Stamp Duty Changes 2026: What Buyers and Landlords Should Know

You see the dream home getting finalised and ready to buy, but then you're hit with unexpected taxes on the house. It’s frustrating, right? This is exactly what happens after thestamp duty changes in 2026 come into effect. If you are already in the process, this blog will help you understand what is already confirmed and what is rumored in the market.What’s changing: official from the governmentSince the 1st April 2025, the UK government has already revealed the new SDLT rates and the nil-rate band thresholds. The nil-rate band (the amount on which you pay 0% stamp duty) for the majority of buyers returns to £125,000, which is lower than the previous high levels.If you are going to buy a new house, keep a check on the changes like first-time buyer relief, as the nil-rate threshold for the new buyer is now £300,000. However, this relief is only applicable up to a property price of £ 500,000. Let’s have a look at the current SDLT rate bands (for the new buyers and single properties): 0% on the first £125,0002% on the portion from £125,001 to £250,0005% from £250,001 to £925,00010% from £925,001 to £1.5 million12% above £1.5 millionIf you are buying your second home and already own a residential property, you will need to pay an additional property surcharge in addition to the standard rates. You can ask well-known estate agents like Cribs Estates to help you with the final amount.Who will be affected by these changes?According to property gurus in the UK market, these changes will be particularly challenging for first-time buyers, as the number of people who can invest £425,000 and pay 0% stamp duty is now limited to only £300,000, resulting in a downsize. Moreover, property owners who were used to avoiding stamp duties will now be liable for the SDLT charge based on the nil-rate band decreasing. So if a property was bought for £300,000, it will now be charged an additional SDLT on £175,000 of its value. You can book a call with experts in Cribs Estates to know exactly how much you will need to pay.What might happen in 2026: policy in discussionWhilst the rates we shared are confirmed as per April 2025, some sources also suggest that the government is planning to bring better property tax reforms in 2026. The ideas currently under discussion include replacing SDLT with regular property tax for certain transactions or revising the tax treatment of high-value homes. What this meansIf you buy a home for £300,000 and you aren’t a first-time buyer, you’ll pay: • 0% on the first £125,000 = £0 • 2% on next £125,000 = £2,500 • 5% on last £50,000 = £2,500 Total SDLT = £5,000If you are a first-time buyer buying a £400,000 home: • 0% on first £300,000 = £0 • 5% on the remaining £100,000 = £5,000For a very expensive home (say £1,000,000), SDLT will apply because of higher bands and possibly surcharges for additional properties. Next steps you should take nowIf you are planning to buy soon, check whether waiting or accelerating the purchase could affect how much SDLT you pay if you qualify for first-time buyer relief.Speak to your solicitor early. Ask if you will have to pay the additional property surcharge or non-resident surcharge as well.If your budget is tight, consider properties slightly under the threshold that have higher SDLT, or areas where property values offer better thresholds.How Cribs Estates HelpsAt Cribs Estates, we understand these stamp duty tax changes better than most. Whilst many are still digesting what changed in April 2025, we’re helping clients work through what it means in practical terms, and what you actually pay, not what you read might happen.Here’s how we help you personally:We run proper SDLT cost forecasts tailored to your specific situation, whether you’re a first-time buyer, moving home, or investing.We advise on timing and strategy, so you minimise tax where possible.We have the top experts in market who know the latest rules (including first-time buyer relief, surcharges, nil-rate bands).We ensure you understand each band, threshold, and surcharge, so you feel confident, not surprised, on completion day.If you're unsure exactly how much stamp duty you’ll owe, or whether buying now or later makes more sense, get in touch with Cribs Estates. We’ll walk you through your options, make the figures clear, and help protect your budget.

