, continue to emerge in the second half of the year.</p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1720173441/resi/gb/Articles/Images/JLL-house-prices-labour.png" />
<h2><strong>House prices</strong></h2>
<p>House prices edged up in June, 0.2% higher month-on-month and 1.5% higher than they were at the same point a year ago. The latest figures from Nationwide show London was the only region in southern England where prices have risen in the last 12 months,
    up 1.6%. East Anglia saw the most significant annual fall at -1.8% with the North West and Northern Ireland both recording annual increases of 4.1% in Q2 2024. </p>
<p>House prices have risen 59% since Labour were last in power back in 2010. They are up 68% since they last won an election back in 2005 and up 353% since the last won an election in opposition back in 1997. In 14 years under the Conservatives (2010 to
    2024) prices have risen by 57%, versus 191% in the 13 years under Labour (1997-2010)<br /></p>
<h2><strong>Activity</strong></h2>
<p>Mortgage approvals for house purchase continue to hover around the 60,000 mark, around 10,000 (or 19%) higher than they were a year ago. Despite rising off a low base, activity remains around 15% down on long-run norms. </p>
<p>The number of transactions has risen too so far this year.&nbsp; The latest May figures show an estimated 91,660 sales, 24% (or almost 18,000) higher than volumes in May last year and just 2% shy of the 2015 to 2019 average.</p>
<p>The latest S&amp;P Global Construction Purchasing Managers&rsquo; Index (PMI) was released the day we went to the polls. The UK construction sector remained in growth territory for the fourth consecutive month in June, albeit dipping slightly month-on-month.
    Growth was led by the commercial sector, with housing, which had moved into positive territory for the first time in 19 months in May, dropping back in June.</p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1720173441/resi/gb/Articles/Images/JLL-rental-growth-price-growth.png" />
<h2><strong>Rents</strong></h2>
<p>As we enter the busy summer market for lettings, prices achieved on new lets, according to the latest June figures from Homelet, were up 6.9% nationally. London and the South West were the only regions where rents fell month-on-month but were still 4.9%
    and 3.4% higher annually. </p>
<p>Rental growth rates in London have finally dropped below wage growth, meaning the rent to affordability ratio dropped from 40% in January to 38.9% in May, but it remains 10 percentage points higher than it was a decade ago. </p>
<p>Results for the latest JLL Buyer and Tenant Survey highlight the challenge facing tenants, with half of the tenants surveyed spending more than 50% of their take home pay on rent each month, up from 45% in 2022.&nbsp; To read more from the latest JLL
    Buyer and Tenant Survey <a href="https://residential.jll.co.uk/insights/research/buyers-and-tenants-survey-2024">click here.</a></p><img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1720173440/resi/gb/Articles/Images/JLL-rent-to-income-ratio.png" />

Residential Roundup 5 July

The Labour Party have won more than 400 seats, giving them a comfortable majority in the 2024 general election.

<strong>The Labour Party have won more than 400 seats, giving them a comfortable majority in the 2024 general election.</strong>

Housing Solutions For A New Chancellor

Is London’s Olympic legacy worthy of a medal?