Bank of England keeps interest rates at 3.75%

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Bank of England keeps interest rates at 3.75%

The Bank of England has held interest rates at 3.75%, with uncertainty persisting due to the conflict in the Middle East.

The Monetary Policy Committee (MPC) opted for a cautious approach, voting 8–1 to keep rates unchanged.

One member voted to increase the Bank Rate by 0.25 percentage points, to 4%.

Forceful tightening in monetary policy

The MPC said of its decision: “The MPC judged that, while there were likely to be some second-round effects, continued weakness in activity would limit their strength. However, these effects could be more pronounced the larger and more persistent any rise in global energy prices.

“Relative to the previous energy shock in 2022, current events are occurring from a starting point of lower inflation, weaker demand, a looser labour market, and already restrictive monetary policy.

“Wage growth has been easing towards target-consistent rates, while private sector wage settlements for 2026 had largely been completed before the shock occurred.”

The Bank of England also warned that, in a worst-case scenario, prolonged conflict could be “likely to warrant a forceful tightening in monetary policy.”

Industry reaction

Jeremy Leaf, north London estate agent and a former RICS residential chairman, says: “Although it is likely interest rates will go up again before they start coming back down, the hold today is a nod to the inflationary pressures which are building due to the impact of war in the Middle East. Certainly, the Bank did not want to do anything which would compromise what little growth we have seen in the economy recently, which would clearly prove to be self-defeating.

“As far as the impact on the property market is concerned, the effects are likely to be fairly minimal although encouragingly we have noticed some mortgage costs starting to creep down again. This will certainly help to  improve confidence which remains at a relatively low ebb.”

Amy Reynolds, head of sales at Richmond estate agency Antony Roberts, says:  “While a hold from the Bank of England was expected, as ever it’s the tone and forward guidance in the minutes that is just as important.

“As far as the housing market is concerned, the underlying need to move remains strong and, for well-priced, high-quality homes, demand continues to hold up. In terms of pricing, the closer the asking price is to true market value, the greater the likelihood of securing a successful sale.

“Buyers are not stretching themselves to make offers they don’t believe will be accepted – particularly in this rate environment – they are simply choosing alternative properties. While the wider economic background may temper the pace of house price growth, we are seeing a more price-sensitive market where realism and accurate positioning are key.”

Nathan Emerson, CEO at Propertymark, said: “Considering current tensions worldwide, it is reassuring to see base rates held steady. For those on the property ladder or thinking of approaching the buying and selling process, today’s news brings a sense of relief across the coming months.

“However being realistic in sentiment, we currently sit in the middle of a sensitive situation where many households haven’t yet fully recovered from issues connected to the cost of living. While it may genuinely feel the pressure is still on regarding affordability, it is hoped as tensions de-escalate globally, we will proceed to a more confident footing which offers more robust levels of household affordability for consumers within the long-term journey of purchasing a property.”

Emily Willaims, director of research at Savills, said: “Many will be breathing a sigh of relief that there was strong consensus from the MPC today to hold rates, despite mounting inflationary pressures.

“Transaction data released today points to a degree of resilience in the housing market. Most of these deals are likely to have been agreed before the escalation of the conflict in the Middle East, but this highlights an undercurrent of demand that could re-emerge if conditions improve. While several lenders have cut rates in recent days to remain competitive, buyers are expected to sit on their hands until greater clarity emerges.

“The path to lower interest rates now looks increasingly uncertain, pointing to a housing market that will remain highly price sensitive. The true impact on activity is likely to become clearer in the coming months, as mortgage offers agreed prior to the conflict begin to expire and buyers reassess affordability.”

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Which property should you sell first?

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Property118

Which property should you sell first?

Many landlords asking whether to sell are starting with the wrong question. They ask: Should I sell anything at all?

Often, the better question is: If I were to sell one property, which one should it be?

That shift in thinking can be powerful because it moves the conversation away from emotion and towards strategy.

