As the leaves turn and autumn settles in, both the lettings and sales markets are showing signs of change — subtle but significant ones that every landlord and vendor should be aware of. While prices and rents remain high, we’re seeing the first hints of a more balanced market taking shape.

🏠 The Lettings Market: Still Strong, But Shifting

After years of relentless rental growth, the market is finally showing signs of stabilising. Across the UK, average rents remain at record levels, £1,349 outside London and a staggering £2,698 in the capital, marking the 14th consecutive quarterly high.

However, affordability pressures are starting to bite. Annual rental inflation has slowed to 3.9%, the lowest since 2021, and that’s no bad thing, it suggests the market is finding a more sustainable footing after several years of rapid rises.

Supply and Demand in Balance

More landlords are returning to the market, with rental listings up 11% year-on-year, while tenant demand has dipped by 12% as some renters finally make the jump to homeownership. The result? Properties are still getting plenty of attention, typically 10–12 enquiries per listing, but the days of 20+ viewings and instant lets are behind us.

Affordability and Negotiation

For the first time in over a decade, nearly one in four rental listings required a price reduction before letting. Landlord arrears now affect 45% of landlords, with 27% lasting over six months. Tenants are still willing to pay for quality, but tighter budgets mean negotiation, longer voids, and greater focus on value.

Yields Remain Appealing

Despite the cooling pace, yields continue to impress:

• UK average: 6.3%
• North East: 8.1%
• Scotland: 7.8%
• West Midlands: 6.7%
• London: 5.7%

In other words, while landlords may need to be more strategic, the fundamentals remain strong.

✅ Our Advice for Landlords:

• Rents remain high but growth is steadying.
• Tenant demand is still above pre-pandemic levels.
• Screening tenants and maintaining competitive rents are key.
• Yields remain attractive, especially for well-managed portfolios.

👉 Need help reviewing your portfolio or checking your rents are competitive? Our team offers a free tenancy health check; we’ll help you stay ahead of the curve.

🏡 The Sales Market: Opportunity in a Steady Landscape

On the sales side, the market remains resilient despite a year of headlines predicting uncertainty. Average asking prices rose 0.4% this month to £370,257, and compared with last year, prices are down just 0.1%, effectively flat. This slight correction is creating room for realistic sellers to make their move.

Homes that are priced correctly are finding buyers within weeks, while those that overreach are sitting on the market longer.

Regional Picture

• North West: +3.2%
• West Midlands: steady at –0.1%
• South West: –1.3%
• London: broadly flat, with slightly longer selling times

Nationally, stock levels are up 9% in the South and 2% elsewhere, meaning buyers have more choice, and pricing strategy has never been more important.

Buyer Confidence Returning

Sales agreed are up 4% year-on-year, and easing mortgage rates are helping. The average two-year fix has dropped to 4.52% (from 5%), saving typical buyers around £100 per month. That’s enough to bring more first-time buyers back into the market, helping to keep chains moving.

Looking Ahead

The upcoming Autumn Budget could influence the higher end of the market, with rumours of a stamp duty overhaul or new property tax for homes above £500,000. While this introduces short-term uncertainty, it could also prompt motivated buyers and sellers to act before any changes take effect.

✅ Our Advice for Sellers:

• Prices are stable, demand is healthy.
• Affordability is improving, driving steady activity.
• Pricing competitively remains the key to success.
• Policy changes may influence sentiment — stay proactive.

👉 Considering a move or curious about your home’s current value? We’d be delighted to provide a free valuation and a tailored sales strategy that suits today’s market.

💬 Final Thoughts

The autumn market is neither booming nor busting, it’s balancing. For landlords and vendors alike, that’s a positive sign of stability returning after several turbulent years. Whether you’re letting, selling, or simply planning ahead, now is the time to review your position, stay realistic, and make informed decisions.

At Boydens, our local experts are here to guide you through every shift and opportunity the market brings.

👉 Get in touch with your local Boydens branch for a free, no-obligation consultation on your property plans this autumn.