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A warm welcome to the 80TH Edition of Landlord Investor Magazine.
Welcome, and as the cover highlights, the Renters’ Rights Bill is the central focus of this issue. With legislation on track to become an Act of Parliament before the year is out, landlords and investors alike are facing a wave of uncertainty — and a host of unanswered questions. As always, our goal is to provide clarity through expert insight and guidance, and this issue is no exception, with 80+ pages of in-depth content to explore, plus details of our three upcoming live shows this October — where you’ll find valuable opportunities to connect with the professionals who can help you navigate the changes. You can find more information in Show Update (P6). For now, thank you for reading — and a huge thank you to all our fantastic contributors for making this issue possible. Wishing you continued success on your property investment journey. TH
Show Update | Tracey Hanbury The Future is Community
Social Impact | Kate Faulkner OBE
Spending review - Hope for UK Property Market?
Social Impact | Kate Faulkner OBE Landlords Can Influence Government Policy according to Eddie Hughes!
Social Impact | Kate Faulkner OBE An insight into the Student Property Market 2025
Investment | Amy Smith Why Invest in Bristol?
Investment | Kate Faulkner OBE Is Now a Great Time to Invest & Buy Property?
Investment | Jeni Browne What’s the cut-off age for buy-to-let mortgages?
Investment | Peter Littlewood August Brought Encouraging News for the Property Market
Investment | Reece Mennie Why it’s time for Landlords to diversify their investment portfolio
Investment | Aneisha Beveridge Buy-to-let: Reinvention, not retreat
Investment | Simon Zutshi Still worth investing in 2025?
Investment | LIS Media Team Is Buy-to-Let in London Still Worth It?
Investment | LIS Media Team
Here’s Why the Bristol Property Market is Emerging as a UK Buy to Let Hotspot
Editor
Tracey Hanbury
Design
Marc Riley
Social Media
Charlotte Dye
Printing
IOP Marketing
Investment | LIS Media Team
Guide to Buy to Let in Manchester for Landlords
Investment | LIS Media Team
5 Key Takeaways from the New Investor Masterclass
Proptech | Daniel Little Not Another Dashboard?
Taxation | Simon Howitt What the Chancellor Might Do Next –And Why Landlords Should Care?
Taxation | Craig Ogilvie Making Tax Digital for Income Tax: What you need to know
Renters’ Rights | Kate Faulkner OBE Renters’ Rights Bill – Timeline and Impact
Renters’ Rights | Sean Hooker Section 21’s end: What the Renters’ Rights Bill means for landlords and pets
Renters’ Rights | LIS Media Team It’s Time to Act on the Renters’ Rights Bill, Not Fear It
Renters’ Rights | Paul Pybus What does the Renters’ Rights Bill mean for you as a landlord?
Exhibitor Spotlight | Denis Shail Q&A: Building Successful Portfolios with Horizon
Hot Topics | LIS Media Team Build to Rent for Private Landlords: Is it Worth it?
Exhibitor Spotlight | Mike Bains Risk: The One Word Every Landlord Should Be Talking About
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PLEASE NOTE: The National Landlord Investment Show, LIS Media and Landlord Investor Magazine are content aggregators only. Views, statements and opinions expressed in articles, reviews and other materials herein are those of the authors, exhibitors and third-party contributors and not the editors and publishers of LI Magazine. Under no circumstances does the content of this publication constitute investment or legal advice. We do not undertake to advise individuals or organisations upon investment strategy. All investments should be approached with caution under professional guidance. While every care has been taken in the compilation of this publication and every attempt made to present up-to-date and accurate information, we cannot guarantee that inaccuracies will not occur. LIS Media Limited and our contributors will not be held responsible for any claim, loss, damage or inconvenience caused as a result of any information within these pages or any information accessed through the promoted links. Published by LIS Media, Registered address: Foresters Hall, 25-27 Westow Street, London SE19 3RY. © 2024 LIS Media Ltd.
CONTRIBUTORS
Kate Faulkner OBE
Leading UK Property Analyst
Sean Hooker
Property Redress & Total Property
Peter Littlewood Director, iHowz
Jeni Browne
Business Development Director, MFB
Reece Mennie CEO, HJ Collection
Craig Ogilvie Director of Making Tax Digital
HM Revenue and Customs (HMRC)
Simon Zutshi
property investors network (pin)
Paul Pybus Director, Centurion
Simon Howitt
Senior Partner, Acuity Professional
Aneisha Beveridge
Head of Research, Hamptons
Amy Smith
Financial Services Director, CJ Hole
Daniel Little
Regional Director, Aico
Denis Shail Director, Horizon
Staff Editorial Team
In-house Content by LIS Media
Meet the team
TRACEY HANBURY CO-FOUNDER / DIRECTOR
Team: Donegal GAA
Song: Galway Girl, Steve Earle
Film: Dirty Dancing
Food: Indian
Likes: A busy show - can’t beat it
Dislikes: Rudeness
Fave thing about LIS: Building client relationships
KIERAN MCCORMACK SALES DIRECTOR
Team: Manchester United
Song: Bonkers, Dizze Rascal
Film: American Gangster
Food: Indian
Likes: Family time, Man Utd, golf
(not necessarily in that order)
Dislikes: Tinned sweetcorn
Fave thing about LIS: No day is the same (hence the song choice)
CHARLOTTE DYE OPERATIONS DIRECTOR
Team: Spurs
Song: The view from the afternoon, Arctic Monkeys
Film: E.T
Food: Chinese
Likes: Anything four legged and furry
Dislikes: Clowns and Spiders
Fave thing about LIS: Office cuddles with Ollie
NICOLE BONNER CONTENT, EDITOR & PR EXECUTIVE
Team: Crystal Palace
Song: Take It Easy by the Eagles
Film: The Devil Wears Prada
Food: Indian
Likes: Travel, photography & cooking
Dislikes: Tinned tuna & snakes
Fave thing about LIS: The innovative and fast-paced nature of the business.
ALICIA CELA HEAD OF ACCOUNTS
Team: Barcelona FC
Song: Hotel California, The Eagles
Film: Shawshank Redemption
Food: Anything Spanish (I'm very biased lol)
Likes: Cooking great food
Dislikes: Liars. Oh, and liver (can't stand it)
Fave thing about LIS: Socialising with the whole team
STEVE HANBURY CO-FOUNDER / DIRECTOR
Team: Crystal Palace
Song: Plastic Dreams, Jaydee (Original)
Film: Goodfellas
Food: Indian
Likes: Team meetings in the pub
Dislikes: Bad manners
Fave thing about LIS:
Show day (as anything can happen)
MARC RILEY CREATIVE DIRECTOR
Team: Letterkenny Shamrocks
Song: What’s going on? Marvin Gaye
Film: On The Waterfront
Food: Sea
Likes: Clean typography
Dislikes: Last minute edits
Fave thing about LIS: The website
JACOB HANBURY SALES EXECUTIVE
Team: Crystal Palace
Song: Michael Bibi - Got the Fire
Film: Step Brothers
Food: Sunday roast
Likes: Skiing, Gym, Crystal Palace
Dislikes: Dirty finger nails
Fave thing about LIS: Great atmosphere at the shows
LEWIS HANBURY CONTENT CREATOR
Team: Crystal Palace
Song: Fire in Cairo, The Cure
Film: Star Wars, A New Hope
Food: Pasta
Likes: Filming
Dislikes: Editing
Fave thing about LIS: My colleagues
OLLIE HANBURY ENTERTAINMENT & SECURITY MANAGER
Team: Crystal Palace
Song: Who let the dogs out
Film: 101 Dalmatians
Food: Roast Dinners
Likes: Walkies
Dislikes: Poo in bags left on branches
Fave thing about LIS: Getting all the attention
TRACEY HANBURY EDITOR & SHOW FOUNDER
THE FUTURE IS COMMUNITY
As 2025 draws to a close and we enter the fourth quarter of the year, one message has become impossible to ignore: landlords and property investors must be prepared for the biggest era of change the Private Rented Sector (PRS) has ever seen. The industry is dominated by talk of the Renters’ Rights Bill, which promises to reshape how landlords operate and the normal rules of operating within the PRS, but this is just the tip of the iceberg.
From rumours of NI taxes on rental income to planning reforms, EPC rating updates, and the mandatory shift to digital taxation through ‘Making Tax Digital’, the landscape is evolving rapidly. Couple these regulatory shifts with a persistent housing supply crisis, and it’s clear that resilience isn’t optional, it’s essential. So, how can landlords not just survive but thrive amid these changes? While no one has a crystal ball about the future of the sector, one message echoes loud and clear: resilience is built through community, collaboration, and education. At the National Landlord Investment Show, that has always been, and will continue to be, our mission. Our shows in 2025 and in the previous years have proven that staying connected, informed, and adaptable is the key to navigating changes ahead and working within the sector in the future. I’m a strong believer that resilience within the sector comes from building landlord and investor communities.
The Current Landscape
One thing we’ve consistently observed over the years running the National Landlord Investment Show is that the industry is always evolving with new regulations, laws, and changes appearing regularly from all types of governments. Some of these were not planned for, such as the COVID-19 pandemic. Yet, as a community,
we’ve always approached these shifts proactively, adapting as they come. The upcoming changes are no different, and once again, the power of community is more important than ever.
Over time, there’s often been fear that new regulations might force landlords and property investors to exit the market, with media-grabbing headlines. So far, that hasn’t happened, and based on the optimism we’ve seen at our shows and from talking to the professional calibre of landlords within our community, I don’t expect it to. Industry experts speaking at the show have made it clear: while the Renters’ Rights Bill introduces some of the most significant changes yet, landlords who operate professionally and prepare for these updates will find the impact manageable. Certain sectors, such as HMOs or student lettings, may experience more significant effects, but for most, being proactive is key.
Being part of a community rich in education, insights, and expert voices is crucial during times of change. That’s why our free LIS membership community remains an essential resource, providing landlords and investors with the knowledge and support they need to navigate this evolving landscape with confidence, no matter where they are on the journey. For existing portfolio landlords, it will mean changing the way of work, but for new investors, it will be about starting their investment journey rooted in compliance and knowledge of growth.
Being part of a community rich in education, insights, and expert voices is crucial during times of change.
That’s why our free LIS membership community remains an essential resource, providing landlords and investors with the knowledge and support they need to navigate this evolving landscape with confidence.
The Importance of Community
Being part of a landlord community, such as the LIS community, provides invaluable support through knowledge sharing and peer collaboration. Our live shows are a clear testament to this. At our July event, we hosted five expertled panels covering key topics such as the Renters’ Rights Bill, PropTech, Rent for Good, New Investor Masterclass, and Making Tax Digital. All headline panels drew in thousands of landlords eager to learn and stay ahead.
Beyond the panels, the exhibition floor offered countless opportunities for landlords and property investors to connect with peers and engage with expert service providers, fostering a community that thrives on shared insight and practical advice. Research indicates that landlords who actively participate in professional networks are better informed and more compliant. According to the English Landlord Survey 2024, research shows that “Demonstrating good practice” landlords (30%) were most likely to ‘get information from a landlord organisation and use this to ensure compliance, showing a clear concern for legislative changes that may affect letting practices’.In contrast, “Lower Compliance & Awareness” landlords (11%) primarily relied on ‘informal sources, leaving them at greater risk of non-compliance and missed legislative updates’.
This data highlights a simple truth: going it alone and isolating yourself in the PRS increases risk, while being part of a connected, informed community strengthens resilience, compliance, and confidence. Even speaking to a landlord at our latest show in London back in July 2025, I asked Ash from London how she felt after attending our live in-person show. She described the event as ‘highly informative’ and left with a renewed sense of confidence in ‘having all her ducks in a row’ when being compliant with the Renters’ Rights Bill. She also learnt of some new opportunities she could explore through social housing through the new rent for good initiative panel discussion, which launched at the show. Conversations like these and knowledge sharing wouldn’t be possible without a sense of community.
Building Community through the National Landlord Investment Show
Our core mission at the National Landlord Investment Show has always been to harness the power of community through free education, ensuring landlords can operate professionally and stay ready for the changes ahead. Since our inception in 2013, we’ve created countless opportunities for knowledge sharing and peer support, proving that while regulatory and market changes are a constant in the PRS, a connected community makes navigating them far more manageable.
Building on this mission, we’re excited to introduce the LIS Membership Community Hub and call everyone within our network and beyond to join this community for free. While it continues what we’ve always done, which is bringing landlords and investors together to learn and network, the hub centralises everything on one comprehensive platform.
Through the community, you can continue to attend our free live UK property exhibitions, access expert digital resources, including the latest property market reports from leading UK Property Analyst Kate Faulkner OBE and exclusive guides on preparing for the Renters’ Rights Bill from Suzanne Smith, The Independent Landlord. In addition, you can join educational webinars and digital events, network with key industry experts in tax, financing, insurance, property management, proptech, legal advice, and more. Being part of the community also helps you be part of new initiatives and conversations within the industry, such as alternative investment options through Rent for Good schemes, and stay ahead with the newest digitalisation tools from PropTech providers. Join our community by registering for free here
The hub is designed to extend the power of community beyond our live shows, giving landlords and property investors the tools, insights, and connections they need to remain resilient and thrive in a constantly evolving market in a digital world.
Our core mission at the National Landlord Investment Show has always been to harness the power of community through free education, ensuring landlords can operate professionally.
The Future is Community
It’s clear that collective knowledge sharing, expert-led education, and peerto-peer networking are vital for preparing landlords and property investors for the future of an evolving property market. Being part of a community builds confidence across the sector, and the overall resilience of the UK property market increasingly depends on landlords and investors learning, sharing, and collaborating.
For UK landlords and property investors, the message is clear: the strength and resilience of the UK PRS relies on building strong communities and approaching changes together with guidance from industry experts and service providers. Our upcoming events in October 2025 in Bristol on 1st October, Manchester on 14th October and London on 29th October offers the UK landlord and investor community opportunities to experience knowledge sharing and communitybased networking in action. Don’t miss out, register for your tickets today
Meanwhile, stay informed beyond our live exhibitions by registering to become a member of our free LIS Community, where you can access exclusive expertled content, including the latest property market insights, guidance on navigating the Renters’ Rights Bill, and much more. TH
KATE FAULKNER OBE LEADING UK PROPERTY ANALYST
SPENDING REVIEWHOPE FOR UK PROPERTY MARKET?
