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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Property118

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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Property118

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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