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Autumn Budget 2021: What does it mean for the property market?

Autumn Budget 2021: What does it mean for the property market?

October 27th 2021 was an important day for the UK economy, with Rishi Sunak delivering his third Budget since becoming Chancellor.
During his speech, Mr Sunak announced spending increases of £150 billion over three years. The spending includes £7bn for transport projects, plus £6bn to tackle NHS backlogs and almost £2bn to help schools in England catch up following the Covid-19 pandemic.
While much of the Chancellor’s speech in the House of Commons focused on the country’s road to recovery from the coronavirus situation and unfolding challenges following Brexit, Mr Sunak also unveiled broader measures that will impact the workforce, businesses, and the property market.

Summary of Budget headlines

Overall, the 2021 Autumn Budget ran for around an hour. So to save you time, here are some of the headline announcements from the Budget:


£150bn rise in overall spending across three years


£24bn set aside for housing, including £11.5bn for 180,000 affordable homes


The cladding crisis is set to be addressed with a new 4% levy on property developers with profits over £25m


£1.7bn Levelling Up Fund – an influx of investment in local areas that include projects in Aberdeen, Bury, Burnley, Lewes, Clwyd South, Stoke-on-Trent, Ashton under Lyne, Doncaster, South Leicester, Sunderland, and West Leeds


Universal Credit taper rate will be cut by 8% (no later than December 1st 2021)


Business rates retained and reformed

£9.50 ph

Public sector pay freeze lifted plus National Living Wage to rise to £9.50 an hour

50% OFF

Retail, hospitality, and leisure sectors set to benefit from 50% business rates discount (up to £110,000)


Fuel duty increases cancelled due to rising pump prices


Scottish Government £4.6bn rise in funding


Welsh Government £2.5bn rise in funding


Northern Ireland Executive £1.6bn rise in funding


£2.2bn of additional support for courts, prisons, and probation services

+2 years

2-year extension of tax relief for museums and galleries


£5.9bn rise in core science funding

Accelerated recovery of the UK’s economy

During his speech, the Chancellor told the House of Commons today that the government’s fiscal watchdog, the Office for Budget Responsibility (OBR), expects the UK economy to recover to pre-pandemic levels by the end of the year.
Earlier in the year, the OBR estimated that the economy would grow by 4% throughout 2021; however, this figure has been revised upwards with the expectation that it will expand by 6.5%.
What’s more, longer-term damage to the economy due to the pandemic has also been revised down from 3% to 2%.
For those keeping an eye on inflation, the Office for Budget Responsibility (OBR) predicts it will hit 4% by the end of the year – double the Bank of England’s target.

How will the 2021 Autumn budget affect the housing market?

It is very rare for a Budget not to include new home targets, and yesterday’s briefing was no exception to this rule.
Key announcements from the Autumn Budget included the removal of dangerous cladding from high-rise buildings, additional funding for new homes, plus the redevelopment of brownfield land. Speaking about his ambitious plans, the Chancellor announced that housebuilding is set to witness the “largest cash investment in a decade.”

£2.4 bn new homes promise

The Chancellor unveiled an investment of almost £24bn to build new homes, with £1.8bn earmarked for the development of 1,500 hectares of brownfield land that has the potential to deliver 160,000 new homes.
The property industry has drawn similarities between the £1.8bn new homes pledge and its 2015 Starter Homes Initiative, which was scrapped before any properties were built.
Mr Sunak also confirmed £11.5bn investment into the Affordable Homes Programme.
With the proposed new homes set to be built on brownfield land, commentators want the scheme to focus on delivering greener properties that offer longer-term environmental benefits.
The unlocking of brownfield land presents developers and future residents with the prospect of delivering property located within urban areas that boast convenient transport links.
On the surface, the Chancellor’s promise to inject the ‘largest cash investment’ could help alleviate supply in some areas, yet the amount of pipeline new homes is way off the government’s own target of 300,000 new homes per year.