Chancellor Rachel Reeves’ Spending Review on June 11th marked a clear pivot toward regional investment, infrastructure renewal, and social welfare – all of which will have a meaningful impact on the UK property market, both in the short and long term. Here’s a breakdown
of how the announcements could shape different aspects of the property sector:
Key Announcements and Their Property Market Impacts
1. Boost to Social Housing
This review sets out an annual increase in funding for social housing from £2.3bn to £3.9bn between 2026 and 2036. The impact of this investment will be positive for renters, as more affordable homes may reduce pressure on the private rental sector, particularly in high-demand urban areas. In the longer term, the increase in supply could help ease overall housing shortages, though the scale still falls short of meeting the needs of the 1.3 million people currently on waiting lists.
Impact:
Positive for renters: More affordable homes may reduce pressure on the private rental sector, especially in highdemand urban areas.
Long-term supply benefit: Could ease overall housing shortages, though the scale still falls short of the 1.3 million people on waiting lists.
2. Transport Infrastructure Investment – £15.6bn (2027–2031)
This proposal sets out an investment of £15.6bn between 2027 and 2031, with a focus on regions outside London. The programme includes the Transpennine Route Upgrade to deliver improved Manchester–Leeds links, the East West Rail to support growth in the Oxford–Cambridge corridor, £240m for Leeds Station to reduce congestion and improve capacity, and £300m for Welsh rail improvements across key upgrades. The impact is expected to include capital growth potential, as improved connectivity boosts buyer interest and developer activity in
regional areas. There are also buy-tolet opportunities, with the potential to influence yields.across key upgrades.
Impact:
Capital growth potential: Improved connectivity boosts buyer interest and developer activity in regional areas.
Buy-to-let opportunities: Potential impact on yields
3. Local Government and Community Investment
The review promises funding for 350 community projects, including parks, pools, and youth centres. It also confirms an approved 5% Council Tax rise. The impact is twofold. Area uplift is expected, as enhanced amenities can increase local desirability and property values. At the same time, there is Council Tax caution, with increased costs for both homeowners and renters, especially in lower-income areas.
4.Sizewell C Nuclear Power Station – Suffolk
The review proposes a governmentbacked project near Aldeburgh and Southwold. The impact includes a short-term construction boost, with a surge in local housing demand from workers. In the long term, stable employment from the project could support sustained property demand in the area.
Final Take
This Spending Review signals a real effort to improve house building and particularly for regional investment and affordable housing. While it won’t solve the housing crisis alone, the emphasis on infrastructure and
social housing lays foundations for more balanced growth outside London, stronger investor confidence, and longer-term affordability improvements.
I think the Spending Review showed some real understanding of how to boost housing supply in England. We need better transport access to build more homes without causing more congestion. A great place to show how this works is the A14 between Peterborough and Cambridge. This has dramatically increased the capacity of the A14, reduced delays and enabling access to new build areas such as Trumpington, Cambourne and Alconbury. However, it’ll be interesting to see what happens in the next budget to taxes, as all of this spending will either have to be funded through growth or increased taxes.
Kate Faulkner OBE
The emphasis on infrastructure and social housing lays foundations for more balanced growth outside London, stronger investor confidence, and longer-term affordability improvements.
KATE FAULKNER OBE LEADING UK PROPERTY ANALYST
LANDLORDS CAN INFLUENCE GOVERNMENT
POLICY
ACCORDING TO EDDIE HUGHES!
Landlords across the UK often feel that their concerns about property and buy-to-let policies go unheard.
Eddie Hughes, former Conservative MP for Walsall North and Housing Minister, recently addressed these frustrations at the London Landlord Investment Show in July, offering practical advice on how landlords can actively contribute to shaping government policy, even without direct access to the housing minister.
Step 1: Identify and Contact Your Local MP
Find your MP: Visit the Members of Parliament website and enter your postcode. You'll receive your MP’s name, contact details, and website: members. parliament.uk/members/commons
Contact Methods: You can reach out by writing a letter, sending an email, or by attending a local MP “surgery” (a dropin meeting for constituents).
Step 2: Writing to Your MP
Know Your Audience: Research your MP’s background. Look up their experience in property, past statements on housing, voting record, and any election promises on local or housing issues.
Crafting Your Message:
Clearly outline your concerns or propose a new policy idea.
Share real-life impacts, explaining how current policies e.g., Section 24 affect not just you as a landlord, but also your tenants and local housing stability.
Be concise—present headline points, then specify what you want your MP to do, providing feedback and champion your idea by considering promoting it more widely.
Follow Up: After any interaction—be it by mail or a meeting—send a thank you letter and any promised additional information.
Step 3: Attending an MP Surgery
What is a Surgery? Local MPs typically hold regular public drop-in sessions at accessible venues like libraries.
How it Works:
Sessions may be “drop-in” or require booking in advance—call or email your MP’s constituency office to find out how you can attend a surgery.
Make sure to consult your own MP (from your home address), not the MP of the area where you own let properties.
Discussion Tips: Be organised and specific about the issues you want to raise. Bring documentation or evidence, and, if possible, coordinate with other landlords who share your concerns to demonstrate broader support.
Step 4: Requesting a One-to-One Meeting
When to Request: If surgery times are inconvenient or your issue is complex, you can ask for a dedicated meeting—possibly online, depending on circumstances.
Meeting Strategy:
Clearly state your issue and objective for the meeting.
Provide specific examples (e.g., a tenant losing their home due to recent changes in benefit rules or Section 24 impacts).
Collaborate with others to strengthen your case and show it's not a unique circumstance.
After the Meeting: Always follow through as agreed—with a thank you and further information as needed.
Engaging with your MP is one of the most direct and influential ways landlords can help shape the laws and regulations affecting the rental sector. Preparation, clarity, and follow-up are key to making your voice heard and possibly influencing housing policy at both the local and national levels.
Eddie Hughes comments:
“Many people don't even know the name of their local MP and have never contacted them. Yet, MPs are the best way to share your views on planned legal changes and help shape the ones that may impact you most. This stepby-step guide is essential for anyone wondering how to make that contact”
Kate Faulkner OBE
Be organised and specific about the issues you want to raise. Bring documentation or evidence, and, if possible, coordinate with other landlords who share your concerns to demonstrate broader support.
KATE FAULKNER OBE LEADING UK PROPERTY ANALYST
AN INSIGHT INTO THE STUDENT PROPERTY MARKET 2025
The UK student property market in 2025 faces ongoing supply shortages despite rising demand, driving rents upward. While
some cities see easing demand, the struggle to secure affordable, quality accommodation continues, highlighting critical challenges for students and landlords alike.
To understand today’s student accommodation challenges, it’s helpful to look back at how the market has evolved post-pandemic. A Savills report, drawing on data from the Higher Education Statistics Agency (HESA), highlighted just how sharp the rise in student demand was as the UK’s full-time student population grew by 8% (202/21), with over 560,000 acceptances, the second-highest on record.
This surge created a significant shortage of beds, with Savills noting: “this is equivalent to around three students per available bed in purposebuilt student accommodation”.
This supply/demand tightening supported rents rising sharply, albeit not just in the student sector, but resulting in forcing universities into what Savills described as “extreme action”:
“The University of York and the University of Bristol have housed students in neighbouring towns and cities, the University of Edinburgh has converted common rooms into dorms with bunk beds, and the University of Glasgow has put students in hotels. Meanwhile, students in Durham queued overnight outside lettings agents to secure accommodation.”
Savills further reported that out of the 44 UK cities with more than 15,000 full-time students, 24 recorded rental growth above 7% in September 2022. Looking at the statistics closer, it found that cities London, Manchester, and Salford saw a massive growth of over 15%. Even cities with falling student numbers, such as Nottingham, Reading and Bath, still saw rental growth above 7% due to proportional drops in available rental listings.
Source: www.savills.co.uk
What’s happening in 2025?
Against this backdrop of high demand and restricted supply, Knight Frank’s latest research suggests that overall, fundamental challenge of supply versus demand for student accommodation remains:
“UK students are struggling to find housing, and demand for accommodation is soaring. Supply is failing to keep up, causing rents to rise on average by around 8% this year”
From the Knight Frank report, the June 2025 UCAS deadline confirmed rising student applications:
• Applicant numbers up 1.3% yearon-year
• U K 18-year-olds and overseas students both up 2.2%
• Chinese applications up nearly 10%
• The US and Turkey showed growth of 13.9% and 23.6% respectively
• N on-EU applications only rose at “higher tariff universities” (+7.4%)
While new supply is emerging— “London, Nottingham and Leeds are expected to see the largest increases in supply….. but with less than 60,000 beds presently under construction across the UK, the misalignment between demand and supply remains”—the gap between need and availability persists.
Source: Knight Frank Student Market Update Q2 2025
Signs of a Turning Point?
HESA data hints that demand growth may be plateauing as 2,904,425 students were enrolled in 2023/24, which was a 1% fall from the previous year. Overall, the first annual decrease in a decade.
So the conclusion is that the student market remains strong but may have reached its peak. Even so, supply shortages mean demand is still outstripping housing availability in many cities.
Against this backdrop of high demand and restricted supply, Knight Frank’s latest research suggests that overall, fundamental challenge of supply versus demand for student accommodation remains.
There are only a few PBSA schemes which are lower in rent than onstreet HMOs and in these cases, it is only part of those schemes which are lower in price.
Spotlight on Nottingham – Student Market Demand Softening
Nottingham— considered a longstanding buy-to-let hotspot— does appear to be experiencing a shift which goes against the ‘national’ student accommodation picture.
A recent in-depth report on the student market by Nottingham City Council shows rising vacancies in Purpose Built Student Accommodation (PBSA):
• 2024/25 PBSA vacancy rate: 11.2%, up from 3.5% the year before
• Cluster flats and studio vacancy rates now equal (11.2%)
Within this report, StuRents data confirms that this fall in demand is across the wider student housing market:
“As of April 2025, leasing of student accommodation for 2025/26 was considerably lower than that of April 2024, which indicates that vacancy rates may be even higher in the next academic year. Some providers may consider lowering rents further due to this softening demand.”
A key reason for the shift in demand versus supply of homes for students is the huge increase in accommodation to date, and forecast of purpose-built student housing. As the chart shows, this is expected to lead to a doubling of the number of student beds available since 2016/17 by 2026/7 and it’s clear to see that this is expected to substantially reduce the number of beds needed by private landlords.
The report concluded:
• Full-time student numbers in Nottingham have fallen since their 2020/21 peak
• Net reduction of ~7,450 students needing accommodation since 2022/23
• A growing share of students are East Midlands locals, reducing rental demand
Source: Nottingham City Council Student Accommodation Report, June 2025
Is PBSA Driving Up Student Rent Costs?
Perhaps the most striking insight from the Nottingham report is: “There are only a few PBSA schemes which are lower in rent than on-street HMOs and in these cases, it is only part of those schemes which are lower in price”
This suggests the policy drive to push students into PBSA has had unintended consequences, ultimately resulting in higher living costs for students.
Supporting this, StuRents data reported in Landlordzone found that in Manchester, the average rent of a room in PBSA was £255/week. In comparison, the average rent of an HMO room in Manchester was reported as £150/week. The research showed that PBSA costs 50% more than HMO accommodation in this city.
This poses a big question for student living. Is it better to have purposebuilt student accommodation at a higher price, or would they prefer to live a bit more frugally in cheaper accommodation typically provided by individual private landlords?
Kate Faulkner OBE
Helping landlords build insurance policies that can protect their portfolios is what we do best.
Brick by brick. Step by step.
We know what matters to landlords. When you need us, we’ll help you tackle it one thing at a time.
SMITH
HOLE
WHY INVEST IN BRISTOL?
A
city built on community, culture, and connection –and a future full of opportunity.
At CJ Hole, we’ve called Bristol home since 1867. With nearly 160 years of helping people move, settle, and invest here, we’ve seen what makes this city stand out. Bristol isn’t just somewhere to live – it’s somewhere to belong. And that’s exactly why it’s not just a great place to live – it’s a city with soul, substance, and long-term investment potential.
A City on the Rise
Bristol regularly ranks among the UK’s most desirable places to live and invest – and it’s not hard to see why. With a thriving economy, a growing population, and a reputation for innovation and creativity, the city continues to attract people and businesses from across the UK and beyond.
From a strong tech and green energy scene to world-class universities and a vibrant cultural offering, Bristol offers a rare combination of economic opportunity and lifestyle appeal. That drives both demand for homes and confidence in the city’s future.
Consistent Demand, Meaningful Growth
Whether you're targeting students, professionals, families or downsizers, Bristol’s market offers broad and sustained demand. Key neighbourhoods like Bedminster, Bishopston, and Brislington are gaining traction with buyers and renters alike, thanks to regeneration projects and improved infrastructure.
Rental properties see high occupancy and strong yields, supported by a mix of young professionals, graduates staying in the city, and new arrivals seeking a better work-life balance outside London.
But what truly sets Bristol apart is its community feel. This is a place where tenants often become homeowners, and homeowners become long-term residents – creating stronger roots and longer-term value for investors.
Culture That Creates Connection
At CJ Hole, we believe culture adds capital. That’s why we created Bristol Built, our Instagram-led campaign that celebrates the people, places, and independent businesses that give the city its unique identity.
Rather than just selling homes, we highlight the communities behind them –from the creativity of Stokes Croft to the energy of North Street. Because cities that prioritise character and creativity aren’t just good places to live – they’re smart places to invest.
Purpose and Performance Go Hand in Hand
Bristol is a city that values sustainability, innovation, and doing business differently – and we’re proud to reflect that. Last year, we retired hundreds of thousands of printed leaflets and shifted to digital marketing, building stronger connections with local audiences and reducing our carbon footprint.
Our focus on community-first storytelling, not just property listings, has helped us grow engagement, deepen trust, and support the kind of businesses that make Bristol special.
Investing in Bristol Means More
Bristol isn’t just growing – it’s evolving. From major regeneration at Temple Quarter to ongoing investment in transport, housing, and climate-friendly development, the city is shaping a future that’s inclusive, forward-thinking, and full of opportunity.
At CJ Hole, we know this city – its streets, its stories, its people. And whether you're looking for returns, relevance, or something more meaningful, we’re here to help you find it in Bristol.
Final Thought
Markets shift. Trends change. But cities built on purpose, culture, and community stand the test of time. Bristol is one of them.
Bristol
is a city that values sustainability, innovation, and doing business differently – and we’re proud to reflect that. Last year, we retired hundreds of thousands of printed leaflets and shifted to digital marketing, building stronger connections with local audiences and reducing our carbon footprint.
CJ Hole. The Bristol Agent. Built in and for Bristol since 1867.
KATE FAULKNER OBE LEADING UK PROPERTY ANALYST
IS NOW A GREAT TIME TO INVEST & BUY PROPERTY?