Best Buy to Let Places in UK for High Rental Yields

The UK has been a popular destination for investors seeking to buy-to-let as a reliable way to generate steady passive income. With the rise in rental demand and the very limited supply of houses, the status of London as a global city in offering opportunities for landlords is going to be at its peak in 2025 and the coming years. There are plenty of towns and cities in the UK that offer good rental yields, but London offers the best returns and long-term growth. This is why many landlords are associated with Cirbs Estates for their letting, property management, and HMO licencing support. In this blog, we will explore the best buy-to-let places in the UK and how to choose the right one. Why London is a Top Buy to Let Location Each year, thousands of professionals, students, and families come to the UK, so the demand for tenant sourcing is constantly on the rise. Transportation routes are also smooth here, along with world-class universities and government projects. Landlords know this demand will result in more rental yields and less risk of void time. Whilst the prices in London are on the higher side, the capital growth makes it a smart move for landlords to consider buying to let. Best Buy to Let Areas in London for 2025 South Wimbledon: Affordable with Steady Returns The South Wimbledon market offers an affordable way for landlords to invest in property. Also, it has direct access to Northern Lines, and tenants can move around and reach central London within 20 minutes. This makes it ideal for young professionals to look for properties here, as the average price here is less than that in central Wimbledon. But the rental demand is high, which means more yields for landlords. Colliers Wood: Strong Demand There has been ongoing regeneration in this area, which has boosted its value for both tenants and investors. The streets are busy, the transportation is well-connected, and rents can be afforded easily in comparison to nearby Wimbledon areas. Landlords here enjoy a monthly rental income with the potential to increase in prices. Raynes Park: Family Friendly Raynes Park offers a balance between suburban living and quick access to central London. It's good schools, green spaces, and a family-friendly feel that attract long-term tenants who provide stability for landlords. Properties in Raynes Park generally achieve steady yields with less tenant turnover, making it a low-stress investment option. Mitcham: High Yield Potential Mitcham remains one of the more affordable areas in South London. With ongoing development and regeneration, it is attracting new residents, including families and first-time renters. Property prices are lower than in neighbouring boroughs, allowing landlords to achieve higher yields. Mitcham is especially appealing for investors considering HMOs, as tenant demand remains strong. Croydon: Growth Hotspots Croydon is undergoing massive redevelopment, including new commercial centres, residential schemes, and transport upgrades. It has become a magnet for young professionals priced out of central London. For landlords, Croydon offers a combination of relatively affordable entry prices, high yields, and a growing rental population, making it one of London’s most promising buy-to-let areas. Choosing the Right Buy to Let Strategy in London When investing in London, it’s not just about location but also about strategy. Landlords should consider: Single lets are simpler, whilst HMOs can deliver much higher yields but require proper licensing and management. Areas near universities may offer strong student demand, whereas professional tenants often provide longer tenancies. Each borough has specific rules for landlords, particularly for HMOs. Ignoring these can lead to fines and legal issues. Buy-to-let mortgages, stamp duty, and tax rules must be factored into your investment. Mistakes Landlords Make in the London Market Even experienced landlords sometimes make errors when choosing a buy-to-let property. Common mistakes include: Chasing high yields without checking tenant demand. Ignoring borough-specific licensing rules (such as HMO licensing in Merton or Croydon). Underestimating ongoing management and maintenance costs. Choosing tenants without thorough vetting can lead to arrears or property damage. Why Professional Management Matters London’s property market offers great opportunities, but it also comes with complex rules, high tenant expectations, and fierce competition. Professional letting and management can help landlords: Stay compliant with changing regulations. Minimise void periods with effective marketing and tenant screening. Ensure rent collection is smooth and reliable. Handle repairs and maintenance without stress. Maximise yields whilst protecting long-term value. How Cribs Estates Helps London Landlords At Cribs Estates, we specialise in helping landlords achieve the best possible returns from their buy-to-let properties. Operating across South Wimbledon, Colliers Wood, Raynes Park, Mitcham, and Croydon, we offer: Ensuring your property meets all borough requirements. All services, from tenant sourcing to rent collection. Tailored advice on yields, demand, and growth areas in South London. Stress-free landlord solutions so you can enjoy your investment without the hassle. If you’re considering investing in London buy-to-let or want to maximise the returns from your current property, get in touch with Cribs Estates today. Our team will provide a free rental appraisal and HMO licensing check to help you make the most of your property investment.

