Looking to Move in 2026? What Does the Budget Mean For You?
The November Budget just changed the rules for buyers and sellers — from new property taxes to tighter affordability pressures. If you’re planning a move in 2026, you’ll want to read this.
The release of the November 2025 Budget has brought a series of tax adjustments that will affect how people buy and sell property over the coming years. While not dramatic in tone, the changes are significant enough to alter behaviour, influence demand and shape the way both buyers and sellers approach the market heading into 2026.
The biggest headline for most households is the government’s wider plan to raise around £26 billion over the next five years. A key part of that strategy is the continued freeze on income tax thresholds until 2030–31. In practice, this means more people will drift into higher tax brackets as wages rise, reducing disposable income and tightening affordability for many. Another shift is the introduction of National Insurance on certain levels of salary-sacrifice pension contributions, limiting one of the more efficient savings routes that families and higher earners have relied on.
Alongside these changes, the Budget confirmed a new annual levy on homes valued above £2 million, due to begin in April 2028. This so-called “mansion tax” is expected to raise roughly £400 million a year. Though it will directly affect only a small portion of the market, tax policy at the top end often has wider effects, influencing confidence and behaviour across multiple price brackets.
For sellers of higher-value homes, this new levy changes the landscape. Buyers who might previously have stretched into this price range may now hesitate once the projected running costs are factored in. As a result, demand at the top end could soften, selling times may lengthen, and offers may become more conservative. Sellers aiming to move in 2026 may benefit from preparing early, pricing realistically and positioning their home competitively before caution grows stronger over the next two years.
Buyers in the £2 million-plus category will face a different calculation. With the annual levy looming, buyers may find more negotiating power as competition eases. However, it becomes essential to factor future holding costs into any long-term affordability planning. The purchase price alone is no longer the full picture. Mortgage costs, energy efficiency, and the upcoming annual charge should all be weighed carefully.
Outside the premium bracket, most homeowners and buyers won’t feel the levy directly, but the broader Budget environment will still influence the wider market. When household budgets tighten through taxation rather than rising costs of goods, confidence tends to dip. Buyers become more cautious, especially first-time buyers and those moving from mid-market to upper-mid-market homes. This can lead to slower price growth, fewer speculative moves, and more emphasis on value and stability.
For sellers in the mid-range market, this means pricing will play a more important role than it did a year ago. Homes priced realistically from day one tend to attract stronger early interest, while optimistically priced homes may sit longer as buyers become more selective. With many households reassessing affordability, well-presented, accurately priced homes will hold the strongest position.
For buyers, the cooling of demand in some sectors can work in their favour. A more measured market creates room to negotiate, time to plan, and less pressure to make quick decisions. This is especially true for those planning a move in the first half of 2026. With fewer people rushing to offer and more stock likely to return as confidence stabilises, well-prepared buyers may find opportunities that would have been harder to access in a more competitive climate.
Transaction volumes are likely to stay steady but subdued over the coming year. Investors may pause to reconsider yields against higher tax burdens. Upsizers and downsizers may delay until the economic picture becomes clearer but the foundation of the market remains stable, with no signs of forced selling or structural instability. It’s a climate defined more by caution than concern.
For anyone considering a move in 2026, the most practical first step is gaining an accurate understanding of your position in this new tax environment.
A conversation will clarify how the Budget affects your home’s value, the demand in your price bracket, and the best timing for your move over the next 12–18 months.
For buyers, especially those who want to stay ahead of a slower, more selective market, registering for Heads Up Alerts ensures you see new or soon-to-launch properties before they hit the wider public portals. Early access can make a meaningful difference in a market where fewer buyers act quickly.
The November Budget has adjusted the financial backdrop for households across the UK, and while the overall market remains stable, strategic planning now plays a larger role. Understanding how these changes affect your specific move will help you navigate 2026 with greater clarity and confidence.