When considering the best time to buy and invest in property, there are various conditions that are worth looking at and currently, the economic and property market conditions suggest it could be a great time to search for a bargain to buy!
Current Economic Backdrop
Stability: The UK housing market in the summer of 2025 shows that key economic indicators are stable. Inflation hovers a little above the government’s 2% target (now just over 3%) but is projected to fall closer to target over the next 12 months, boosting the chances of interest rates falling.
Interest Rates: Inflation influences the Bank of England base rate (BBR) which is currently 4.25%. Market forecasters widely expected at least one cut later in 2025, which met predictions of Capital Economics taking place in August with a cut to 4%. Further predictions are that interest rates may even sub this level by the end of the year. This would be significant as it will help to support increased property activity.
Mortgage and Lending Conditions
When investing in buy-to-let, it’s important to consider securing some mortgage finance to help boost your investment returns. As with the economic conditions, financing is getting easier too.
Improved Product Availability:
Rachel Springall, finance expert at Moneyfactscompare.co.uk explains that “Landlords searching for a new buyto-let mortgage may be pleased to see a rise in product availability, with the choice of deals soaring to its highest point on record. Borrowers concerned about interest rates may also find it encouraging to see the average two-year fixed buy-to-let rate has fallen below 5% for the first time since September 2022 and both the two- and five-year fixed rates have fallen for the fourth consecutive month.”
Buy-to-Let Market: Lenders are competing for business, leading to more favourable terms and the broadest product choice in years, making it more
feasible for landlords and investors to "stack deals" for rental yields than it has been in recent periods.
What’s Happening in the Property Market
House price trends show that UK house prices are up by 1-2% compared to a year ago, according to a range of property price indices. Meanwhile at a local level property markets are showing different trends which could mean it’s easier in some places to find a bargain to buy just now, before more buyers return to the market.
For example, flats in London in particular have stagnated or even softened a little. The average flat price has remained relatively stable over the past few years, offering potential value opportunities for long-term investors.
Currently some markets like this are potentially in a bit of ‘sweet spot’ –depending on local market dynamics. The reason being is that we are seeing some of the highest levels of property stock available for sale than we have seen for some years.
According to data compiled by Chris Watkin using TwentyEA data as the graphs below show that in the last nine years properties for sale are nearly 15% higher than the annual average over this time
Stock Levels and Bargains: The number of homes available for sale is at its highest in years—as much as 15% above the nine-year average. More homes for sale means sellers are competing for buyers, leading to increased price reductions and higher potential for negotiating bargains.
Source data: The YouTube Stats Show with Christopher Watkin and Simon Gates.
Transaction Volumes: While overall transactions peaked and then dipped around stamp duty land tax changes, the market has since rebounded and is returning to more typical levels, indicating a healthy and active property market with more choices for buyers.
However, perhaps of the most interest to property investors (or buyers) is the last graph, which shows that when there are high numbers of listings, property price reductions can reach their peak as sellers compete for buyers, allowing them to move on with their lives.
This means there may well be some bargains for sale!
However, it’s essential to check what’s happening locally.
Local Market Dynamics: Trends are not uniform across all locations. For example, while big cities like London may offer better value on flats right now, the North East and Scotland have seen the most resilient price growth recently.
Rental Demand and Yields: With rents still rising the buy-tolet sector may offer sustainable returns if you buy wisely and target high-demand areas.
Final Thoughts
This period offers an opportunity to invest in property for those positioned to take advantage of more competitive mortgage products, ample listing stock, and softening prices in certain sectors (notably flats in major cities). However, successful investment in 2025 will require:
• C arefully researching local market conditions
• S ecuring the best possible mortgage terms (considering deposit size and personal circumstances)
• Factoring in persistent but slowing rent inflation
This period offers an opportunity to invest in property for those positioned to take advantage of more competitive mortgage products, ample listing stock, and softening prices in certain sectors.
It’s a promising time for informed investors— but do remember that UK property is always a local game, and averages conceal great variations across neighbourhoods and property types! Staying informed and educated is key when it comes to making investment decisions, which is why upcoming events like the National Landlord Investment Shows are crucial to attend.
The upcoming shows are taking place in October 2025 in Bristol, Manchester and London, all you need to do is register for your free ticket here
Kate Faulkner OBE
Source data: The YouTube Stats Show with Christopher Watkin and Simon Gates.
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JENI BROWNE BUSINESS DEVELOPMENT DIRECTOR, MFB
WHAT’S THE CUT-OFF AGE FOR BUY TO LET MORTGAGES?
Is there a maximum age limit for getting a buy to let mortgage? And what mortgage options are available to older landlords?
Did you know the average UK landlord is 59? And 65% are aged 55 or over. That’s a big chunk of the market, and it’s often the older landlords who hold the larger portfolios too.
Even so, this group doesn’t always get the support it deserves. But here’s the good news: there are more mortgage options for older landlords than you might expect.
Buy to let for older landlords
Now, when I say ‘older landlords’, I’m talking 65+, those of you approaching retirement age. For landlords in this bracket, you may be looking to:
• Remortgage to stay on the best rate
• Top up your retirement income with your rental earnings
• Invest Inheritance in buy to let property
Can I get a mortgage once I’ve retired?
Absolutely. The only issues you could face will be raised by lender assessments rather than a general criteria issue with retirees.
That’s to say, your being retired isn’t the issue, but perhaps your lower pension income might mean you no longer meet affordability checks. If a lender is concerned that your pension couldn’t cover a rental void period, that’s when you’ll run into issues.
Of course, many lenders don’t have a minimum income requirement but instead rely on their rental coverage stress tests. Speak to a broker and we’ll point you in the right direction.
Do I need a bigger deposit?
Not always! If you meet the criteria, your deposit will be the same as any other borrower's.
That said, some lenders tighten their LTV ratios as you get closer to 70. So, if you're in that age bracket, it might be worth reducing your overall portfolio borrowing to unlock better rates.
As a first-time landlord, borrowing more to grow your portfolio quickly can make sense. However, as you approach retirement age, reducing your risk means your portfolio can keep performing, without costing you more in interest.
So, what’s the age limit?
Nowadays, most lenders set their upper age limit between 79 and 85 at the time of application. Currently, 14 lenders will even let you go up to 85 at the end of the mortgage term.
Some lenders don’t set an age cap at all when you apply, whether you’re
investing in your own name or through a Limited Company. It’s all about finding the right fit, and that’s where a good broker (that’s us) comes in. We can help you explore what rates and options are out there for your situation.
What about Limited Companies?
Lenders tend to be more relaxed about age when you apply through a Limited Company, especially if it's set up as an SPV (Special Purpose Vehicle), as succession planning is much easier.
If you’ve got family or trusted partners you’d like to pass your portfolio on to one day, you can make them shareholders or directors now. That way, the mortgage and ownership are already sorted if anything happens to you.
So, if you’re an older landlord wondering whether it’s still possible to grow your portfolio, the answer is a resounding yes. You’ve got options, and we’re here to help you find them.
As a first-time landlord, borrowing more to grow your portfolio quickly can make sense. However, as you approach retirement age, reducing your risk means your portfolio can keep performing, without costing you more in interest.
Mortgage Finance Brokers (MFB) is a mortgage broker specialising in buy to let finance, homebuyer and commercial mortgages, and short-term finance. Registered office 17 Kings Hill Avenue, Kings Hill, West Malling, ME19 4UA. Company registered in England and Wales No. 2502713. Mortgage Finance Brokers Limited is authorised and regulated by the Financial Conduct Authority (313537) to transact regulated mortgages.
PETER LITTLEWOOD CEO, IHOWZ
AUGUST BROUGHT ENCOURAGING NEWS FOR THE PROPERTY MARKET
And Fresh Insights for the PRS.
The first few days of August brought a burst of optimism across the UK property market, hinting at a more confident autumn ahead. From rising house prices to improved transaction volumes and mortgage expectations, the signs point to a market that, while not running hot, is certainly warming up. At the same time, the latest data from the English Housing Survey offers critical insight into the private rented sector (PRS), helping landlords, agents, and policymakers prepare for the changes ahead.
House Prices and Transactions on the Rise
According to the Nationwide House Price Index, UK house prices rose by 0.6% between June and July, pushing the annual growth rate to 2.4%. This brings the average UK house price to £272,664, reversing some of the subdued performance seen earlier this year.
Commenting on the figures, Nationwide’s Chief Economist Robert Gardner noted that “activity appears to be holding up well,” with mortgage approvals for June broadly in line with pre-pandemic norms. This points to a market that is not only stabilising but beginning to respond positively to improving conditions.
Supporting this view, HMRC data shows that residential transactions jumped by 13% in June, reaching 93,530 on a seasonally adjusted basis. This increase in transaction volumes suggests that buyer and seller confidence is gradually returning.
Base Rate Cut Expected to Boost Borrowing
One of the biggest factors buoying the market was the Bank of England’s Monetary Policy Committee decision to cut the base interest rate, which saw a reduction from 4.25% to 4% . A reduction is highly welcomed with positivity by the UK property industry.
While lenders had already begun pricing in anticipation of the change, the confirmed cut sent a strong signal of support to borrowers.
Mark Harris, Chief Executive of SPF Private Clients, explains that overall, the “base rate reduction encourags activity and enable borrowers to plan ahead with more confidence.”
Mortgage brokers are reporting improved borrowing power, with homebuyers now able to borrow up to 20% more at the same interest rate than they could just a few months ago. This is opening doors for many previously priced-out buyers and improving affordability across the board.
Estate Agents Report Sustained Momentum
On the ground, estate agents are seeing continued activity despite the traditional summer slowdown. Jeremy Leaf, a North London agent, said: “Transactions are holding together relatively well,” with the potential for a “modest improvement all round.” Amy Reynolds of Richmond-based agency Antony Roberts echoed the sentiment, noting that agents are “seeing full diaries of viewings and off-market sales.”
While lenders had already begun pricing in anticipation of the change, the confirmed cut sent a strong signal of support to borrowers.
The Guild of Property Professionals’ Iain McKenzie describes the market as “responding logically to improved conditions,” underscoring that this is not a boom, but a return to healthier, more stable activity levels.
Zoopla: A Buyers’ Market Emerging
Recent analysis from Zoopla offers further insight into the shifting landscape. According to their latest report:
• Buyer demand is up 11% year-onyear
• Agreed sales have risen by 8%
• Housing supply has increased by 12%, giving buyers more choice and contributing to a "buyers' market" dynamic
However, national house price growth has slowed to 1.3%, down from 2.1% six months ago. Zoopla has revised its 2025 house price forecast down to 1%, citing rising supply and the end of temporary stamp duty reliefs as key factors.
While challenges remain—especially around regional disparities and affordability pressures in the South—the market is showing signs of resilience and logical adjustment.
Regional Disparities Remain
The picture isn’t uniform across the UK. While the Midlands, North, Wales, and Northern Ireland are seeing healthier price growth (2–3%) and greater momentum, London and the South East are facing affordability constraints and higher stamp duty costs. This has dampened buyer appetite and restricted price growth in those regions.
As we approach the end of the year, the anticipated Autumn Budget may inject further uncertainty into the market. Some buyers are likely to hold off on major decisions until more is known about the Government’s fiscal plans.
Spotlight on the English Housing Survey: What It Means for the PRS
Alongside the latest market data, the recently released English Housing Survey (EHS) offers vital intelligence for those operating in or engaging with the private rented sector (PRS). Conducted annually by the Department for Levelling Up, Housing and Communities (DLUHC), the EHS provides the most comprehensive overview of housing conditions, affordability, and tenure in England.
Key Findings for the Private Rented Sector
The PRS now accommodates approximately 4.6 million households, representing 19% of all housing stock – a slight dip from recent years.
While average rents have risen, overall housing quality continues to improve.
However, 13% of PRS homes still fail to meet the Decent Homes Standard, particularly due to damp, mould, and poor energy efficiency.
Tenants in the PRS are more mobile than in other tenures, often moving due to affordability, tenancy insecurity, or dissatisfaction with property conditions.
The survey captures critical data on overcrowding, energy performance, and safety compliance, which will directly inform emerging policy.
This rich data source is central to current and future reforms, including:
Development of the new PRS Database, which will register landlords and properties
Introduction of updated minimum standards for housing quality
Support for enforcement strategies by local authorities
For professionals and organisations working in housing, the EHS is a valuable tool that can guide strategic decisions, inform investment, and support better service delivery. The full dataset and summary reports are available here: English Housing Survey Collection – GOV.UK
Looking Ahead
The start of August was marked by a clear upswing in sentiment across the property sector. While challenges remain—especially around regional disparities and affordability pressures in the South—the market is showing signs of resilience and logical adjustment.
With mortgage rates easing and a potential base rate cut on the horizon, many will be watching closely to see whether these early green shoots translate into sustained recovery this autumn.
For those operating in the PRS, the English Housing Survey offers both encouragement and a call to action. The data reinforces the need for quality improvements, greater transparency, and more effective regulation—many of which are on the horizon via the Renters’ Rights Bill and wider housing reforms.
In the meantime, landlords, agents, and housing professionals are encouraged to stay informed, participate in consultations, and make full use of available resources to prepare for what promises to be a pivotal period for the sector.
Peter Littlewood
REECE MENNIE FOUNDER AND CEO, HJ COLLECTION
WHY IT’S TIME FOR LANDLORDS TO DIVERSIFY THEIR INVESTMENT
PORTFOLIO
It’s a tumultuous time for the property sector, and landlords have a lot to contend with.
In a survey carried out by the Property Redress Scheme last year, only 43.3% of landlords felt the sector was fit for purpose, while only 51.7% were happy with their financial return in 2023.
Adding to this, 61.9% of landlords felt they were not supported by the government, and 67.5% indicated legislation was the biggest challenge they were facing in the sector.
Whether it’s economic uncertainty or legislative changes, landlords are set to face even more challenges over the next 12 months, likely to impact their profitability. This is where alternative investment – and the option of being a ‘Lender not a Landlord’ - may just have the answer.
Renters’ Rights Act 2025
Expected to come into force in 2026, The Renters’ Rights Act 2025 will overhaul the tenancy system for landlords, with the system of Assured Shorthold Tenancies set to be replaced with new Assured Tenancies.
The changes mean fixed term tenancies will no longer be possible, and tenants will be able to terminate any tenancy with at least two months’ notice, to expire at the end of a rent period. This is risky for landlords signing up new tenants on 12-month fixed term this year, as they will likely be able to terminate the contract before it ends.
The abolition of Section 21 ‘no fault’ evictions is another key component of the act, meaning landlords will no longer be able to remove tenants without providing specific legal reasons using the new grounds under Section 8. This is a concern for landlords who may need to regain possession of their properties in cases where tenants have failed to pay rent, for instance.