For years, many landlords have assumed the choices were binary, keep everything or sell everything, but real life is rarely so neat. Across the country, more experienced owners are reviewing individual assets and asking whether each property still earns its place within the wider portfolio.

Not all properties deserve equal loyalty

Some properties helped build wealth over many years, yet history alone should not determine the future.

A landlord with several properties may now be holding a mixture of:

• strong performers
• average performers
• capital-heavy low-income assets
• management-intensive stock
• geographically awkward holdings
• properties likely to need future expenditure

Treating them all the same can be expensive.

Five signs a property may be first in line for review

1. It creates disproportionate hassle

One troublesome property can consume more time than three good ones.

Persistent repairs, awkward access, difficult tenant dynamics or endless admin all have a cost.

2. It ties up too much capital for too little return

Some landlords sit on substantial equity in assets generating modest income.

That may still be sensible, but it is worth reviewing honestly.

3. You would not buy it again today

This is one of the most useful tests.

If starting from scratch now, would you buy that property at today’s price, in today’s location, with today’s rules?

If not, ask yourself why you still own it.

4. It no longer suits your life stage

A property that suited your 40s may not suit your 60s.

Distance, complexity and stress often matter more later than headline yield.

5. It may become costlier to hold

Energy efficiency works, licensing, ageing fabric, leasehold complications or local market weakness can all change the equation.

Why the first sale can unlock options

Selling one carefully chosen property can sometimes achieve more than landlords expect.

It may allow you to:

• reduce debt elsewhere
• improve monthly surplus
• simplify management
• build liquidity reserves
• fund retirement plans
• retain stronger long-term assets

David Coughlin, director at Landlord Sales Agency, explains that landlords are streamlining their portfolios.

He said: “We’re seeing landlords increasingly accelerate the sale of underperforming or problem properties ‘as is’, particularly in response to the Renters’ Rights Act.

“I’m doing the same, selling selectively while refurbishing stronger assets to release equity and strengthen my long-term cashflow.”

The emotional trap

Many landlords become attached to the wrong property. Perhaps it was the first purchase, maybe it doubled in value or possibly it once felt like a bargain. None of that means it remains the best asset today, and good commercial decisions often require fresh eyes.

Why some sales are easier than expected

In selected regions and price brackets, certain properties can still attract solid demand, particularly where they appeal to both owner-occupiers and investors. That is another reason to assess options before assuming nothing is saleable.

A conversation worth having?

If you own several properties and are wondering whether to sell, it may be more useful to review which asset, not merely whether at all.

Sometimes the best answer is to hold everything, sometimes it is to sell one, and sometimes it is to restructure the wider portfolio entirely.

The key is asking the right question first.

These conversations are often most valuable for established landlords with meaningful equity who want better performance, lower stress and greater control over the next chapter.

FREE 30-MINUTE CHAT VIA ZOOM

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Higher mortgage rates fail to slow down home sales – Zoopla

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Higher mortgage rates fail to slow down home sales – Zoopla

Despite higher mortgage rates, the housing market remains resilient, with homes selling as fast as last year across more than half of UK regions.

Zoopla’s house price index reveals the average time to sell a home is just one day longer than last year at 33 days.

Northern England regions and Scotland are seeing the fastest price growth and shortest sales times, while every city in southern England is seeing price falls.

Market remains active

Richard Donnell, executive director at Zoopla, said: “Homes are taking just one day longer to sell than this time last year. That is a strong result given increased uncertainty and mortgage rates rising sharply in March.

“Buyer enquiries have rebounded after Easter, and with mortgage rates starting to fall, we expect the market to remain active through the rest of the year. Households who need to move are getting on with it, though market conditions vary widely between North and South.

“For sellers, the message is clear, well-priced homes are still finding buyers in the same time as last year across much of the country. For buyers, mortgage rates are drifting lower and there is greater choice of homes for sale.

“The best-value homes are moving quickly, particularly in northern cities and Scotland, whereas the room for negotiation is greater across southern regions.”

UK house price inflation holding steady

According to Zoopla, UK house price inflation is holding steady at 1.3%, compared with 1.8% a year ago, with the average UK home now worth £271,700.

