As we look towards 2026, it seems the property market is moving into a more balanced, considered phase. While regional nuances remain important, common themes of confidence, affordability and realism run through our Members’ predictions, shaping expectations for the year ahead. Discover Guild Members’ property market predictions for 2026:
Confidence and affordability at the heart of the market
Confidence emerged as a defining factor for several of our Members. James Brock of James & James believes “confidence around interest rates, affordability and economic stability will shape the market in 2026,” adding that “When people feel secure in their jobs and finances, they move home, it’s that simple.” He is optimistic that lifestyle-driven locations will benefit from this renewed assurance.
Victoria Lowery of Cook Residential echoes this view, highlighting that “After several years of adjustment, the market is no longer reacting to rapid change but instead looking for reassurance. As borrowing costs stabilise and become more predictable, we are already seeing confidence return, particularly among movers who had previously paused their plans.”
Alongside confidence, affordability remains central. Peter Maskell of Brock Taylor points to a cost-focused market, suggesting “Affordability will remain the dominant factor. While interest rates may stabilise, buyers are still highly value-driven, making accurate pricing, good presentation and clear advice more important than ever.” Katie Griffin of Sawdye & Harris reiterates this point, stating “We’re moving into a more measured, value-driven market where realistic pricing and high-quality presentation will matter more than ever.”
Ben Waites of Charnock Bates adds a note of caution, suggesting national housing targets may not realistically be met due to “build costs continuing to rise, a shortage of skilled construction workers, landbank values being downgraded, increasing unemployment, and record levels of business insolvencies.” However, he proposes the idea that “regions benefiting from strong local economies – particularly cities in the North such as Manchester and Leeds – are likely to remain more resilient.”
The impact of the Renters’ Rights Act
Views on the Renters’ Rights Act suggest a period of adjustment rather than disruption. Neil West of Hoffen West anticipates that “For some, the loss of Section 21 and increased regulatory burden will drive exit decisions, which will tighten supply and most likely lead to stronger yields for remaining investors.” Neil expands to suggest that this kind of market “presents an opportunity to the braver investor to either enter, or strengthen their exposure in the market, as long as their focus remains on long term investment.”
James Brock sees a similar pattern locally. “There’s no doubt the Renters’ Rights Bill has made some landlords pause, particularly smaller portfolio landlords, but locally it hasn’t brought the market to a standstill,” he says. “In Worthing and the surrounding villages, many landlords already operate professionally and welcome clearer rules of the road. In the short term, we may see some rental stock come to market for sale but longer term I think it will lead to a healthier, more stable rental sector, which is good for tenants and responsible landlords alike.”
Peter Maskell expects “continued consolidation” with smaller landlords leaving , “particularly where properties require investment to meet new standards,” and professional operators remaining active, keeping rental supply tight.
Adam Powell of Charnock Bates reinforces this view, noting that “professional, experienced landlords are already accustomed to operating within a highly regulated environment” and to expect that “rental conditions will remain driven by fundamental supply and demand.”
Transaction levels and pricing expectations
Across regions, Members largely expect transaction volumes in 2026 to be steady or modestly higher than 2025. James of James Du Pavey anticipates “transaction volumes to increase around 10% this year”, while Peter Maskell expects a gradual increase in activity resulting from “Improved mortgage stability and pent-up demand from movers who delayed decisions over the past two years.”
Melfyn Williams of Williams & Goodwin and Ben Waites expect broadly similar transaction levels to 2025. “Property sale transaction levels we would expect to remain pretty constant with the previous year and property prices will inevitably remain on average pretty static too,” Melfyn notes. Ben shares the same sentiment and goes on to say “we may see more pronounced spikes following key events such as interest rate cuts, the Spring Statement, the Autumn Budget, and wider geopolitical developments that indirectly influence buyer confidence.”
On pricing, the consensus is for stability rather than dramatic change. Peter Maskell says, “We expect prices to remain broadly stable overall, with low single-digit growth in popular family locations and village settings.” James Brock adds that he expects “gentle, sustainable growth rather than anything dramatic,” with well-presented homes still achieving strong results. Ben Waites notes, “We expect prices to remain broadly consistent with last year’s levels, although buyers are likely to submit more competitive offers.”
Neil West notes that any landlord exits could have the unintended consequence of pushing rental values higher, reinforcing affordability pressures in the lettings market. “If we do see landlords exiting the market because of the RRB,” he says, “this is only likely to increase the rental level of the remaining stock and may well end up having the opposite outcome to what the government had hoped to achieve with this legislation!”
Who will be most active in 2026?
Several Members expect increased activity from lifestyle-led buyers. Peter Maskell and James Brock both point to continued demand from families and upsizers relocating from London and the Southeast, as well as downsizers releasing equity as confidence improves. “Landlords reassessing their portfolios may add some good quality stock to the sales market, which will help keep things moving,” James adds.
Several Members expect increased activity from lifestyle-led buyers. Peter Maskell expects “continued demand from upsizers and families relocating from London and the South East, drawn by value for money, schooling and quality of life. Downsizers are also becoming more active, particularly where suitable smaller homes are available.” James Brock has already been seeing “increased interest from London and Surrey buyers looking for more space, better value and a coastal lifestyle… Downsizers are also becoming more active as confidence improves. Landlords reassessing their portfolios may add some good quality stock to the sales market, which will help keep things moving.”
Ben Waites anticipates greater first-time buyer activity supported by improved mortgage availability, while also noting that “we expect an increase in unmodernised large period homes coming to market, driven by the rising costs of maintaining and upgrading such properties.”
Local sentiment heading into 2026
Sentiment across Guild Members’ regions is best described as cautiously optimistic. Neil West reports that prime central London lettings “remain resilient, particularly for well maintained, professionally managed properties,” while Melfyn Williams speaks of “renewed hope” driven by local infrastructure and employment prospects, that is “also balanced with a degree of caution – as the cost of living still squeezes pockets.”
Peter Maskell, James Brock, Ben Waites and Katie Griffin all describe markets that are calmer, more realistic and driven by genuine movers rather than speculation. Peter suggests that “while buyers remain price-sensitive, there is a renewed willingness to move where pricing is realistic.”
As Katie Griffin summarises, this is not a frantic market, but a “healthy and functioning one,” driven by genuine mover rather than speculation – a view that captures the collective outlook of The Guild’s Members as they look ahead to 2026.