Changes to Stamp Duty and economic pressures
Stamp Duty Land Tax (SDTL) increased again in April 2025 for all those buying a property over £250,000, and for first-time buyers who buy a property for more than £300,000.
A permanent cut to stamp duty in 2022 meant it would not be payable on the first £250,000 of a property’s value, but a ‘sunset clause’ for the higher thresholds came to an end in March 2025. This means that SDLT on properties up to the value of £250,000 has increased, so investors are paying out more.
This increase is leaving many landlords questioning the value of a property portfolio against a backdrop of economic uncertainty, and it’s easy to see why.
Is alternative investment the way forward?
Given ongoing challenges, it’s wise for investors to consider alternative options.
To generate income from property without having to navigate everchanging legislation, investors can look to explore property bonds. This approach enables individuals to benefit from investing in a property-backed asset, with a hands-off approach and above-average returns.
Ultimately, alternative investments can negate many of the current struggles impacting Landlords. It may not be a risk-free approach, but investing in property bonds may just be the answer to both short and long-term success.
Reece Mennie
The changes mean fixed term tenancies will no longer be possible, and tenants will be able to terminate any tenancy with at least two months’ notice, to expire at the end of a rent period. This is risky for landlords signing up new tenants on 12-month fixed term this year, as they will likely be able to terminate the contract before it ends.
ANEISHA BEVERIDGE HEAD OF RESEARCH HAMPTONS
BUY-TO-LET: REINVENTION, NOT RETREAT
It’s hard to overstate how much the UK’s rental landscape has shifted since the invention of the buy-to-let mortgage in the mid-1990s. Before then, being a landlord was largely the preserve of the wealthy. But buyto-let finance opened the door to a new breed of middle-class investors, fuelling two decades of growth in the private rented sector.
That growth, however, hasn’t come without growing pains. By 2016, policymakers were becoming uneasy about investors crowding out first-time buyers. A raft of tax changes followed— higher stamp duty and less generous mortgage interest relief—designed to level the playing field. Then came the interest rate hikes of 2022, which forced many landlords to reassess whether property investment still stacked up. The looming Renters’ Rights Bill and new EPC standards have added further pressure.
Yet, despite the headwinds, the sector is proving more resilient than many expected.
According to UK Finance, 58,347 new buy-to-let mortgages were approved in Q1 2025—up 39% year-on-year. Loans for new purchases surged by 61%, albeit from very low levels. While buy-to-let purchases still make up a modest share of overall transactions (9.4% in Q2 2025), the market hasn’t ground to a halt.
This resilience is also reflected in incorporation numbers. A record 33,598 buy-to-let companies were set up in the first half of 2025, with around three-quarters of new buy-tolet purchases now going into a limited company. Incorporation has long been a strategy to mitigate higher personal taxes, but the timing is telling. Even after April’s stamp duty surcharge increase, incorporations rose 18% in May and 21% in June compared to last year’s levels, suggesting landlords aren’t just restructuring, they’re actively expanding.
And they’re doing so for good reason. Gross yields on new purchases have climbed to an average of 7.1% across
England and Wales, with one in four achieving double-digit returns. In the North East, yields average 9.3%, while even in London— historically the lowest yielding region—returns have risen from 4.1% in 2020 to 5.7% this year. These stronger returns help landlords absorb higher costs, from mortgage payments to maintenance and tax.
The investor profile is shifting too. Since 2016, the proportion of newly incorporated buy-to-let companies with at least one non-UK shareholder has climbed from 13% to 20%. Indian and Nigerian nationals now top the list of international investors. While London remains the epicentre of overseas activity, foreign ownership has more than doubled in the East and West Midlands and Scotland over the past decade.
So what’s driving continued investment?
Partly, it’s the appeal of bricks and mortar. With savings rates falling and stock markets wobbling, property offers a stable, income-generating alternative. And with house prices forecast to rise faster than rents, we may be nearing the peak for yields—prompting some investors to act now.
Crucially, falling mortgage rates this year have helped the sums stack up again. For a sector where investors often rely heavily on leverage, even small rate cuts can boost profitability. This easing in financing pressure has been a key factor behind the recent uptick in buy-to-let activity.
But it’s also about supply and demand. The UK continues to face a structural shortage of rental homes, and younger generations—struggling to get onto the
housing ladder—are renting for longer. At the same time, they’re unlikely to become landlords themselves, meaning demand is rising while supply remains constrained. While rental growth has slowed, this imbalance is likely to support rents and yields in the medium term. We expect rents to rise 3.5% in 2026 and 3.0% in 2027.
Overall, a gradual consolidation is underway: fewer landlords, but with larger, more professional portfolios. The sector is evolving—driven by shifting demographics, greater regulation, and a renewed focus on returns. Buy-tolet may no longer be the gold rush it once was, but for those willing to adapt and take a long-term view, it remains a compelling investment.
Since 2016, the proportion of newly incorporated buy-to-let companies with at least one non-UK shareholder has climbed from 13% to 20%. Indian and Nigerian nationals now top the list of international investors.
SIMON ZUTSHI PROPERTY INVESTORS NETWORK (PIN)
STILL WORTH INVESTING IN 2025?
This is an important question being asked by many property investors right now, so we thought we would ask property mentor Simon Zutshi, author of Amazon bestseller Property Magic and founder of the property investors network (pin), to share his thoughts on this.
Thanks to Simon’s network of over 45 property networking meetings all around the UK every month, he is in the unique and fortunate position of having his ear to the ground, which means he knows exactly what is happening at a grassroots level all over the UK, often months before anyone else.
Here are Simon’s thoughts:
I can confirm that most property investors, both new and experienced, are currently not investing because they are waiting to see what happens.
They are waiting to see what happens with the Renter’s Rights Bill, which may finally come into force in April 2026. They are waiting to see if the Bank of England base interest rate comes down further in 2025 so that they will be paying less monthly interest on mortgages. They are waiting to see what surprises might happen in the next Labour Government budget. Ultimately, they are waiting to see if there will be a property market crash caused by some of these already mentioned concerns.
You can understand why many investors are holding back and not investing in 2025, preferring to wait until 2026. That is exactly the reason why, in my opinion, you should be investing now, because there is very little competition from other investors. I cannot remember another time during my 30 years of property investing when there have been so few buyers in the market, apart from during the last big property crash in 2008 and 2009.
However, there are still plenty of people who need to sell their property and some of these sellers are becoming more and more motivated. This is a very good reason why you should be investing in property right now and for the rest of 2025, because there is not much competition.
These motivated sellers need speed and certainty, which means you can either pay less for every property you buy or the seller might be more flexible on the terms of the sale, in other words, when you actually pay them for the property. This means we can make more use of powerful investing tools such as Vendor (seller) Finance and Purchase Lease Options.
So which strategy is best for the current market?
Personally, I think high-end co-living HMOs can be an excellent investment because there will always be a demand for affordable shared accommodation. There are more and more specialist HMO letting agents who you can pay to look after the property and tenants for you, which gives you time to focus on the things you want to do.
There are also more landlords than ever before wanting to sell their portfolios and retire, which means you can pick up very standard, tired HMOs that can be turned into desirable co-living properties with minimal spend, especially if you are acquiring them with Purchase Lease Options. With this approach, you can gain monthly cash flow and long-term capital growth on properties that you do not own, which means you do not need big deposits or even mortgages until you buy in a few years’ time, when and if you decide to exercise your Purchase Lease Option.
I am very excited about all the opportunities over the next few months in the UK property market.
I will be speaking at all three of the Landlord Investor Shows in October (Bristol, Manchester and London), so why not come and listen to my presentation if you want to find out more about how you can make the most of the last few months of 2025 and put yourself in the best position moving into 2026.
If you want to grab a copy of my new book Lease Options Magic, just click here or scan the QR code to secure your copy and hundreds of pounds of bonus training, which I am giving away during the launch.
I hope this has inspired you to get out there and make the most of the last few months of 2025, while most property investors will unfortunately miss this incredible buying opportunity.
Invest with Knowledge, Invest with Skill.
Best wishes,
Simon Zutshi
Founder, property investors network Author, Property Magic Founder, Property Mastermind Programme
There are also more landlords than ever before wanting to sell their portfolios and retire, which means you can pick up very standard, tired HMOs that can be turned into desirable co-living properties with minimal spend.
With regional property hotspots outpacing London’s growth, is London still a good location for buy-to-let investment?
It is no secret that London is home to one of the world’s most sought-after housing markets. Its reputation for attracting a diverse mix of residents, investors, and businesses makes it a natural choice for property investment. In recent years, the emergence of regional property hotspots like Manchester and Birmingham has highlighted the potential of investment outside of London. However, despite recent challenges, London’s unique position in the market still offers significant opportunities for securing value and long-term growth—if you know where to look. Which, in this market, is easier said than done. Staying informed and educated about the market is essential, which is why you can’t miss out on securing your free ticket here to the National Landlord Investment Show in London, Old Billingsgate, on 29th October 2025.
After all, London's property market is vast and complex, spanning 32 distinct boroughs and a population of nearly 9.8 million. For both new and experienced investors, finding the right buy-to-let opportunity can feel daunting. This article provides an in-depth look at the London market, examining the key drivers behind rental demand, as well as an overview of house prices and rental trends to help you on your buy-to-let journey.
A Shifting Market
One of the defining characteristics of this market is its diversity. From historic townhouses in established neighbourhoods to contemporary flats in up-and-coming districts, London offers housing options to suit a wide range of preferences and budgets. However, the ever-changing economic landscape, coupled with regulatory shifts, adds layers of intricacy that those considering investing should not overlook.
Given the economic and political headwinds of the last few years, the current environment reflects both resilience and a period of adjustment. Broader economic pressures, such as rising interest rates and tax changes, are influencing investor decisions, while a growing population fuels consistent demand for housing. This double-edged sword creates both opportunities and pressures, particularly in the rental sector, where affordability remains a concern for tenants.
Alongside rising demand, a lack of affordable new-build housing has struggled to keep pace with the city's growing housing requirements. The limited supply of new homes reinforces the importance of strategic investments, rewarding those who carefully navigate the market with a clear understanding of its nuances.
As 2025 draws to a close, the London property market is in a new phase of evolution. A decade ago, it was defined by rapid, often double-digit price gains. Today's reality is different, with growth rates that are more modest and localised.
To succeed in this market, it's essential for landlords to adapt their property strategy. Whether your focus is on capital appreciation, generating strong rental yields, or long-term portfolio growth, a clear view of the current landscape is key.
To give you the competitive edge, get to know local estate agents in the areas you’re considering investing in. They specialise in the local market and will be able to give you a clear picture of the area's performance, including property values, rental demand, and the type of properties that will appeal to tenants in the area. They'll also be able to provide you with an idea of rental prices.
London Property Values and Rental Yields
Significant variations in property values and rental yields across the city mean some areas hold stronger appeal depending on your investment goals. More affluent locations often command higher prices, reflecting their prestige, while outer boroughs may offer more attainable options with potential for growth.
For example, a report by Kate Faulkner OBE (exclusively available in the LIS Community portal) highlights the vast differences in house prices across boroughs. Average house prices in Kensington and Chelsea can exceed £1 million, while in Barking and Dagenham, they stand at around £355,000. Interestingly, this vast difference doesn't always translate to the same extreme gap in rental income.
The average rent in Bexley, at approximately £1,411 per month, shows a less dramatic disparity when compared to the £3,615 average in Kensington and Chelsea. This shows that a borough-byborough analysis is essential for finding value.
Whilst the entry-level price of the property and rental values are key pieces of the investment puzzle, ensuring that you align your budget with your investment goals will significantly shape where you can invest in London. As long as your goals are aligned with today’s market conditions, a well-positioned rental property in London has the potential to provide a stable return on investment.
Whilst overall it is encouraging that property values are expected to rise over the next five years, those looking to boost their return on investment will need to adopt a local approach, focusing on the specific dynamics of individual boroughs rather than relying on city-wide averages.
What’s Driving Rental Demand
Rental demand in London continues to grow, driven by economic factors and the city’s enduring appeal. With rising house prices and increasing interest rates, many prospective buyers are priced out of the market, leading to a growing reliance on rental accommodation.
According to Rightmove, there are around eight enquiries per available listing and with Government data showing that the number of private rented homes in London fell by 6% from 1,136,000 to 1,069,000 between 2023 and 2024, the demand for rental property is likely to continue to outstrip supply.
Population growth also continues to be a significant driver of demand. Projections suggest the capital’s population could reach nearly 10 million by 2043 (Statista). This influx adds further pressure to an already competitive market, amplifying the need for quality rental properties across the city.
The city’s diverse population requires a broad range of housing to meet varying needs and budgets. From young professionals seeking flats in vibrant neighbourhoods to families looking for homes with more space in quieter areas, the demand spans all corners of the capital. This reinforces the importance of offering properties that align with the requirements of the local demographic. Seeking advice from a local estate agent could help you determine the most suitable rental property type for the area.
The Housing Supply Crisis
The rate at which properties are leaving the rental market is just one challenge for Londoners. While new developments
are a key part of addressing the housing shortage, the pace of construction is struggling to keep up with the city’s growing population and demand.
CBRE’s London Residential New Build Market Report has shown that London's new build housing supply has hit a critical low. The rolling number of new construction starts plummeted to just 11,700 in the third quarter of 2024, marking a 13% annual drop and a staggering 65% decrease from the 2014 peak. This is the first time annual construction starts have fallen below 12,000 since 2012, highlighting a severe and worsening housing crisis.
Despite a significant increase in planning applications (up 78% year-on-year in Q3 2024), this rise comes from a historically low base. Total applications remain 46% below the peak and are still well below the level needed to address the housing shortage.
The viability of many new projects has been jeopardised by a combination of rising interest rates and inflationary pressures, which have significantly increased the costs of materials and labour.
As these financial pressures show no signs of easing, the continued imbalance between supply and demand will most likely push property prices and rental values higher.
London's Five-Year Outlook
While recent data from Savills has suggested that property values in London may rise at a slower rate of 15.3% over the next five years, compared to the UK average of 24.5%, this outlook provides a broad overview of where
average London values could be heading in the next five years.
For those seriously considering investing in London, it’s important to remember that the city is huge and is home to 32 boroughs, all with their own unique market conditions.