The average home is taking almost a week longer to sell in London and more affordable commuter areas, with Harrow seeing the biggest increase, up 65% to 54 days. South East and East London, alongside Dartford, Peterborough and Slough, are also seeing longer sale times.

Scotland remains the fastest market in the UK at just 15 days, while northern regions are broadly in line with last year due to lower housing supply.

The North East is the strongest-performing region in Great Britain for house price growth at 3.2%, followed by the North West (3.1%) and Scotland (2.6%), while Northern Ireland leads the UK at 6.7%.

Liverpool is seeing some of the strongest city-level growth at 4.5%, while London and the South East are both seeing prices fall marginally by 0.2%.

Industry reaction to Zoopla house price index

Nathan Emerson, CEO of Propertymark, said: “On the ground, our agent members are reporting a market that’s holding together better than many expected, but with very different conditions depending on location and buyer type. Well-priced homes are still moving quickly, but in first-time buyer hotspots, especially across outer London, agents are seeing hesitation creep in as affordability pressures bite.

“What’s notable is the rebound in enquiries post-Easter, which suggests underlying demand hasn’t disappeared, it’s just more price-sensitive and cautious. For property professionals, this means sharper pricing strategies, clearer communication with sellers, and more support for buyers navigating higher upfront costs.

“This isn’t a stalled market, it’s a more selective one, and agents are working harder on behalf of buyers and sellers to keep transactions progressing.”

Tom Bill, head of UK residential research at Knight Frank, said: “The impact of the Middle East conflict on the UK housing market has not yet fully materialised.

“The disappearance of sub-4% mortgages, a looming inflationary hump caused by higher energy costs and a government reportedly considering responses like rent controls mean the impact will linger for much of this year. That will keep downwards pressure on prices and, to a lesser extent, transaction volumes.”

Jeremy Leaf, north London estate agent and a former RICS residential chairman, says: “Housing market activity is proving more resilient than we dared hope as war in the Middle East continues for longer than originally anticipated.

“However, the amount of available property in our offices – particularly flats – is keeping prices under control and resulting in more protracted transactions as buyers flex their muscles.

“Worries about the direction of travel for interest rates and the cost of living means more price-sensitive purchasers are taking their time before submitting offers in expectation the after-effects will linger for considerably longer even if hostilities end soon.”

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Why the landlord market is no longer driven by opportunity alone

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Why the landlord market is no longer driven by opportunity alone

A defining shift emerging from the latest data is not just what landlords are doing, but why they are doing it. According to the Property118 Landlord Sentiment Survey Q1 2026, decisions within the private rented sector are no longer driven purely by opportunity, but increasingly by structure, control and long-term planning. Based on 2,380 completed responses, only 6.8% of landlords plan to expand their portfolios, while a significantly larger proportion are either reducing or holding. You can review the full findings here.

The implication is clear: the drivers of behaviour have changed.

Opportunity is no longer enough

Historically, landlord activity has been closely linked to opportunity. Favourable lending conditions, rising property values and supportive tax treatment created an environment where expansion was both accessible and attractive. Many landlords built portfolios by responding to those opportunities as they arose. The survey data suggests that this is no longer the dominant dynamic. While opportunities still exist, they are no longer the primary factor shaping decisions.

Structure and control take precedence

As portfolios mature, the emphasis shifts. Landlords begin to focus on how their assets are structured, how they are financed and how they will perform over the long term. Issues such as ownership structure, tax treatment, succession planning and risk management become more central. This aligns with other findings in the Property118 dataset, including a growing preference for company ownership, low levels of borrowing and a focus on simplification. The objective becomes less about acquiring more, and more about managing what already exists.

A more deliberate approach

When opportunity is no longer the primary driver, decision making changes. Landlords become more selective, more cautious and more strategic. Each decision is considered within the context of a wider plan rather than as a standalone opportunity. This is reflected in the relatively low level of expansion and the higher proportion of landlords choosing to hold or reduce their portfolios.