Capital Gains Tax extension

There was much speculation in the runup to the Budget about Capital Gains Tax (CGT) increases; however, Mr Sunak did not include the change during his announcement.
Instead, property owners and investors selling a residential UK property will benefit from a 30-day extension to pay their CGT bill. Before the announcement, sellers had 30 days from the completion date to pay. The window has now been extended to 60 days from the completion of the sale.
The property industry has welcomed the simplification of CGT. As the change comes into immediate effect and is available to UK and international sellers, those who wish to release property from their portfolio will benefit from the extension straight away.

£5bn confirmed for cladding updates

The cladding crisis has regularly made headlines since the disastrous fire at Grenfell Towers highlighted safety issues in existing high-rise buildings across the UK.
With many leaseholders with affected properties unable to repair or sell their apartments, the government pledged £5bn in February this year to tackle the crisis amid pressure from those affected by the problem.
The new Building Safety Levy is a part of the government’s solution to tackling dangerous cladding is to raise £2bn by introducing a 4% levy on property developers with profits over £25m.
The new tax will be applied over a 10-year period starting next year. However, the expected £2bn it will raise is a far cry from the Housing, Communities and Local Government Committee’s £15bn estimated cost to remove all of the cladding deemed dangerous from high-rise buildings.

Will mortgage rates increase following the Budget?

In response to the Coronavirus outbreak, the Bank of England (BoE) introduced an emergency interest rate cut from 0.75% to 0.25% on March 11th 2020 and then again to 0.1% on March 19th 2020.
Lower borrowing rates have helped to protect and stimulate the economy throughout the pandemic. However, with rates still at a record low, many people have been left wondering when the BoE will start making moves to increase the cost of borrowing.
For the UK’s property market, low mortgage costs have fuelled borrowing activity, helped support house prices, and boosted capital gains for investors. In fact, the average cost of a property in the UK has increased by 10.6% year-on-year in August to reach £264,244 according to Land Registry.
With inflation set to hit the 4% mark by the end of the year, it is possible that interest rates may increase, albeit at a slow pace next year.

Planning reform

During the Budget, the Chancellor also included £65 million to ramp up England’s planning system and £9 million to help local authorities create 100 new urban “pocket parks” across the UK.
The plan includes digitisation to make local plans easier to access; however, those working in the sector have made calls for further and more meaningful overhauls to the planning system, focusing on delivering sustainable properties.

What was missing from the Budget?

Despite speculation and calls from the property industry, there was no extension of reduced Stamp Duty rates which was introduced as an emergency measure at the start of the pandemic.
During the reduced rate period, home buyers were not required to pay Stamp Duty on the first £500,000 of a purchase price until June 30th 2021, and a 0% rate was payable on property priced up to £250,000 until September 1st 2021.
As of October 1st, rates returned to pre-Covid levels. If you are currently looking to buy a property, you can use our Stamp Duty Calculator to determine your obligation.
Although property investors no longer have access to lower Stamp Duty rates, time-sensitive incentives remain to invest in a property, including record-low interest rates.
Commenting on the Budget, Jonathan Stephens, Director of Surrenden Invest said:

“Looking at the property sector as a whole, it will be interesting to see if the government’s additional £24 billion investment in new-build properties and other reforms will have a direct impact on the supply chain. A well-established property market like the UK’s has lived up to its ‘safe haven’ status throughout the uncertainty of the pandemic, and we expect further investment from private and institutional property investors who see the growth potential and the value for money currently available on the market.”

For more information about investing in UK property, you can contact Surrenden Invest team, who will be happy to assist with your search.

Things you need to know about Buy-To-Rent Best Practice – Part 1

Buy-To-Rent Best Practice – Welcome to the exciting world of property investment

It sounds very simple…. For property to be a good investment, you need to make more money from it than you spend, however in practice its not always that simple. Buy-to-rent is one of the most established and reliable ways of growing capital, both as a means of boosting earnings and as a retirement plan.
If you are new to property investment, it can be tough to know where to start. That’s why Surrenden produced regular reports such as this helpful guide to investing in UK property. We’ll cover everything from the different types of property investment to industry terminology, along with historical property market trends, current hotspots, regional demographics and some property investment best practices.
If you’re considering investing in property for the first time, read on!