An exclusive report by Kate Faulkner OBE, "7 Things All Landlords Should Know About The London Property Market", which is available in the LIS Community Portal, highlights that the top performer based on price data for 2024 and 2023 was Greenwich, where property values increased by 8.8% yearon-year. When compared to some of the prime markets, which are struggling to recover from shockwaves caused by Brexit and higher Stamp Duty Land Tax, to name a few, property values in Kensington and Chelsea and the City of Westminster were down nearly 23% over the same period.
Whilst overall it is encouraging that property values are expected to rise over the next five years, those looking to boost their return on investment will need to adopt a local approach, focusing on the specific dynamics of individual boroughs rather than relying on citywide averages.
Ultimately, is London buy-to-let still worth it? For savvy landlords who are willing to navigate the complexities and take a highly localised approach, the answer is still yes. The upcoming National Landlord Investment Show in Old Billingsgate on 29th October 2025 is essential to attend to stay informed and educated about the state and future of the London & wider UK property market beyond the capital. Secure your free ticket today
HERE’S WHY THE BRISTOL PROPERTY MARKET IS EMERGING AS A UK BUY TO LET HOTSPOT
One of the defining trends in UK property in recent years has been the steady rise of regional cities, with economic hubs seeing strong growth and demonstrating that the country's housing market is about much more than London.
Whilst Manchester and Birmingham tend to grab the headlines, Bristol is one of the most exciting regional cities to emerge as a buy to let hotspot. This thriving destination has plenty going for it, including a strong economy, a solid track record for price growth and big-city appeal, which helps to ensure steady demand for homes in the private rented sector.
In this feature, we take a look at the appeal of buy to let properties in Bristol for landlords.
Want to connect with property professionals in Bristol? Register for your free ticket to the National Landlord Investment Show in Bristol, held at the Ashton Gate Stadium on the 1st October 2025.
Economic Strength
A strong local economy and consistently high rates of employment are positive signs for buy to let investors. Growing businesses and employment opportunities increase demand for private rental sector property, which can lead to a steady rental income stream and reduce the risk of void periods.
Bristol has clearly demonstrated its strength in terms of economic development and job generation in recent years. Data from the Centre for Cities has shown that Bristol's economy is one of the fastest-growing in the UK. Bristol’s economy went from 1.3% of UK GDP to 1.5% in 2022, with the number of jobs in the city up by 21% since 2009. It is also home to one of the strongest clusters of high-growth companies outside London, according to Barclays
The city’s commitment to innovation and infrastructure improvements plays a pivotal role in its ability to attract businesses and residents. Investment projects include the Bristol Airport 2040 Master Plan, which is set to create
over 1,000 new jobs and is forecast to generate £3 billion in Gross Value Added (GVA).
Bristol also boasts a well-connected transportation network and its proximity to London boosts its appeal as a location for businesses and professionals alike. Employment opportunities across a wide range of industries contribute to a dynamic job market, drawing in workers who, in turn, drive demand for housing.
For those considering buy to let properties Bristol, the city’s solid economic foundation supports its reputation as a vibrant and desirable place to live and invest, keeping demand for housing consistently high in both the sales and rental markets.
Bristol Housing Prices
If long-term capital growth is one of your top property investment goals, you'll want to know more about recent house price trends in the destination you're considering.
Data from Land Registry has shown that average property values in Bristol have increased from £210,475 in January 2015 to £354,699 in January 2025, marking a significant increase over a 10-year period. Source: Land Registry
More recent data has shown that Bristol housing prices continue to report steady growth, with the Office for National Statistics reporting a 2.7% increase in May 2025 compared to May 2024.
Bristol also outperformed the broader South West region, where growth was recorded at 1.9% during the same period. First-time buyers are particularly impacted by rising values, with the average price for this group rising from £305,000 in May 2024 to £313,000 in May 2025 by the same 2.7% increase
Looking to the future, Savills forecasts a stable 20.4% house price growth for
the South West region over the next five years, giving investors strong reasons to feel positive about capital gains potential.
Bristol Rental Market Overview
For those considering investing in a buy to let property in Bristol, one of the main considerations will be the demand from tenants, since this factor underpins rental yields and growth potential.
Interestingly, in 2024, ITV reported that Bristol saw the second biggest increase in private rents in the UK, with the average cost of renting in the city increasing by 62.9% between August 2015 and August 2019. This trend reflects the high demand for rental property among tenants across the city.
Today, the rental market in Bristol has shown varied trends over the past year, with private rents experiencing a modest decline. As of June 2025, the average monthly rent was £1,753, marking a 1.1% drop from £1,773 in June 2024, which demonstrates the city's nuanced rental dynamics.
Despite this slight reduction, Bristol remains a sought-after location and, as with any rental market, will see fluctuations throughout the year.
According to the ONS, rental prices in the city vary widely based on property size, with one-bedroom units averaging £1,138 according to June 2025 figures while two-bedroom properties are typically around £1,435. Larger homes with three bedrooms command approximately £1,629, and properties with four or more bedrooms average £2,385 per month.
If you’re considering Bristol for your next property investment, why not speak to local market experts at the National Landlord Investment Show? Book your free ticket today for the exhibition held at Ashton Gate Stadium on the 1st October 2025.
With a variety of property types needed to cater to the city’s buoyant rental market, there are plenty of opportunities available for landlords considering buy to let properties Bristol.
Bristol Rental Demographics
There are certainly encouraging signs that buy to let properties in Bristol are ones to watch in terms of house price and rental growth; however, it's important to understand what is driving this growth and whether the fundamentals of this market will present a long-term opportunity.
A rising population is often a key indicator of a buy to let hotspot, and, according to the 2021 Census, Bristol’s population increased by 10.3%, from around 428,200 in 2011 to approximately 472,500 in 2021. The average age of a person living in Bristol is 34 years, with the number of residents aged 25 to 34 years increasing by 11,100 (14.4%) between the last two censuses, meaning there is a large pool of the population who fall into the typical age profile of a renter.
Bristol’s rental market benefits from the city’s growing and diverse population, creating a consistent demand for housing. The city attracts a wide range of renters, including professionals drawn by its thriving job market, families seeking access to quality schools and amenities, and students attending its two major universities. This mix ensures that rental properties cater to varied preferences, from compact apartments in the city centre to larger homes in suburban neighbourhoods.
The influx of young professionals is particularly notable, with many seeking housing close to the city’s business hubs and vibrant cultural scene. These tenants often prioritise modern features and convenient access to transport links. Families, on the other hand, tend to look for properties with additional space, proximity to green areas, and schools with strong reputations.
The city’s student population has also had a significant impact on rental demand across the private sector. Bristol’s universities, the University of Bristol and the University of the West of England (UWE), significantly influence the city’s rental market, creating strong demand for student housing.
With a combined student population exceeding 68,000, these institutions attract both domestic and international students, many of whom require offcampus accommodations. What’s more, Bristol Live has reported that the city needs an additional 20,000 student rooms to accommodate the rising number of students in the city.
This shortage of purpose-built student housing presents opportunities for landlords who can provide suitable properties near campus or with convenient transportation links.
With a variety of property types needed to cater to the city’s buoyant rental market, there are plenty of opportunities available for landlords considering buy to let properties in Bristol.
Outlook for Buy to Let Properties in Bristol
Bristol’s buy to let market offers a promising environment for property investors. The city’s diverse rental demographics, ranging from students to families and professionals, provide opportunities to target various tenant groups based on property type and location.
Areas close to universities, business hubs, and well-connected transport links continue to perform strongly, reflecting the preferences of many renters. Additionally, ongoing urban developments and private regeneration schemes are reshaping the market, presenting new possibilities for long-term investment strategies.
National Landlord Investment Show
Bristol
Register for your free ticket to the National Landlord Investment Show in Bristol, held at the Ashton Gate Stadium on the 1st October 2025. You’ll have the opportunity to connect with local property market experts and to speak to landlords already operating in the market to determine whether buy to let properties in Bristol are the right choice for your investment portfolio.
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Your brand-new, information-focused channel bringing you the latest UK Property Market News. Brought to you by the National Landlord Investment Show (NLIS) and LIS Media, we're here to cut through the noise and deliver the facts.
GUIDE TO BUY TO LET IN MANCHESTER FOR LANDLORDS
Named the UK’s best location for buy to let investment for landlords by Aldermore, Manchester’s property market has an established track record as an investment hotspot.
In this article, we take a look at why buy to let in Manchester is so attractive, what’s driving tenant demand and answer the question of whether the market has peaked, or if there are still opportunities for landlords to take full advantage of the city's growing demand for rental properties.
If you’re interested in finding out more about Manchester’s property market from local experts, register for your free ticket to the Landlord Investment Show in Manchester on 14th October 2025.
Manchester: A Rental Hotspot
Whilst buy to let in Manchester has a compelling investment case, it is only half the story. For landlords, the real opportunity lies in understanding why Manchester is a magnet for renters and whether that demand is sustainable over the long term.
Research by Property Investments UK has revealed that Manchester is the most renter-heavy city in the UK outside London, with 62% of households residing in privately rented accommodation. When compared to London, where 53% of total households reside in private sector accommodation, the scale of Manchester’s rental market is clear.
However, the number of renters is just one piece of the picture. With a tenant satisfaction rate of 73%, Manchester is a particularly attractive city for those seeking rental properties. For landlords, happy renters can often lead to longerterm tenants, helping to reduce void periods, creating a stable buy to let asset within their property portfolio.
When it comes to rents, according to ONS data, the average monthly private rent in Manchester was £1,312 as of June 2025, marking a 6.7% increase from £1,230 in June 2024. Rental prices for flats and maisonettes witnessed the most significant rise of 7.1%, while detached properties saw a smaller yet steady increase of 5.7%.
In terms of property types, onebedroom properties proved particularly popular, with average rents rising by 7.4%. Larger properties, such as those with four or more bedrooms, also saw increased demand, with rents growing by 5.3% over the same period. These figures highlight the upward trend in rental prices, reflecting the ongoing tenant demand in Manchester.
For those looking to the future of Manchester’s rental market, JLL forecasts that rents have the potential to increase by 18.8% over the next five years.
What's Driving the Demand for Buy to Let in Manchester?
Buy to let in Manchester offers several compelling advantages, making it an excellent option for landlords looking to invest.
Manchester’s strong tenant demand means that properties often achieve yields that outperform those in other major urban hubs, making rental returns in the city among the highest in the UK.
This consistent demand is fuelled by a large volume of 20-34-year-olds looking to rent homes in the city, thriving
employment opportunities, and a growing influx of students and young professionals.
Another major factor is Manchester’s economic growth. Manchester’s economy is one of the UK’s biggest success stories, with the city-region recording the fastest-growing economy in the UK and having witnessed more foreign direct investment than any other UK region. Plus, with Greater Manchester unveiling an ambitious tenyear plan to bolster growth and create tens of thousands of new jobs, demand for rental property is set to continue to rise.
As the northern hub for finance, technology, and creative industries, which attracts both businesses and skilled workers, Manchester’s economy not only supports rental demand but also ensures a steady flow of highquality tenants.
Affordability is another reason Manchester is so appealing to renters. Compared to cities like London, the cost of living in Manchester is considerably lower. This affordability makes the city a practical choice for many, particularly young professionals and families, ensuring that the demand for rental properties remains strong.
For landlords, these factors combine to create an environment where property investments are likely to yield longterm financial rewards. Whether you’re a seasoned investor or new to the buy to let market, Manchester offers an attractive combination of strong tenant demand and high potential returns.
Manchester House Prices
When it comes to investing in property, the price tag is often one of the biggest considerations for landlords.
For those considering buy to let in Manchester, the average house price in the city stood at £257,000 in May 2025, reflecting a 3.2% increase compared to May 2024. This is consistent with the broader trend observed across the North West region during the same period, according to data from the Office for National Statistics (ONS).
For flats, prices rose by 4.5%, making them an appealing option for landlords seeking lower entry costs and strong rental demand. Meanwhile, terraced properties saw a more modest increase of 1.2%, offering steady growth for those targeting families or larger households.
By comparison, the average house price across the UK in May 2025 was £269,000, up from £259,000 the previous year. These figures indicate that Manchester remains relatively affordable for investors while still offering competitive growth in property values.
In terms of long-term capital appreciation, Savills paints a positive picture for the North West region, with a 31.2% 5-year forecast. The North West region is set to outpace all other locations and significantly outperform the UK average of 24.5%.
Considering buy to let in Manchester?
Manchester’s thriving rental market, driven by high tenant demand, strong yields, and economic growth, presents a significant opportunity for landlords. The city offers diverse investment options, from city-centre apartments to family homes in suburban neighbourhoods, each catering to a wide pool of tenants.
As house prices and rental yields continue to trend upwards and a positive five-year outlook, now is a great time to explore buy to let investments in Manchester.
To make the most of this dynamic market, register for your free ticket to the Landlord Investment Show in Manchester on 14th October 2025, held at the Manchester United Old Trafford stadium.
You’ll get the chance to connect with local property experts, research specific areas, and identify the property types that best align with your investment strategy.
As with any investment, research plays an important part in the decision-making process. By registering for your free ticket for the Landlord Investment Show in Manchester, landlords can learn firsthand from local experts and can position themselves to benefit from the long-term potential of buy to let in Manchester.
Writen by LIS Media
Manchester’s thriving rental market, driven by high tenant demand, strong yields, and economic growth, presents a significant opportunity for landlords.
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5 KEY TAKEAWAYS FROM THE NEW INVESTOR
Missed
the New Investor Masterclass at
The National
Landlord
Investor Show in July? Here’s what you new investors need to know.
Whether you were grabbing lunch, attending another insightful seminar, or simply couldn’t make it to the National Landlord Investment Show in London on 9th July in person, you haven’t missed out on the valuable takeaways from our New Investor Masterclass!
Hosted by the National Landlord Investment Show’s Jacob Hanbury, this comprehensive Masterclass was created to help new investors on their property investment journey and empower them to make informed, confident decisions.
On the day, our panel of experienced investors and industry experts shared their wisdom on how to effectively build a property portfolio, leverage finance strategically, and, crucially, avoid common pitfalls.
The New Investor Masterclass Panel was hosted by Jacob Hanbury (National Landlord Investment Show) with experts Josh Turner (LRG), Heather Smail (Heather Smail Property Group), Simon Zutshi (Property Investors Network), Kane Andrews (Rockstar Property Partners) and Sagheer Malik (Offa).
If you missed the Masterclass or simply want a recap of some of the top tips from the panel, here is our roundup of the top five essential insights from this unmissable session!
Setting Yourself up as a Business
When starting out in property investment, it’s natural to immediately dive into browsing property portals, visiting local estate agents, or even consulting a mortgage broker to establish your budget.