Implications for the market

A market driven by opportunity tends to be more dynamic and expansion-focused. A market driven by structure and control behaves differently. Activity becomes more measured, growth slows and decisions are more closely aligned with long-term objectives. This can lead to a more stable, but less expansionary, sector.

A change in mindset

The data points towards a broader change in mindset. Landlords are no longer simply responding to what is available, they are evaluating how each decision fits within a longer-term strategy. This represents a more mature phase of ownership.

For now, one conclusion stands out: the landlord market is no longer driven by opportunity alone, it is increasingly shaped by structure, control and long-term intent.

A conversation worth having?

If you are weighing up your own strategy, whether that’s to sell, expand, or restructure to improve profitibility, it is worth having a discussion with a Property118 consultant to take a closer look at how your portfolio is structured as a whole now, and to forecast the outcomes based on multiple scenario’s.

These conversations are typically most useful for landlords with established portfolios and relatively modest borrowing who are beginning to reflect on how their assets could work more effectively in the years ahead.

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Reeves’ rent freeze idea clashes with landlord rent rise plans

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Property118

Reeves’ rent freeze idea clashes with landlord rent rise plans

Landlords planning rent increases are on a collision course with Chancellor Rachel Reeves’ proposals for a potential year-long rent freeze, with research showing most are already adjusting rents in response to incoming legislation.

Pegasus Insight’s latest Landlord Trends survey shows 61% of landlords intend to raise rents over the next 12 months.

Among that group, 75% point directly to the Renters’ Rights Bill for shaping that decision.

The figures surface as reports suggest the Chancellor is mulling a temporary freeze on rents in the private rented sector as part of measures aimed at easing pressure on household budgets.

The Treasury has declined to comment on media reports, describing them as speculation.

Unprecedented PRS intervention

However, Mark Long, the founder and managing director of Pegasus Insight, said: “A rent freeze would represent unprecedented intervention in the private sector, thwart the business plans of the majority of landlords and potentially force some out of business.

“Landlords are not setting rents in a vacuum.

“Many are already factoring in the impact of the Renters’ Rights Bill, alongside higher costs, and that is feeding directly into pricing decisions.”

He added: “Introducing a rent freeze into that environment could be the straw that breaks the camel’s back for those already struggling to balance the books.”

Move will reduce supply

Timothy Douglas, the head of policy and campaigns at Propertymark, said the reported plans come as the Renters’ Rights Act takes effect on Friday.

He said: “With the UK government introducing huge regulatory change through the Renters’ Rights Act, which will ultimately mean less flexibility and higher costs for landlords and tenants, it is alarming to hear reports that the Chancellor is considering additional rent control measures – particularly when Housing Ministers have recently publicly denounced their role.

“Evidence from across the UK, particularly in Scotland, shows rent controls restrict supply, deter investment, and reduce choice for tenants. Singling out landlords to solve the cost of living is not the answer.”

He added: “Rent controls risk distorting the market and undermining investment at a time when demand already far outstrips supply.

“If the UK government is serious about improving affordability, it must focus on increasing housing supply and supporting long-term investment in the private rented sector, rather than introducing measures that will ultimately make it harder for renters to find a home.”

Creates landlord confusion

Other industry reaction is just as scathing with Oli Sherlock, the managing director of insurance at Goodlord, said: “Floating the idea of a blanket rent freeze on top of the Renters’ Rights Act feels like policy duplication at best, and outright confusion at worst.

“At a time when landlords, agents and tenants are trying to prepare for the biggest legislative shift in decades, this kind of political ‘kite-flying’ is deeply unhelpful.”

He added: “More fundamentally, the evidence on rent controls over the medium to long term is pretty clear.

“They tend to reduce supply, distort the market, and ultimately make things worse for the very tenants they’re supposed to protect.

“If the goal is to improve affordability and stability in the private rented sector, we need clarity and consistency; not overlapping interventions that risk undermining confidence just as the sector is adjusting to major reform.”