Buy-To-Rent Best Practice


If you are considering a buy to rent investment, it’s time to start researching. Property investment consultancies can help here, as they will have plenty of local area knowledge, but it’s essential to undertake your own research too. This should cover everything from the buy-to-rent mortgage options that are most suited to you, to your responsibilities as a landlord, to detailed analysis of the areas in which you are considering for investment.
That means getting under the skin of each location and finding out about its property market, recent and planned regeneration work, population growth, visitor numbers, upcoming infrastructure projects, rental market demand and yields – anything and everything that can help to inform your decision regarding in which area and which particular property you should invest in.


It is entirely possibly to buy a resale home, refurbish it, furnish it, marketing it and rent it out yourself. However, few people have the time and energy to take this approach. That is why most new build developments come with the option to purchase a furniture pack and to use a turn key management solution. These are particularly useful to first time investors looking to ease their way into the buy-to-rent sector as smoothly as possible. Just remember to do your research here too and check out the management company before you commit to using them.


That does not mean you should only invest in your hometown – rather that it is worth getting to know the place(s) in which you plan to put your money. Researching an area from the comfort of your desk or sofa is important, but it cannot deliver that instinctive feel that you get for a place when you go there in person and look around it.


Just as you need to check out your investment location in detail, you need to find out all you can about the consultancy with which you are considering investing with. That means speaking to them by phone and establishing how knowledgeable they are about the UK property market. If that process leaves you with any qualms, move on until you find a consultancy that gives you full confidence. Read testimonials and reviews as well – not just on the agency’s website, but elsewhere on the web and ask what percentage of their clients reinvest with them – if it’s zero, then that’s a big warning sign.

For regular updates and advice on investing in UK Buy-to-Rent hotspots, follow Surrenden Invest on social media or get in touch today.

Welcome to the exciting world of property investment

Welcome to the exciting world of property investment

Surrenden Invest is an award-winning property consultancy for clients looking for asset-backed, full-service buy-to-rent opportunities. We deliver a national residential portfolio, working with some of the largest regional and national developers in the UK.

We don’t believe in a ‘one size fits all’ approach, so our team of property professionals work at the forefront of regional opportunities, while delivering expert national coverage. We take an in-depth view of regional markets so that we can deliver unique opportunities to our clients and better meet their investment requirements.
With our exclusive portfolio, regional coverage and expert consultants, Surrenden Invest has established itself as the go to property investment consultancy of choice for investors looking to capitalise on the UK’s lucrative property market.
Our partnerships enable us to present our clients with the very best of the UK’s buy to let market, that would ordinarily only be available to institutional investors.
Before we launch a new development, we undertake extensive due diligence, to ensure our clients can invest with utmost confidence. We balance a regional focus with a national outlook, working with investors to meet their individual needs.
If you are new to property investment, it can be tough to know where to start. That’s why Surrenden produce regular reports such as this helpful guide to investing in UK property. We’ll cover everything from the different types of property investment to industry terminology, along with historical property market trends, current hotspots, regional demographics and some property investment best practices.

Download your complementary Buy-to-rent Guide, National Portfolio Brochure and link to our meet the team page

Brexit: What Can UK Property Investors Expect on January 31st 2020

Brexit: What Can UK Property Investors Expect On January 31st 2020

The long “Brexit dip” in the London property market appears to have bottomed out ahead of a possible spring revival. While the economy is still languishing, the current weak pound could actually make the UK property market more appealing to foreign investors, as their money will go further.

Assuming the European Parliament also gives the green light, the UK will formally leave the EU on 31 January with a withdrawal deal – and it will then go into a transition period that is scheduled to end on 31 December 2020, during this period the UK will effectively remain in the EU’s customs union and single market.
The UK Property Market has been held back over the last 12-18 months due to the uncertainty of Brexit and latterly the election. Now both of these questions are settled it is likely there will be a bit of a Brexit bounce in activity at the start of 2020. As a result, we expect more people to put properties up for sale and more buyers coming into the market.
Estate agent Savills has said it is benefiting from a “Boris bounce” that has driven an increase in UK house sales since the December general election.
Looking to the year ahead, increased political stability in the UK should maintain improved sentiment in real estate markets. Nevertheless, some caution may remain until the full impact of Brexit is better understood.
The UK property market is looking increasingly attractive to foreign investors thanks to the country’s current weak currency, with high-net-worth individuals from across the world looking to snap up some Brexit bargains.
It is still too early to predict what impact Brexit will have on property values. A weakening of the appeal of UK investment could drive prices down or a lack of certainty could drive up interest.