While these are certainly practical initial steps, our expert panel at the New Investor Masterclass emphasised a more fundamental starting point: establishing yourself as a property business from day one, even if you begin with just a single Buy-to-Let. Adopting a business-oriented approach empowers new investors to strategically seek advice from professionals who can guide them in building a property portfolio in the most efficient way. This means proactively aligning yourself with the right expertise and knowledge to ensure sustainable growth, rather than simply acquiring properties. Thinking like a business from the outset will set a robust foundation for your long-term success in the property market.
The Power of Professional Relationships
This first insight leads us directly to another point of unanimous agreement among our expert panel: building strong relationships with industry professionals is absolutely crucial for first-time investors, yet it’s a step often overlooked.
It’s perfectly normal not to know everything about the property industry when you’re starting out. That’s precisely why specialists like accountants, surveyors, mortgage brokers, letting agents, solicitors, and insurance providers exist! Their expertise is invaluable, and they’re keen to help you build a profitable business.
If you ever feel unsure about any aspect of a deal, don’t hesitate to seek and pay for professional advice. This proactive approach can lead you to discover excellent opportunities or, just as importantly, protect you from making expensive errors. As Heather Smail (Heather Smail Property Group)
shared, “If something doesn’t look right, I’m glad I can run it past an expert in my network who can bring their expertise to the table and maybe highlight something I’ve missed.”
While Sagheer Malik (Offa) emphasised the long-term benefits of these connections: “Building relationships and being a repeat client will often mean that the provider will go above and beyond to help you. The professional relationship you have built may mean they will work harder to find a solution for you, if they can.”
Building a network and professional relationships isn’t just about getting advice; it’s about building a reliable support system that can significantly contribute to your success and mitigate risks in your property investment journey.
It’s perfectly normal not to know everything about the property industry when you’re starting out. That’s precisely why specialists like accountants, surveyors, mortgage brokers, letting agents, solicitors, and insurance providers exist!
If something is a hotspot now, it might not be in six months.
Simon Zutshi
Stay Informed and Educated on Industry Changes
While you don’t need to be an expert in every single facet of your property business, a critical takeaway from our Masterclass was the importance of continuously staying informed and educated.
In today’s property market, things change rapidly. From local rules and legislation to national laws, tax amendments, and significant upcoming changes like the Renters’ Rights Bill. Staying in the loop and actively educating yourself isn’t just beneficial; it’s essential to ensure your business remains compliant and agile.
However, one vital piece of advice from our panellists: always scrutinise your sources! Misinformation is prevalent, so rely on reputable channels. Beyond online research, actively participate in workshops, attend networking events, and engage with industry bodies to keep your knowledge current and accurate.
Start learning today! Sign up for your free LIS Membership.
Uncovering Buy-to-Let Hotspots
One of the most frequently asked questions at our New Investor Masterclass was, “Where should I invest?”. While our panellists each have their preferred locations, a crucial and repeated takeaway for all investors was the absolute necessity to “do your own research.”
The good news is that abundant online resources exist for new investors to thoroughly investigate price points, rental yields, tenant demand, and the specific types of assets needed in local markets.
However, a word of caution came from Simon Zutshi (Property Investors Network): “If something is a hotspot now, it might not be in six months.” This underscores the importance of conducting current and independent research for any market you’re considering, rather than solely relying on yesterday’s headlines.
Josh Turner (LRG) further advised to “look for the ripple effect.” This involves identifying areas undergoing significant regeneration or experiencing an influx of new job opportunities. These locations can often be “hidden gems” that may outperform some of the more established Buy-to-Let towns and cities as growth expands outwards from more developed areas.
Ultimately, while external advice and emerging trends can provide a starting point, diligent personal research is essential to identifying truly viable and sustainable investment opportunities.
Buy Now!
A powerful message from our New Investor Masterclass was the resounding call to action from our panellists: if you’re keen to become a landlord, stop waiting and act now.
While there was a lively discussion about the ideal first asset, Josh Turner suggested starting with a simple residential Buy-to-Let, while Kane Andrews (Rockstar Property Partners) highlighted the potential returns on offer from HMOs; however, the overarching consensus was clear: investing now is the right move.
It’s easy to find reasons to delay, whether it’s waiting for interest rates to drop or holding off until the Renters’ Rights Reform becomes official. However, our experts unanimously agreed that waiting could be a costly mistake. Every moment spent on the sidelines reduces your “time in the market,” a critical factor for long-term growth. As your portfolio evolves, getting started now will open up a wealth of new opportunities as you grow as a landlord.
Whether you attended the event or not, we hope these five top tips from our New Investor Masterclass have provided you with clear, actionable insights to kickstart or accelerate your property investment journey. If you missed out on the London show and are interested in the ongoing education as a new investor, register for your free ticket for the upcoming National Landlord Investment Shows, including Bristol, Manchester and one more event in London in October 2025.
Writen by LIS Media
MEASURES
THE CONNECTED HOME SOLUTION
A proven and scalable solution for the challenges faced by social housing providers, while generating a return on investment. The HomeLINK Connected Home Solution assists with: damp and mould
DANIEL LITTLE REGIONAL DIRECTOR, AICO
NOT ANOTHER DASHBOARD?
Why the Answer Isn't So Simple.
If you've worked in technology, particularly in housing, you've probably heard it: "We don't want another dashboard." It's become a familiar refrain as organisations grapple with the flood of data from IoT devices, housing management systems, and compliance tools. While this statement may be understandable, the reality is far more nuanced. The truth is that some stakeholders do want a dashboard, just the right kind.
Meeting the Needs of Diverse Stakeholders
Within any housing provider, you'll find a range of stakeholders with differing data requirements. Asset managers might need compliance summaries and tools for lifecycle monitoring. Surveyors may require real time environmental readings. C-level executives want strategic KPIs, not operational minutiae. Meanwhile, IT departments often advocate for seamless data integration via APIs, allowing them to populate existing systems without adding another interface.
The challenge is to provide flexible solutions that cater to all these preferences. For some, an intuitive dashboard is the ideal tool for dayto-day decision making. For others, integrating data directly into their existing digital ecosystem is the most efficient approach.
Built to Be Used, Designed to Be Shared
At Aico, we design our HomeLINK dashboards to serve two complementary goals: deliver insights that users want to use and provide the flexibility to integrate seamlessly elsewhere. It’s about choice, not compromise.
Take, for example, the issue of damp and mould in social housing. Our dashboards offer real time, sensor driven insights that help identify
at risk properties before problems escalate. But they go beyond simply showing humidity levels. They provide context, surface detailed property insights, and highlight properties most in need of intervention in ways that are immediately actionable for frontline teams.
The Damp & Mould Use Case: Empowering Surveyors
Mid Devon Housing provides an illustrative and powerful case study. Faced with the need to meet stricter regulations under Awaab's Law and the Social Housing Regulation Act 2023, Mid Devon used Aico’s HomeLINK Case Management system to manage and mitigate damp and mould cases. Rather than overwhelm their surveyors with data feeds, they chose to embrace the Aico dashboard tools because they do more than display data, they actively support decision making. Surveyors view property specific environmental conditions, access historical trends, and automatically receive alerts for properties that breached defined thresholds. They used these insights to plan interventions, communicate with tenants, and document actions taken, all within one interface.
The result? More efficient case tracking, faster resolution of issues, and clearer communication between surveyors and residents. In other words, a dashboard that made their work easier, not harder.
API-First, Not API-Only
That said, not everyone wants or needs to log in to another portal. Many housing providers already have established workflows built around their housing or asset management systems. For these teams, HomeLINK offers comprehensive API support, enabling seamless data flow into platforms like NEC and Civica.
This dual approach, combining strong standalone tools with integration options, is central to the usability of our platform. It's not a binary choice between dashboard or API, visibility or efficiency. The future lies in enabling both.
A Future of Flexibility
There will always be a place for dashboards, just not the one-size-fitsall kind. Housing providers are evolving rapidly, with new pressures around compliance, cost efficiency, and tenant engagement. As their data needs become more complex, they require tools that can adapt quickly to change, not tools that promise to do everything but demand endless manual effort.
So next time someone says, "Not another dashboard," we say: let’s talk. Because it might just be the dashboard they didn’t know they needed.
To learn more about Aico’s Connected Home Solution, visit www.aico.co.uk/ homelink
The challenge is to provide flexible solutions that cater to all these preferences. For some, an intuitive dashboard is the ideal tool for day-to-day decision making.
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WHAT THE CHANCELLOR MIGHT DO NEXT – AND WHY LANDLORDS SHOULD CARE?
Chancellor Rachel Reeves faces one of the toughest balancing acts in recent memory: closing a fiscal gap of £20–50 billion while avoiding
political backlash. With the Autumn Budget expected in late October or early November, speculation is rife—and landlords are firmly in the crosshairs. Property has long been a tempting target for revenue, and this
year could bring some of the most significant tax changes in a generation.
So, what’s being whispered in Westminster and released in the media as the government “fly kites”, testing the market's reactions?
1. National Insurance on Rental Income
The biggest proposal is extending National Insurance (NI) to rental profits. Landlords currently pay income tax but no NI; applying selfemployed rates (6–8%) could drain billions from the sector. Critics warn it would drive landlords out and raise rents, while supporters call it a move to “level the playing field.’’
For landlords: this would be yet another hit to already tight margins— especially those grappling with higher mortgage rates.
2. A Property Tax Overhaul
Another rumour is the replacement of stamp duty with an annual property levy.
One model under discussion suggests:
• 0.81% annually on properties over £100,000,
• 0.54% annually on those over £500,000.
In theory, this reduces the “lumpiness” of stamp duty on purchase. In practice, it would create a recurring annual cost of ownership—painful for landlords with larger portfolios.
For landlords: mid- to high-value properties could become far less attractive investments.
3. Capital Gains Tax (CGT) Tightening
CGT remains a perennial target. Possible changes include:
• Further cuts to the annual allowance,
• Higher rates for additional-rate taxpayers,
• Narrowed exemptions—perhaps even for some main residences.
For landlords: the cost of selling up could rise sharply, stripping away more of the hard-earned gains from property disposals.
4.
The Quiet Creep of “Stealth Taxes”
Not all tax rises make headlines. Freezing thresholds for income tax and NI has already dragged many into higher bands, and further freezes are likely. Reliefs (such as pensions) may also be clipped.
For landlords: even if no new rates are announced, your effective tax bill could still rise year on year.
5. Inheritance Tax (IHT) Under Review
Perhaps the most concerning rumours for landlords involve Inheritance Tax:
• A lifetime cap on tax-free gifts (£100k–£200k).
• Scrapping or shortening the 7-year rule.
• Real-time reporting of gifts.
• A move towards a lifetime allowance model.
For landlords: succession planning could be turned on its head. Passing properties to children or grandchildren may soon trigger immediate 40% charges, unless carefully structured.
What Does This Mean for You?
Landlords could face slimmer profits from NI on rental income, annual property levies replacing Stamp Duty, and higher CGT on sales. Frozen thresholds mean stealth tax rises, while IHT reforms—such as limits on gifts, scrapping the 7-year rule, or realtime reporting—could make passing on property far costlier and more complex.
Our View
At this stage, these remain rumours. But where there’s smoke, there’s usually fire. The direction of travel is clear:
• Higher ongoing costs of ownership,
• M ore expensive disposals, and
• Tighter restrictions on passing assets to the next generation.
For landlords, the risk isn’t just the Budget itself but the lack of preparation before it lands. Once the Chancellor speaks, options may close quickly.
At Acuity, the property tax specialists, we help landlords protect profits, preserve wealth, and plan for succession—even in a shifting tax landscape. Now is the time to review your strategy. Waiting until after the Budget could mean missed opportunities.
Take up our free 45-minute review with our team.
T: 020 7280 0500
E: property@acuityprofessional.com www.acuityprofessional.com Stand number at the show: 26
CRAIG OGILVIE DIRECTOR OF MAKING TAX DIGITAL
HM REVENUE AND CUSTOMS (HMRC)
MAKING TAX DIGITAL FOR
INCOME TAX: WHAT YOU NEED TO KNOW
Whether you're a letting agent, property developer, manage rental properties or earn a rental income, Making Tax Digital (MTD) for Income Tax is a major change to how you keep track of your business income and expenses throughout the year. It's the biggest transformation since Self Assessment launched in 1997 and I believe this change will make your life easier.
What's changing
From April 2026, if your turnover is above £50,000 from selfemployment and property income combined, you'll need to use MTDcompatible software to keep digital records for sending HMRC quarterly updates and your tax return. Those with turnover above £30,000 will follow from April 2027 and with turnover above £20,000, in April 2028.
Quarterly updates aren't tax returns –they're simple, unadjusted summaries of income and expenditure that your software generates automatically. Instead of cramming everything into January for the Self Assessment deadline, you're spreading the load across the year. If you make any errors in a quarterly update, don’t worry, you can make corrections in the next update.
You’ll still submit a traditional Self Assessment for the previous tax year during your first year on MTD, but after that, everything can be handled through your software.
Why this matters
Many scramble in January to meet the Self Assessment deadline, often spending hours hunting for receipts or lost paperwork for the previous tax year. MTD for Income Tax will reduce this stress and extends what two million businesses already do successfully for VAT. A total of 69% of businesses surveyed experienced at least one benefit from MTD for VAT, and 67% said it reduced the potential for mistakes in their record keeping.
The benefits
Real-time tax visibility: Your software will estimate your tax as you go, helping you plan and budget better.
Simplified record keeping: Some software allows you to photograph receipts, log income as it comes in, and track expenses on the go – no more shoeboxes full of receipts or neverending email searches.
Automation: Many of the software options categorise expenses, tally invoices, and flag potential errors, making it easier to get your tax right the first time.
For those in real estate, it could mean better tracking of things like rental income and maintenance costs throughout the year.
Software options
There are both free and paid software options available – some which are designed specifically for property management. You can choose from our list of recognised providers, or use a combination of different software. The key is finding what works for you.
Getting ready now
The best way to prepare is to sign up for our voluntary testing programme. This gives you access to our dedicated MTD Customer Support Team and lets you familiarise yourself with the process before it becomes mandatory. If you use an agent, they can sign you up. It's fantastic that so far, more than 1,300 taxpayers have submitted their first quarter update as part of the testing phase.
Start by looking at your current recordkeeping methods. If you're already using spreadsheets or basic accounting software, bridging software may be available that can connect these to MTD requirements.
Looking ahead
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KATE FAULKNER OBE LEADING UK PROPERTY ANALYST
RENTERS’ RIGHTS BILL –
TIMELINE AND IMPACT
The long-awaited Renters’ Rights Bill is nearing the finish line—but not without delays. Despite Labour’s strong majority, the Bill has yet to become law. With time running out before party conference season, political and practical pressures are mounting. Here are my thoughts—alongside insights from our panel of industry experts—on what’s likely to happen, and when.