Knee-jerk policy

Elsewhere, concerns extend to supply and development and Melanie Leech, chief executive of the British Property Federation, said: “We recognise the current pressures on individuals and households, but there is no surer way for the government to kill off its ambitions to deliver the new homes we desperately need, and the jobs and tax revenue that flow from that, than well-intentioned but inept knee-jerk government intervention.

“If a temporary rent freeze is being considered by the Chancellor, she must learn the lessons of the disastrous impact of the failed attempt to introduce rent controls in Scotland with rents for new lets rising significantly after controls were introduced, alongside a standstill in new home-building.”

Olivia Harris, the chief executive of housing charity Dolphin Living, said: “Any proposals to introduce a one-year rent freeze within the private rented sector risk addressing only the symptoms, rather than the root cause, of the housing cost-of-living crisis.

“The fundamental issue remains that there is a severe shortage of rental homes across the UK which is limiting consumer choice and keeping rents high.”

He added: “The solution is to build more homes, especially those of an intermediate affordable tenure, which can help address many of the affordability issues we are currently experiencing, rather than introducing a measure that will discourage future investment and accelerate of the number of smaller landlords looking to exit the market, thus exacerbating the demand/supply imbalance.”

Watch James O’Brien vs landlord

Property118 readers may be interested in this segment of the James O’Brien show on LBC. It’s called ‘Choose your fighter: James O’Brien vs landlord’ in which he goes head-to-head with landlords discussing Rachel Reeves’ move to bring in a rent freeze. He also uses the phrase that he would ‘break out the world’s tiniest violin’ for moaning landlords.

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Renters’ Rights Act raises uncertainty for student accommodation

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Property118

Renters’ Rights Act raises uncertainty for student accommodation

The student rental market will change dramatically under the Renters’ Rights Act as student landlords are urged to prepare.

Owen Dixon, founder of Best Student Halls, warns that students could face uncertainty in securing accommodation, with less certainty around tenancy timing and availability.

As previously reported on Property118, industry experts have warned the Renters’ Rights Act could leave students worse off.

Students want certainty

Under the Renters’ Rights Act, renters will be able to end their tenancy at two months’ notice and fixed-term tenancies will be abolished.

Mr Dixon warns that both students and landlords want certainty, and that the changes could mean that tenancies which would previously have ended automatically in June will now depend on the new notice requirements and possession grounds.

He said: “Students want certainty that they will have accommodation secured for the full academic year, and providers need confidence they can legally regain possession in time to prepare properties for incoming cohorts.”

“For example, a student tenancy that would previously have ended in June will now rely on appropriate notice being given and the use of the relevant possession grounds under the new system. While the framework is designed to preserve academic-cycle turnover, any delays in the process could create pressure on turnaround times ahead of the September intake.”

Student landlords need to plan more carefully

Mr Dixon adds that, while there is support for stronger tenant protections, student landlords will need to plan more carefully.

He said: “From a landlord’s perspective, the removal of Section 21 means relying more heavily on defined statutory grounds to regain possession. That creates a fairer and more transparent system overall, but it also requires more planning and may increase administrative complexity, particularly during peak turnover periods.”

Mr Dixon also predicts that purpose-built student accommodation (PBSA) will take on a larger role, as it will still be able to offer fixed-term tenancies, unlike private rented homes.

He said: “The student accommodation market is expected to adapt, with purpose-built student accommodation and some larger operators likely to structure their offer around the academic year, supported by the possession of grounds available for student lets.

“As a result, we may see a clearer distinction between providers who can offer structured academic-year certainty and those operating more flexible periodic arrangements, which may require more active management of timing.”

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Why fewer landlords are replacing those who exit

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Property118

Why fewer landlords are replacing those who exit

A critical imbalance is becoming visible within the private rented sector, and it is not just about how many landlords are leaving, but how few are replacing them. According to the Property118 Landlord Sentiment Survey Q1 2026, the rate at which landlords are reducing or exiting portfolios is not being matched by new or expanding investors. Based on 2,380 completed responses, 57% of landlords plan to reduce their portfolios, while only 6.8% intend to expand. You can review the full findings here.