In years gone many international buyers never look past London, but since 2016 other key UK locations have become increasingly popular option for foreign investors looking for value that just isn’t available in London.

Jonathan Stephens, MD, Surrenden Invest
The February Budget will no doubt affect the market, especially if there are reforms for first-time buyers, however, it’s largely expected that confidence will somewhat return, and house prices will increase.
Whilst there are concerns about the impact of Brexit on the U.K property market, it would seem that for the most part, it’s only a decelerated market from a domestic perspective. Foreign investors are not put off and are instead seeking areas in the UK that secure investments with the greatest possible yield.

For regular updates on Brexit and investing in UK buy to let hotspots, follow Surrenden Invest on social media.


How will a No-Deal Brexit effect UK Property Investment? Are There Any Positives

How Will a No Deal Brexit Effect UK Property Investment? Are There Any Positives.

Let’s assume that the UK and EU cannot agree on the future relationship and the divorce is messy.

Regardless of your position on the debate, it seems inevitable that such a scenario would cause a degree of volatility to both the economy and the property market.
Whilst some in the Brexit camp will be quick to refer to previous negative house price predictions never coming to fruition, this time we would have categorically left the EU.
In other words, we would be entering unchartered territory and housing would be one of the first industries to feel the effects.
There’s little question that an uncompromising no-deal political rhetoric would result in Sterling’s devaluation, the result could be a potential rise in inflation.

“A no-deal Brexit is definitely going to be a challenge for the economy which is why the government is putting together so much preparation, should it come to that. And we’re very clearly focused as a government that we want to get a deal.” 

Amber Rudd, Secretary of State, Department of Work and Pensions.

But are there any positives for the UK housing market from a no-deal Brexit?

Despite concerns over Brexit and reports of falling house prices in July, average property prices are forecast to increase by 1.5% over the next three months. August is set to see prices rise by 3.2% and although this is expected to drop to 1.4% in September, annual growth will be up 3.1% according to the forecast – the most significant annual increase in house prices since last November.
While many areas are expected to see property prices climb in the three months to October, with rises of anywhere between 0.8% in Scotland and 7% in the south-east of England, other parts of the UK may see modest slumps – although taking into account the level of uncertainty surrounding Brexit, the outlook is still positive.
Scrapping stamp duty for downsizers could be a cost-effective way to stimulate activity throughout the market, freeing up family homes and enabling chains of transactions at relatively little cost.
Furthermore, many home buyers may be keen to complete before the 31 October deadline and this surge in transactions could also stir up the housing market.
Potential positives of a no-deal Brexit
  • All of the uncertainty could mean that we’re in for a buyers’ market.
  • Should prices drop, first-time buyers may have the opportunity they have been looking for, particularly if interest rates stay low and the Help to Buy scheme continues. However, one of the consequences of no-deal could be that the mortgage lenders are forced to tighten their purse strings.
  • A weaker Sterling value could turn the UK into an off-shore investor’s delight – particularly as the country will continue to be recognised as safe, transparent destination.
  • Combined with recent announcements to further cut corporation tax, widen the threshold on higher rate income tax and reform stamp duty rates to pre-2007 levels, investment activity in certain sectors may be able to stimulate the property market as a whole.
Although it certainly wouldn’t be plain sailing and many in the Leave camp may feel dissatisfied, this is probably the best outcome.
Furthermore, many home buyers may be keen to complete before the 31 October deadline and this surge in transactions could also stir up the housing market.

Ultimately, a good deal is all in the details – but clarity in any shape may at least give the economy some breathing space and a sense of comfort about where things are heading. As a result there will arguably be a renewed sense of confidence across the Country in the housing market.

Jonathan Stephens, MD, Surrenden Invest

For regular updates on Brexit and investing in UK buy to let hotspots, follow Surrenden Invest on social media.