Where are we now?
Despite Labour’s large majority, the Bill has still not passed into law. I’ve been writing and talking about this legislation for many years, and even now we are waiting for a final decision.
I genuinely thought the government would pass the Bill before the summer recess. However, it has slipped again and is getting dangerously close to missing the September window. If that happens, it could be politically awkward for Labour to enter their Conference without the Bill having received Royal Assent.
Parliamentary Process & Current Stage
We are now at the final stage: Consideration of Amendments.
When Parliament reconvenes in early September, there will be a few weeks before the party conferences to deal with any final changes from the House of Commons. In practice, previous stages suggest most amendments will be ignored.
Although the Bill could technically go through a period of “ping pong” between both Houses, it’s likely this will be cut short so Royal Assent can be granted before the end of September. You can review the full Parliament report on the progress of the Bill here
Does It Matter When It Becomes an Act?
If you’re a decent landlord offering good-quality accommodation at a fair price, there is little to fear from this Act. Yes, it will mean more legislative hassle, and yes, some landlords will get caught out by certain tenants - but many long-term investment fundamentals remain in your favour.
It’s also important to understand that Royal Assent does not mean immediate changes. PRS experts have requested a grace period before certain provisions are enforced, and it’s clear some measures, like the proposed PRS database, are likely still a long way off.
Timetable
So in my opinion, a likely timetable could begin with Royal Assent to be granted in September 2025, before the Labour Conference. Looking ahead to the Implementation stage of some parts of the bill, it could be as early as January 2026, yet more likely to be March/April 2026. Then, following this, certiain grace periods in place is likely for certain provisions, such as the PRS database.
But, rather than me ramble on about when I think it will all happen, let's turn to the fantastic experts we work with at the Landlord Investment Show.
I genuinely thought the government would pass the Bill before the summer recess. However, it has slipped again and is getting dangerously close to missing the September window.
Our panel of industry experts from the Private Rented Sector (PRS) discuss which part of the Bill they think will be implemented first.
1
ST JANUARY
2026
1 ST MARCH 2026
Allison
Thompson
National Lettings Managing Director LRG Leaders Romans Group
Most of the Bill is expected to apply to new tenancies from day one – including the Rent Increase Amendment, which will immediately change how rents are reviewed and negotiated. While the details on existing tenancies are still to be confirmed, these measures will likely be phased in over time.
Other elements, such as the Decent Homes Standard, the Ombudsman, the Landlord Portal and Awaab's Law, are likely to follow once the infrastructure is in place, reflecting the scale of operational change required. But landlords and letting agents need to be preparing now –especially for reforms that will affect their tenancy agreements and rent review processes from day one.
Paul Shamplina Founder Total Landlord and Landlord Action
Eddie Hughes Former Housing Minister
It's obvious that the first measures to be rolled out will be the abolition of Section 21 "no-fault" evictions, the shift to open-ended periodic tenancies, and stronger Section 8 grounds for possession. Alongside that, we will see limits on rent increases to once a year through a Section 13 notice, an end to rent bidding wars, a ban on asking more than one month's rent upfront, plus new rights for tenants to request pets and protection from discrimination.The big question is whether the Government will put proper investment into the court system to cope with these changes, which does not appear to be the case at the moment. Without it, landlord confidence will really suffer.
The headline outcome for this Bill will be the abolition of Section 21, “no-fault" evictions. For a Government eager to demonstrate delivery on its manifesto commitments, I would imagine it will want this change implemented within six months of the Bill receiving Royal Assent, if possible.
1 ST APRIL 2026
JUNE
Some technical parts of the Renters' Rights Act will be implemented first, but in terms of anything significant for landlords, I think the Commencement Date of the new assured tenancy system will happen first. This is includes the abolition of Section 2, the conversion of all existing assured shorthand tenancies to periodic assured tenancies, and the new rules on rent increases.
I think the elements of the Act to be implemented first will be the removal of Section 21, introduction of the Assured Periodic Tenancies for all existing and new tenancies, implementing Section 13 for rent increases, relying solely on the Section 8 notice to obtain vacant possession, tenants' requirement to serve 2 months' notice and the penalties for breach.
I believe that mandatory membership to the Landlord Ombudsman Service, along with the tenant's right to request pets, the restriction to prevent landlords from requesting more than one month's rent in advance, prohibiting landlords from accepting above the advertised rent and rental bidding, as well as the preventing discrimination against tenants in receipt of benefits and with children are also likely to be implemented on 1st April 2026.
Assuming the government gives the private rented sector between 6 and 12 months following Royal Assent to get ready before this Commencement Date, I think the earliest date will be April 2026, although June 2026 is more likely. The latest will probably be October 2026.
Suzanne Smith The Independent Landlord
Susie Crolla Managing Director The Guild of Letting & Management
Suzanne Smith
The Independent Landlord
SEAN HOOKER
PROPERTY REDRESS & TOTAL PROPERTY
SECTION 21’S END:
WHAT THE RENTERS’ RIGHTS BILL MEANS FOR LANDLORDS AND PETS
After years of debate over tenants’ rights, Westminster’s long and drawn-out battle may finally be approaching its conclusion. The Renters’ Rights Bill appears assured to deliver the decisive blow. If it receives Royal Assent in the final quarter of 2025, England’s infamous ‘no-fault’ Section 21 eviction notice will be scrapped six months later. In its place will come a tougher, evidence-based Section 8 process and the introduction of a mandatory Private Rented Sector Ombudsman.
This shift is more than just a legal technicality, it signals a cultural turning point. After decades of hands-off deregulation, the state is reasserting its role in mediating the private relationships between landlords and tenants.
But every revolution brings unintended consequences and unexpected openings. In post-pandemic Britain, one of those opportunities has four-legs and wears a collar. Nearly 601 per cent of households now own at least one pet, with 13.5 million dogs alone. For landlords willing to adapt their policies, the regulatory shakeup of 2026 could be less an administrative burden and more a chance to future-proof their rental income.
Bureaucracy or blueprint?
Under the bill, tenants will have a statutory right to request pets. Landlords must respond within 28 days and give reasons if refusing; disputes will run through the new ombudsman or the courts.
Landlords may decline where a superior lease or building rule prohibits pets, where a property is plainly unsuitable for the animal proposed, where there is a credible health or safety concern (serious allergies for example) or in shared accommodation, where other occupiers raise reasonable objections.
The revamped world will demand more paperwork, a national landlord register, mandatory redress membership and digital-first documentation. Yet the most valuable asset a landlord can have is still the long-term tenant. Here the data speaks for itself. mydeposits, estimates that pet-owning households remain in situ longer, and data commissioned by Battersea reports tenancies exceeding three years, against 31 per cent for non-
pet owners. Void periods shrink, rent arrears fall, and whole neighbourhoods gain the quiet civility that stems from residents who plan to stay put.
A strengthened Section 8 accelerates possession claims in the cases of wilful damage, and a growing insurance market already offers pet-damage extensions up to £2,500 per tenancy. Pet damage extensions typically sit behind the tenancy deposit, paying only once the deposit is exhausted. Even the disputed clause, whether Parliament should make tenants buy pet policies themselves, illustrates a broader truth: Westminster isn’t trying to ban pets, but to find a way to de-risk them.
Five practical steps for the post-Section 21 era
1. Review the tenancy and write clearer contracts. A pet annex that states permitted species and number, where
animals may roam, quiet hours for the benefit of neighbours, garden obligations and the rules for visiting creatures, will do more to preserve the peace than any number of ministerial speeches
2. Digitise the inventory with stamped photography and require tenants to countersign within 48 hours of check-in
3. A brief ‘pet CV’ – vaccinations, microchip, temperament and, where possible, a note from a previous landlord, will save hours of argument later
4. Publish the ‘house rules’. Barking curfews, shared-garden etiquette, basic hygiene
5. Get covered. Whether the Commons or Lords prevails, insure the risk and don’t forget that premiums remain tax-deductible
If Britain is, as Disraeli half-jokingly observed, a nation of shopkeepers, it is now equally a nation of Labradors and rescue cats. Public opinion, once apathetic about renters’ rights, is newly attentive to the quiet cruelties of housing insecurity. There is, of course, a limit to harmony. Small flats, HMOs and buildings with sensitive common parts will require tighter rules, some leaseholds will remain pet-averse, ombudsmen and judges will take time to bed in. But the broad direction is clear enough. As nofault evictions recede, the smart landlord will think less about exit routes and more about reducing churn, aligning incentives and cultivating tenancies that last longer than an electoral cycle. Stability, which governments try to manufacture with forms, is more readily purchased with courtesy and intelligible terms.
Section 21 will vanish and another political chapter will open. The landlords who thrive will be those who grasp the national mood. Less anxious about margins earned in isolation, more attuned to the social ecosystems they help to cultivate. To open one’s door to a tenant – and the spaniel nosing at her heels – is to acknowledge that housing is not merely an asset class but a form of shared life. In the end, that will be the soundest investment of all.
Sean Hooker Head of Redress at Property Redress (part of Total Property)
IT’S TIME TO ACT ON THE RENTERS’ RIGHTS BILL, NOT FEAR IT
The recent National Landlord Investment Show in London, held at Old Billingsgate, drew thousands of landlords and property professionals, all eager for expert insights. But it was the 10:15 session in Auditorium A, packed to capacity with attendees even standing in the wings, that captured the true mood of the event.
The topic? The Renters’ Rights Bill: Brace for Impact – Plan, Prepare and Comply.
When host Ian Collins polled the audience, only a handful of those hundreds felt prepared for the upcoming changes. During the discussion, the expert panel delivered a clear, urgent message: it’s time to act, not fear, the Renters’ Rights Bill.
So, whether you missed the session or simply want to reinforce your understanding of the Renters’ Rights Bill, we’ve compiled the essential advice from the expert panel in this article.
Don’t miss out on expert advice! A free LIS Membership grants you a frontrow seat to the recording of this panel discussion from the National Landlord Investment Show, alongside a library of exclusive content created by leading industry professionals.
Self-Auditing is Essential
One of the most pressing recommendations from the panel was for landlords to begin a ‘self-audit’ right away. This means reviewing your current practices and getting everything in order for the Renters’ Rights Bill, ideally before starting the process of registering themselves and their properties under the new Private Rented Sector Database.
If you have a lettings management service in place, a crucial part of your audit must include due diligence on their preparedness. Do not simply assume they are ready for the Renters’
Rights Bill. Proactively contact them to understand their preparations and the specific steps they are taking to ensure your properties remain compliant. If their response doesn’t fill you with confidence in their ability to provide adequate support, it’s time to explore alternative services.
Alongside starting your self-audit, the panel also highlighted the importance of keeping detailed records. We’re talking about even the small things, including all correspondence with tenants, notes on property upgrades and maintenance, official reports, contracts, and of course, your standard accounting documents.
By keeping detailed records and staying organised, you will have key evidence that you might need down the line.
Invest in Compliance
With the Renters’ Rights Bill bringing in several waves of change, it is more important than ever to seek
professional advice and services to ensure all your documentation and contracts are correct and compliant. Suzanne Smith from the Independent Landlord stressed to the audience it’s now more important than ever to “comply, not to lie, and it’s better to lean into the rules and be compliant”.
Susie Crolla from the Guild of Letting and Management delivered clear words of warning: “Don’t rely on ChatGPT for your contracts.” Instead, pay for an expert to draft your critical legal documents to secure your protection. Sacrificing quality now to cut costs could expose you to serious problems in the future.
Allison Thompson, Lettings MD from LRG added that letting agents can plug the gap where landlords won’t know how to navigate changes, particularly when it comes to renewals and moving from a fixed term to periodic tenancy.
Don’t miss out on expert advice! A free LIS Membership grants you a front-row seat to the recording of this panel discussion from the National Landlord Investment Show, alongside a library of exclusive content created by leading industry professionals.
Do the Work!
Staying compliant with ever-evolving regulations has become a fundamental requirement for landlords. The panel of experts unanimously stressed that continuous education, including attending industry events and conferences, is a vital strategy to avoid potential fines and ensure full compliance.
Paul Shamplina (Landlord Action/Total Property) even suggested dedicating just half an hour a day to researching reputable websites and news portals.
“The details matter,” Paul stressed. Leveraging your knowledge of the Renters’ Rights Bill to pinpoint the most urgent actions required and to start there. After all, the legislation is inevitable, and embracing change is the only way forward.
If you’re looking for a simple, effective starting point, sign up for your free
LIS Membership to gain immediate access to the invaluable Renters’ Rights Hub.
Embracing the Evolution of the Private Rental Sector
The question of landlords leaving the industry was met with a clear “no” from our panel of experts.
They firmly believe in the enduring importance of the Private Rental Sector, emphasising that the Renters’ Rights Bill is designed to address noncompliant, “cowboy” landlords, not the majority committed to providing suitable homes. Eddie Hughes, Former Housing Minister, deeply focused on this point, stating the purpose behind the bill is to “raise the professionalism within the sector for both tenants and landlords”.
David Smith, Economics Editor of the Sunday Times, cited the Bill as a good example of continuity of legislation
from Conservative to Labour governments and stressed that the Bill is here to stay for the long term and that people need to adjust and that when they do, they will find it will be a “better system”.
While adjusting to the new landscape requires diligence, the overall mood was one of proactive engagement rather than apprehension. The central, unifying message remained clear: it’s time to act, not to fear the Renters’ Rights Bill.
Join the Debate
If you missed out on the London show and are interested in the ongoing discussions around the progress and development of the Renters’ Rights Bill, register for your free ticket for the upcoming National Landlord Investment Shows, including Bristol, Manchester and one more event in London.
Renters’ Rights Bill: Brace for Impact panel: Hosted by Ian Collins (TalkTv) and featuring (left to right) David Smith (The Sunday Times), Allison Thompson (LRG), Suzanne Smith (The Independent Landlord), Paul Shamplina (Landlord Action/Total Property), Susie Crolla (Guild of Letting & Management) and Eddie Hughes (Former Housing Minister).
PAUL PYBUS MANAGING DIRECTOR, CENTURION
RENTERS’
The government intends shortly to enact legislation
that is designed to provide additional protection to renters and
to enhance their rights.
These improvements in tenant rights ultimately result in diminished rights for landlords at a time when our income streams are already under significant pressure. Even if we wanted to simply sell up and move on to something new this is by no means a guaranteed option.