Letting Agent Fees for Landlords Explained Simply

Letting fees can quickly become complicated if the percentages and a few extras do not match up exactly. For landlords living in the UK, this guide is a breakdown for both parties, so everyone knows what they are paying for. Let’s start by looking at what is working in the market and how you can keep more rent for yourself whilst staying as per UK rules. What are you actually paying for? Letting fees that landlords pay to agents are to find out the tenants or manage the tenancy. Following the Tenant Fees Act 2019, most fees to tenants were banned in England, leaving the bulk of charges to be borne by the landlord. The three common service levels 1) Tenant-finding The agent markets the property, handles enquiries and viewings, references tenants, completes Right to Rent checks, prepares the tenancy agreement, takes the first rent and deposit, and hands over keys. Ongoing management is over to you. Right to Rent checks are a legal must, with updated Home Office guidance in 2025. 2) Rent Collection Everything in Let Only, plus the agent collects monthly rent, chases arrears, and produces statements. You still manage repairs. 3) Fully Managed The agents are responsible for complete management, including maintenance coordination, compliance scheduling (gas safety, EICR, EPC), inspections, renewals, deposit dispute handling, and serving notices where required. The average fee for this service in the UK is around 10–15% of monthly rent (before VAT), depending on location and complexity. What influences the fee? There are multiple factors, including: Prime London and HMOs usually cost more to manage. HMOs/room-lets involve more tenants, bills, and safety checks. Photos, floor plans, portal coverage, inspections, out-of-hours, deposit dispute handling, and compliance reminders all add up to more fees. Inventory, check-in/out, legal notices, and certificate costs also add up. How do agents calculate fees? Agents can either charge a percentage of rent or a fixed fee. Market norms for fully managed services typically range from 10–15% plus VAT. To better understand this calculation, here’s an example using a London rent: Monthly rent: £1,800 Fully managed fee at 12% = £216 VAT at 20% = £43.20 Total monthly fee = £259.20 Annual cost = £3,110.40 If you chose a let-only service at 7% of the first year’s rent on the same property: Annual rent: £21,600 7% fee = £1,512 VAT = £302.40 One-off total = £1,814.40 The legal guardrails that affect fees Tenant Fees Act 2019: bans most tenant charges and caps deposits; landlords should expect to bear the legitimate costs of letting. Right to Rent checks: Landlords (or their agents) must verify prospective tenants’ right to rent; guidance was updated in June–July 2025. How Cribs Estates is helping landlords Cribs Estates has been working locally in the UK for over a decade now, helping landlords with complete letting management. They have a clear and affordable fee structure with 3 tiers for the landlords: Let Only: 7% (plus VAT): marketing across major portals and social channels, professional photos/floor plan/virtual tour, viewings, referencing (via reputable agencies), Right to Rent, AST signing, first rent and deposit handling, and handover. Rent Collection: 9% (plus VAT): everything in Let Only plus monthly rent collection, arrears chasing, statements, and renewals. Fully Managed: 12% (plus VAT): all of the above plus repairs coordination, compliance scheduling (Gas Safety, EICR, EPC, PAT), periodic inspections (typically 6–12 months), deposit disputes, guidance on serving notices, and general legislative updates. Cribs also charges separately for other services, such as HMO licence application preparation, legal notices (Section 8/21), inventory check-in, and certificate costs, with a note that all fees are subject to 20% VAT. This lets you budget correctly and avoid surprises. Should landlords choose agents? Yes! As a landlord, it is mandatory these days to get agents to work for you, whilst you can focus on building your portfolio. Moreover, it helps with: Getting the marketing done in the right direction to minimise void times. Ensuring all properties comply with relevant regulations, including Gas, Safety, EICR, and EPC, to avoid any issues. Maintaining the property in the right way involves obtaining all necessary approvals, conducting inspections, generating reports, renewing licenses, and making deposits. Obtaining a tailored HMO management service that guarantees rent every month. Contact Cribs Estates to discuss a plan with affordable letting agent fees tailored to your property's needs.