The headline is clear: exits are not being replaced.

An imbalance in participation

Markets rely on balance. When participants exit, new entrants or expanding participants typically take their place. The survey data suggests that this balance is no longer present within the landlord market. With a significantly higher proportion of landlords planning to reduce exposure than increase it, the gap begins to widen. This is not just a temporary mismatch, it is a directional shift.

Barriers limiting replacement

The absence of replacement is not simply a matter of choice. As highlighted in the Property118 dataset, younger landlords are underrepresented, with fewer than 3% of respondents under the age of 40. This suggests that barriers to entry are playing a role. Higher costs, more complex regulation and changing financing conditions all contribute to a more challenging environment for new investors.

Existing landlords stepping back

At the same time, many established landlords are reassessing their position. With portfolios built over many years and often supported by significant equity, decisions to reduce or exit are being made from positions of strength rather than necessity. This creates a different type of market dynamic. The survey findings show that these decisions are widespread, not isolated.

Implications for supply

If landlords exit without being replaced, the structure of the rental market changes. Properties leaving the sector may not return as rental stock, particularly if they are purchased by owner-occupiers. At the same time, with fewer landlords expanding, there is limited new supply entering the market. This creates a gradual tightening. The effect may not be immediate, but over time it becomes more visible.

A widening gap

The combination of increased exits and limited replacement points towards a widening gap within the sector. As more landlords step back and fewer step forward, the balance shifts further.

For now, one conclusion stands out: the private rented sector is not currently replacing the landlords it is losing, and that imbalance is likely to shape its future direction.

A conversation worth having?

If you are weighing up your own strategy, whether that’s to sell, expand, or restructure to improve profitibility, it is worth having a discussion with a Property118 consultant to take a closer look at how your portfolio is structured as a whole now, and to forecast the outcomes based on multiple scenario’s.

These conversations are typically most useful for landlords with established portfolios and relatively modest borrowing who are beginning to reflect on how their assets could work more effectively in the years ahead.

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Rachel Reeves eyes landlords as soft target with plans to introduce rent controls

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Property118

Rachel Reeves eyes landlords as soft target with plans to introduce rent controls

The Guardian is reporting that the Chancellor Rachel Reeves is considering imposing a year-long rent freeze on landlords as a special measure to alleviate the cost of living crisis caused by the closure of the Strait of Hormuz.

This will be debated by the government as a package of measures to reduce inflationary pressures on household budgets. The Treasury responded by saying it would not comment on ‘speculation’.

It would be far easier and cheaper for the government to legislate on landlords than tackle the rising cost of fuel, food and mortgage rates.

Ben Beadle, Chief Executive of the National Residential Landlords Association, said: “Introducing a rent freeze would be a disaster for landlord and investor confidence and consequently the supply of homes in England. Any hope of growing the market, or even retaining the homes that millions of families rely on, would be lost.

“There is no evidence to suggest that it would make rents more affordable. In fact, the impact on supply would inevitably drive new rents still higher. Such a move would run completely counter to good economic sense and the Government’s own prior decision to rule out such measures.

“At a time when demand for rental housing continues to significantly outweigh supply, we agree with the Housing Minister’s view that any form of rent controls would make life more difficult for renters.

“Even if these reports prove to be speculation, it is reckless for this kind of uncertainty to be created in the same week that major reforms already causing concern among landlords come into force. For many, it may be enough to conclude that this is the moment to exit the private rented sector for good.”

Cynically, one could see how this coincides with the imminent local elections in a desperate effort to buy votes.

As previously reported on Property118, the government has claimed it has no plans to introduce rent controls and, last month, said it opposed rent controls because they would “push landlords out of the market”.

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Most renters report positive landlord relationships ahead of RRA

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Property118

Most renters report positive landlord relationships ahead of RRA

Most renters report positive or neutral relationships with their landlord ahead of the Renters’ Rights Act taking effect this week.

According to Hiscox, just 5% of tenants describe their experience as negative.