Within the Renters Rights Bill (RRB) there are changes that transform the risk profile of the private renting landscape forever. This increased exposure leaves us deciding to, either, try to increase our rent charges, which simply may not be possible in your area, or to simply bite the bullet and accept higher risks and increased costs with less security. And it does not end there!
As a result of the RRB landlords will likely need to decide if we give greater consideration to the type and quality of tenants we are willing to accept. These considerations can eat valuable resources and result in loss of rental income for weeks at a time. Normally greater risk means a greater reward! Under the RRB this is not the case and landlords’ ability to protect ourselves from tenant defaults is now significantly less than it was.
We should also remember that The Renters Rights Bill is not yet finalised and we may have yet greater restrictions placed upon us as landlords when this bill is finally passed. It currently intends to:
• abolish taking rent in advance –landlords will no longer be able to secure more comfort by asking for additional rent to be held on account.
• abolish no fault evictions – despite the strengthening of other reasons for evictions, there are significant concerns that the process is too slow and the uncertainty of how the courts will react is currently unknown.
• abolish fixed term tenancies – all tenancies will be periodic, meaning a landlord could lose their tenant at any time with simply 2 months’ notice.
• Ensure that pets cannot be unreasonably denied – landlords will no longer be able to simply say no to pets, it is currently unclear if ‘pet deposits’ will make it into the bill.
All of these changes, on top of the existing 5 weeks deposit limit (the cap on the amount of a deposit that a landlord can take in England) could mean the difference between making money or losing money when things go wrong.
So, what can we do as landlords to protect ourselves given the move toward ever greater tenant rights? There are, currently, a few options open to us. These include protection against unpaid rent, cover for legal fees, traditional deposits and Alternative Deposit Schemes. There are also professional guarantor firms. In addition, there is now also at least one firm that has developed specific pet insurance.
The issue that we face as landlords is that the current offerings do different things and payout at different stages and timescales and these costs are normally met by the landlord. This means that as landlords we need to be mindful of the coverage for each offering, when to claim on them and when we may, eventually, receive the money.
For example, rent protection offerings will help while the property is still occupied, however, except in very limited circumstances, they won’t cover damage that the tenant has caused. On the other hand, alternative deposit schemes, can only payout once vacant possession has been achieved. This is not only an administrative headache, it also eats into our profits.
We at Centurion understand these headaches, we have experienced them first hand and this is why Centurion entered the market. While our customers are extremely satisfied with our existing Alternative Deposit Scheme we want to take our offering to the next level and we want to bring you with us.
We are launching a new product that solves these problems in one single location. This new product protects against unpaid rent, eviction costs and damage (including both pets and children). It will also be available with or without a traditional deposit, giving you the ultimate flexibility to achieve the best protection for you and at the best cost for your tenant. A win-win for both. This makes you more attractive in the rental market, reduces your risk and helps you sleep sounder at night.
Centurion are aiming to launch this new product during October, so reach out to us on the number below and talk to a member of the Sales team or scan the QR code and we will send you details of the full product offering.
And if you are an existing Centurion Customer enjoying our current Alternative Deposit Scheme, the only one in the market to truly provide 10 weeks cover and claims settlement within 48 hours, then you will be able to transfer to our latest product at a discount.
We look forward to connecting with you soon.
For more information on Centurion’s offering please visit www.centuriontrust.co.uk or contact info@centuriontrust.co.uk/0333 3050 536
TRACEY HANBURY EDITOR & SHOW FOUNDER
DENIS SHAIL DIRECTOR, HORIZON
Q&A: BUILDING SUCCESSFUL PORTFOLIOS WITH HORIZON
Landlord Investor sits down with Denis Shail of Horizon Sales & Lettings, a full-service North East property specialist, to discuss building successful portfolios, fostering great relationships, and leveraging the National Landlord Investment Show as a platform.
Q1. For those that don't know, tell us a little bit about Horizon Sales and Lettings and the services you offer.
We describe ourselves as a 360° wrap round property company on the basis that we deliver everything on behalf of our clients.
Our Estate Agency brings properties to us daily, Retained Clients have signed up to our Portfolio Building Services whereby we set out some pre-agreed buying criteria and source properties on their behalf. We have two CeMap qualified mortgage brokers in the business and we employ most trades in-house for carrying our refurbs and maintenance before passing across to our in-house lettings team. So when we say we do everything we literally do.
Q2. Horizon Sales and Lettings was founded in 2019, what was the biggest challenge you’ve faced since you launched the company?
Obviously we had Covid, that stopped us in our tracks, our full pipeline disappeared and we couldn’t complete refurbs.
Covid also brought bounce-back loans so all of a sudden the market became very busy with new buyers which affected our stock supply. We pivoted the business to become an Estate Agency; this was new territory to us but helped to gain control of our own stock. From this we grew very quickly and actually became too big in a short space of time. We were busy fools so contracted the business slightly which took around 6-months to eventually find our sweet spot.
Q3. You've been exhibiting at our London events since 2020, how have our events helped you grow the business?
We didn’t know what to expect when doing the first show but it became a game changer for us straight away. Gaining a strong presence in the room with attendees and other exhibitors has been brilliant. We work with clients now that we met at the first show and we work with other exhibitors we’ve met along the way.
We’re really grateful for having LIS behind us to grow our brand. Yes we pay to exhibit but the partnership approach is exactly how we work with our clients, it needs to be successful for both parties.
Q4. Why should our delegates come and meet with your team on the day?
Horizon only covers the North East of England which is the best place to invest and helps to maximise our clients investments.
We spend time getting to know clients and understanding their goals which is why they rely on us to help build their portfolio. Given we’re a one stop shop and as a lot of clients are based around London or overseas, many don’t even see the properties they buy!
Horizon manages properties across buy to let, serviced accommodation and supported living so has the expertise to help build a really successful and profitable portfolio.
We didn’t know what to expect when doing the first show but it became a game changer for us straight away. Gaining a strong presence in the room with attendees and other exhibitors has been brilliant. We work with clients now that we met at the first show and we work with other exhibitors we’ve met along the way.
BUILD TO RENT FOR PRIVATE LANDLORDS: IS
IT WORTH IT?
Build to Rent (BTR)
is an ever-expanding corner of the UK's property market, which adds thousands of new-build rental properties to the Private Rental Sector every year. With 141,839 operational units across the country, this niche market segment takes up only 2% of the PRS sector, meaning that it has plenty of room to grow, making it one to watch for investors and landlords alike.
Lambert Smith Hampton’s (LSH) BTR Report projects that the sector will attract a recordbreaking £6 billion worth of investment in 2025, highlighting the sector’s scope for growth. According to Knight Frank, in Q2 2025, the pipeline of Build to Rent homes complete, under construction or planning approved surpassed 300,000 units.
When compared to the traditional Buy-to-Let market, the BTR sector has been designed specifically with renters in mind. These purpose-built developments often occupy prime town or city centre locations, featuring higher-end options with premium onsite facilities, including a gym, cinema room, communal gardens, concierge, and coworking spaces.
With the tenant experience at the heart of most BTR developments, some operators are leveraging Proptech to create bespoke tenant apps. These apps enable renters to report issues, book co-working spaces, and manage their tenancy agreements, thereby providing high-quality private rental properties to the market.
Will Build to Rent Solve the Housing Crisis?
On the surface, the volume of new BTR properties looks promising, but the experts at Knight Frank have emphasised that the pipeline of new properties makes up a small piece of the private rental sector pie. Whilst there are approximately 113,400 with full planning permission, the pipeline doesn’t necessarily equal new housing starts, with developers citing rising
build costs as a hurdle to breaking ground. Knight Frank analysis shows that completions will end 2025 11% below 2024 levels, with an expectation that this will decline further in 2026.
The UK's housing crisis, marked by a deficit of 4.3 million homes, presents a significant challenge. While the Build to Rent sector has a role to play in delivering new properties, its impact on the supply chain will remain limited unless developers can overcome the hurdle of rising construction costs. Without addressing this fundamental issue, the sector's potential to alleviate the housing shortage will be constrained.
What are the Downsides of Build to Rent?
Rising construction costs are a major factor hindering the growth of the UK's Build to Rent sector, but they aren't the only concern. The BTR model also presents potential downsides for landlords and investors.
One significant risk for those investing in BTR properties off-plan is the development failing to complete. While many tens of thousands have been successfully completed, there are instances where developers have faced delays or gone into liquidation. To mitigate this risk, it is important for landlords to invest with reputable developers who have a proven track record.
Another emerging issue for private investors is rising operational costs. Many BTR schemes involve a management company, and investors
should seek professional legal advice to understand how these costs might increase over time. They should also verify that the lease agreement grants leaseholders the power to replace the management company if its service is unsatisfactory.
As BTR apartments are typically sold on a leasehold basis, investors should seek professional advice to review the terms of the lease agreement to ensure there are no unexpected surprises down the line.
As with any property investment, the BTR sector has its pros and cons. However, those who conduct thorough due diligence have the opportunity to build a profitable and stable portfolio while contributing to the UK's housing supply.
When compared to the traditional Buy-to-Let market, the BTR sector has been designed specifically with renters in mind.
The success of a Buy-to-Let investment often hinges on its location, and this is true with the BTR sector. Unsurprisingly, LHS research has shown that London and Greater Manchester hold the majority of existing Build to Rent properties. According to Savills, almost 25% of PRS stock in Manchester is now BTR.
Who Lives in Build to Rent Properties?
The tenant profile for Build to Rent (BTR) properties is evolving, offering landlords access to a large and growing pool of renters. A significant factor driving this trend is the current economic climate, where rising house prices and interest rates are creating major barriers for first-time buyers. As a result, many who would have previously purchased a home are now remaining in the rental market for longer.
A recent report by the British Property Federation (BPF), the Association for Rental Living (ARL), and BusinessLDN, in association with PriceHubble, sheds light on the demographics of BTR tenants.
The majority of BTR tenants are under the age of 35, with the dominant age group being 25 to 34 years old (51% of BTR tenants). This is a higher concentration than in the broader Private Rented Sector (PRS), where this age group accounts for 42% of tenants.
Interestingly, the proportion of tenants aged 35-44 living in BTR properties has increased by 3% in the last year.
This suggests that BTR is becoming an appealing option for an older demographic, likely due to changing lifestyle preferences and the ongoing difficulties of getting onto the property ladder.
It is also worth noting that an Inside Housing report has shown that students make up a significant portion of BTR tenants, accounting for three in ten residents, which could be an indication that university towns and cities should be on the radar for those considering where to invest.
Where to Invest?
The success of a Buy-to-Let investment often hinges on its location, and this is true with the BTR sector. Unsurprisingly, LHS research has shown that London and Greater Manchester hold the majority of existing Build to Rent properties. According to Savills, almost 25% of PRS stock in Manchester is now BTR.
However, 60% of BTR units currently under construction are located outside these two historic strongholds, showing just how widespread the development activity is across the UK.
Birmingham is leading this regional charge and is now recognised as the fastest-growing BTR market outside London. The UK’s second city has over 16,000 units either under construction or with planning approval, and its BTR stock grew by 29% in 2024.
Cities and towns with younger populations, good employment prospects, and even a large student population could provide a fruitful market for those considering adding a BTL apartment to their portfolio.
The Future of Build to Rent
The Build to Rent (BTR) sector is poised for continued growth, fuelled by a robust development pipeline and a projected record-breaking £6 billion in investment for 2025. However, this expansion is not without its challenges. The sector must navigate issues such as rising construction costs, evolving tenant demands, and the need for greater regulatory clarity to reach its full potential. Despite these hurdles, the substantial investment and strong demand for quality rental housing suggest a promising future for BTR as a key component of the UK's housing strategy.
And How Landlord Lab Is Helping Landlords Manage It
If there’s one word that should be front of mind for landlords in 2025, it’s Risk. Not yields. Not growth. Not even tax. RISK.
The rules to the game have changed Risk management could define the winners and losers in the next decade and beyond.
For those who think I am overstating the importance, think back a decade and think what could have realistically cost you over £10,000. Not much I can think of except something structural. Now consider today. I’ll give you two examples: non-paying tenants and Rent Repayment Orders.
1. A non-paying tenant used to be a nuisance and a short-term financial hit in the hundreds and sometimes the thousands. A tough pill to swallow but rarely terminal. But what was once capable of being resolved in weeks now stretches to an average 10 months of rent not being paid. For the average London rental (according to Rightmove), the financial cost of losing that rent is £27,120!
2. Rent Repayment Orders (RRO) didn’t even exist a decade ago. Now a Compliance mistake can land you with an RRO up to TWO YEARS of rent. Under the Renters Rights Bill councils have been given the authority to issue these orders in addition to fines for a number of Compliance infractions such as not being correctly registered. The financial cost on an average London rental for the maximum RRO would be a staggering £65,088!
In both of these scenarios the financial hit could kill many rental businesses. So still think I am overstating the importance of risk?
The strongest will survive
The market is tougher, the regulatory environment more demanding, and the financial consequences of mistakes more severe. That is why you can no longer take a passive approach to risk. It is just bad business.
Smart Landlords are already becoming more proactive in their approach to risk management. Good property management can be a vital tool. That means a property manager identifying risks early, reducing them wherever possible, and transferring them where necessary. In order to do that well it is necessary to have the right knowledge, tools and processes in place. The reality is that many property managers and agents lack these tools and skills as they have never needed them before.
But I think the best property managers now are not just managing properties; we are managing risk.
That's why Landlord Lab has made a bold move: we’ve hired Randeep Sandhu; a senior Risk & Compliance Expert from Lloyds Banking Group. Hiring from a bank was deliberate. That is the expertise and mindset we wanted to bring in to protect our Landlords’ interests. We need to treat Landlord compliance obligations with the seriousness traditionally reserved for Financial Services. After all we are quickly becoming one of the most regulated industries in the country.
My Message to Landlords
The rental market’s regulatory transformation is well underway and is here to stay. Have a think about your portfolio and ask yourself honestly –are you ready for it? Because the cost of mistakes (even honest ones) just
multiplied and can now hit you for tens of thousands of pounds. If you use a property manager do you trust that they have your risks covered? Because it is the Landlord and not the agent that will be the target of enforcement.
At Landlord Lab we have made reducing risk for our Landlords one of our key service pillars. It is in our DNA. Our systems, processes and people are all built with risk in mind. That is the mindset smart Landlords want on their side.
Because in today’s rental market, avoiding risk isn’t realistic. But managing it smartly – that’s essential. And it’s what makes us different.
Landlord Lab provides property management solutions including compliance, tenant management and bookkeeping.
www.landlordlab.co.uk
Smart Landlords are already becoming more proactive in their approach to risk management. Good property management can be a vital tool.