Landlord Rent Guarantee UK: How It Works

If you’re a landlord seeking predictable income with minimal late payments, voids, or daily management, a landlord rent guarantee can be a smart option. Most landlords in the UK are unfamiliar with the right approach or don’t believe they are qualified. However, if they want to understand the costs and which trade-offs truly matter, our team at Cribs Estates has researched to save you the effort. Let’s begin! What is a landlord rent guarantee? A landlord rent guarantee means you receive a fixed monthly rent for an agreed term (often 1–5 years), regardless of whether the property is empty or a tenant falls into arrears. Instead of relying on the tenant to pay you directly, you’re paid by the company operating the scheme (for example, Cribs Estates) under a contract. In most setups, the operator then handles tenant sourcing, day-to-day management, and compliance. This is different from rent guarantee insurance, which is a policy that covers missed rent from a specific tenant and usually requires you to manage the claim process. With a guarantee, you’re paid a fixed sum each month as per the contract, no claims and no chasing. How it works (step by step) Property assessment: We conduct a quick inspection to confirm the location, market rent, condition, and any necessary works to meet standards. Offer & terms: You receive a written offer with the monthly guaranteed rent, term length, break clauses, and responsibilities. Onboarding & compliance: Safety certificates (EPC, EICR, gas safety), licensing checks, and inventory are organised. Management & letting: We market and manage the tenancy (or use a company let/licence model). Monthly payments: You’re paid the agreed amount on the same date each month, even during voids. Ongoing care: Inspections, maintenance authorisations, renewals, and compliance are handled within agreed limits. End of term: Property is handed back in line with the contract, with any agreed-upon ending of the contract (if it happens). Common UK letting models Agency-managed guarantee: A letting/management firm guarantees the rent and handles everything end-to-end. Company let / master-lease: The agent becomes your tenant under a commercial agreement, then houses occupants under sub-tenancies or licences. Local authorities: Longer terms and reliable occupancy, often with specific property standards. Who qualifies (and property standards) Most houses and flats can qualify if they’re safe, legally compliant, and in lettable condition. Expect the following as baseline: Valid gas safety, EICR, working alarms, and EPC meeting current requirements. HMO, additional or selective licensing where applicable (we’ll advise what’s needed). Clean, sound décor, compliant kitchens/bathrooms, and no outstanding hazards. Reasonable access for inspections and upkeep. Costs, fees, and what you keep You’ll usually earn slightly less than headline market rent in exchange for zero voids, no arrears risk, and complete management included. The simple way to view it: Open market: £1,800 pcm with a realistic one-month void per year, which means effective £1,650 pcm. A 10% management fee is deducted from the collected rent (£165), which is £1,485 pcm. Average remarketing/churn (£500 per year, which is £41.67 pcm), and makes the total £1,443 pcm net before maintenance. Guaranteed rent: e.g., £1,500 pcm paid every month, no voids, management included. Benefits of Landlord Rent Guarantee Cashflow stays steady whilst interest rates and bills may fluctuate. Payments arrive even if the property is empty. Handling marketing, viewings, referencing, renewals, inspections, etc. Guidance and admin for certificates and licensing. One payment date and one statement across multiple units. How Cribs Estates delivers guaranteed rent (and peace of mind) At Cribs Estates, our guarantee is built to be clear, fair, and easy to live with: Fixed monthly payments on a set date, no voids, no chasing. Complete management included: marketing, referencing, move-ins, renewals, inspections, and out-of-hours issues. Straightforward contracts with transparent responsibilities for both minor and major works, along with pre-agreed spend limits. We organise or remind you of EPC, EICR, gas safety, and licensing, and we keep an audit trail. Regular inspections, photographic reports, and end-of-term hand-back conditions. Single statements, KPIs, and a point of contact, ideal for UK-based landlords. FAQs about Landlord Rent Guarantee 1. Will I lose control of the property?No. You remain the owner. Access, approvals for larger works, and hand-back standards are set out in the contract. 2. Who pays for repairs?Minor day-to-day fixes are usually covered within agreed limits. Bigger works remain the landlord’s responsibility, just as they would under a normal tenancy, only now they’re managed for you and pre-approved. 3. What about utilities and council tax?It depends on the model and whether it’s a single let or HMO. We spell out who pays what for your specific property so there are no surprises. Next steps Thinking about a guarantee for your property or portfolio? We’ll carry out a quick assessment, confirm compliance steps, and provide a no-obligation guaranteed rent offer with clear terms so that you can compare it to open-market management. Get in touch with Cribs Estates, and let’s see whether a landlord rent guarantee is the right fit for your goals.