Looking to Move in 2026? What the November Budget Means for Homeowners and Buyers
The recent November Budget brings new tax measures that will affect affordability and long-term property decisions. With household costs tightening and changes impacting higher-value homes, planning your next move with clarity and good guidance has never been more valuable.
How the Budget affects the broader property landscape
The Budget isn’t dramatic, but it does create a shift in buyer behaviour, particularly as we look ahead into 2026.
A key factor is the continued freeze on income tax thresholds through to 2030–31. As wages rise, more people will unintentionally slide into higher tax brackets. In real terms, it means slightly less disposable income for many households, impacting affordability, borrowing comfort levels and how confidently people make moving decisions.
There's also the introduction of National Insurance on certain salary-sacrifice pension contributions, which may reduce the tax efficiency some families have relied on.
From our perspective working with buyers and sellers daily, we expect more careful decision-making, and more emphasis on genuine value versus speculative demand.
The “Mansion Tax” - what it means and why it still matters
The Budget introduces an annual levy for homes valued above £2m starting in April 2028.
This will directly affect only a small percentage of properties in our region, but tax changes at the upper end of the market often create sentiment shifts across multiple tiers.
Historically, uncertainty around higher-value transactions leads to a more careful and considered market overall.
Selling in 2026 – why pricing will matter more than ever
In the typical marketplace - generally between £180k–£500k - we anticipate buyers becoming more selective.
That means:
- Accurate pricing attracts strong early interest
- Optimistic pricing risks slow traction
- Presentation and positioning are key
This is where our approach, not just listing on Rightmove and waiting makes a difference.
We actively market homes through:
- direct buyer-matching from our database
- proactive outreach
- personalised contact with proceedable buyers
- early-access introductions
- strong positioning and visual presentation
It's strategic, and that results in stronger offers and better momentum.
Buying in 2026 - a more balanced, negotiable environment
For buyers, particularly those looking for:
- their next family home
- their first major step up
- or a long-term purchase
…the market is shifting in your favour.
A calmer transaction climate means:
- more negotiating power
- less urgency and competition
- more opportunity to view thoroughly
- time to consider rather than rush
And with Heads Up Alerts, you'll see properties before they go live on Rightmove and Zoopla.
That insider advantage can make a genuine difference in a selective market.
Will the market slow significantly?
Not dramatically, but it will steady.
We expect:
- consistent but measured transaction volumes
- fewer speculative purchases
- thoughtful moves made for sound reasons
- no signs of distressed selling
- no structural instability
This is a climate driven by strategy, not fear, and well-advised movers can benefit from it.
Planning a 2026 move? The smartest step is starting the conversation early.
If you're considering a move next year, it helps to understand:
- your current market value
- demand within your price bracket
- optimal listing timing
- whether to go private launch, soft launch, or full open-market approach
- and how buyer sentiment affects your property specifically
We'll talk you through your options with transparency and honesty and help you move with confidence.
You can reach out anytime by phone, WhatsApp, or via the website, and we'll guide you at every stage.
Final thought
The November Budget sets a slightly tighter financial tone, but far from closing doors, it opens opportunities for those who move with insight and intention.
With the right support and a well-planned strategy, navigating 2026 confidently is entirely achievable.
And that's exactly what we're here for.