Nearly a quarter say their relationship is friendly, with another 24% calling it professional.

Around 30% report neutral feelings, according to the survey.

Create positive renting experience

The firm’s landlord insurance product lead, Michael Dear, said: “These findings highlight the issues driving conversation amongst tenants when it comes to their landlords: privacy, responsiveness and open communication.

“It’s clear that small, thoughtful actions like respecting boundaries, addressing repairs promptly, and being transparent about rent can have a huge impact on tenant satisfaction.”

He added: “Landlords who prioritise these behaviours not only create a more positive renting experience but also build stronger, longer-lasting relationships with their tenants.

“Tenants want to feel secure, listened to, and treated fairly.

“With the Renters’ Rights Act coming into force, those everyday behaviours matter even more.”

What tenants want

The insurer analysed more than 1,000 tenant–landlord discussions on Reddit, using upvotes to gauge which issues attract the most engagement.

The analysis reflects topics most frequently raised online rather than a full ranking of tenant priorities.

Respecting tenant privacy accounted for 59% of total upvotes.

Repair responsiveness followed at 16%, with communication at 13% and rent transparency at 10%.

Safe and habitable conditions were mentioned in 2% of cases.

Complaints about repairs and upkeep drew the highest level of attention, accounting for 49% of upvotes.

Legal compliance issues made up 20% of complaints, and unfair rent increases or hidden charges followed at 14%.

Communication problems are at 10%, while intrusive inspections and deposit disputes accounted for 6% and 2%.

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Why the rental market may tighten even without rising demand

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Property118

Why the rental market may tighten even without rising demand

A common assumption is that rental prices and availability are driven primarily by tenant demand. The latest data suggests that supply-side changes may play an equally important role. According to the Property118 Landlord Sentiment Survey Q1 2026, landlord behaviour alone has the potential to tighten the market, even if demand remains stable.

Based on 2,380 completed responses, 57% of landlords plan to reduce their portfolios, while only 6.8% intend to expand. You can review the full findings here.

The implication is clear: supply dynamics are shifting.

Supply does not require falling demand to tighten

Market tightening is often associated with increased demand. However, supply can also contract independently. The survey data highlights a scenario where fewer properties may be available to rent, regardless of changes in tenant demand. If landlords reduce their portfolios and fewer replace them, the total number of rental properties can decline. This creates pressure on availability.

A gradual reduction in stock

The reduction in supply is unlikely to happen all at once. Instead, it is likely to occur gradually, as individual landlords sell properties over time. Each sale may appear insignificant in isolation, but collectively they can lead to a noticeable shift. This is particularly relevant when selling activity is not matched by new investment. The imbalance highlighted in the Property118 dataset suggests that this may be the case.

Demand is only part of the equation

Focusing solely on tenant demand provides an incomplete picture. Even if demand remains constant, a reduction in supply can alter market conditions. Fewer available properties can lead to increased competition among tenants, changes in pricing and shifts in availability. Understanding both sides of the equation is essential. The survey highlights how landlord decisions contribute directly to the supply side.

A structural rather than cyclical shift

Short-term fluctuations in supply and demand are common. What the data suggests is something more structural. The combination of reduced portfolios, limited expansion and an ageing landlord base points towards a longer-term change in how supply is generated. This is not simply a response to current conditions, but part of a broader transition.

A different kind of pressure

The potential tightening of the rental market may not come from increased demand, but from reduced supply. This creates a different type of pressure, one that is less visible in traditional indicators but equally important.

For now, one conclusion stands out: the rental market may tighten not because more tenants are entering, but because fewer landlords are choosing to remain.

A conversation worth having?

If you are weighing up your own strategy, whether that’s to sell, expand, or restructure to improve profitibility, it is worth having a discussion with a Property118 consultant to take a closer look at how your portfolio is structured as a whole now, and to forecast the outcomes based on multiple scenario’s.

These conversations are typically most useful for landlords with established portfolios and relatively modest borrowing who are beginning to reflect on how their assets could work more effectively in the years ahead.

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