2025 Autumn Budget: What It Means for Landlords, Renters & the Property Market The Chancellor has delivered the 2025 Autumn Budget, and while it focused heavily on rebuilding the public finances, several measures will directly affect the property market — especially landlords, investors, and contract holders across Swansea and the wider SA postcodes. Below is a clear, SA Property–style breakdown of what today’s announcements mean in real terms. Key Headlines at a Glance No major changes to Stamp Duty Land Tax (SDLT) for residential buyers. Tax on rental profits, savings and dividends rising by 2%. Income tax thresholds frozen until around 2030–31 (“stealth tax”). Council tax surcharge (“mansion tax”) for homes over £2m from April 2028. Two-child benefit cap scrapped from April 2026. Local Housing Allowance (LHA) remains frozen, meaning benefit-based rents still lag behind the real market. If you’re a landlord, tenant or thinking of moving in the next 12–24 months, these changes matter. What the Budget Means for Landlords 1. Tax on rental profits is going up One of the clearest measures affecting landlords is a 2 percentage point increase on tax applied to: Rental/property income Dividend income Savings interest This hits individual landlords, not limited companies. If you’re already near the higher-rate tax band, this will increase your annual tax bill — especially when combined with frozen thresholds. Impact: Expect more landlords to review rent levels, mortgage strategies, or whether their current ownership structure (personal vs company) still makes sense. 2. Income tax thresholds frozen The freeze on personal allowance and higher-rate thresholds until around 2030–31 means: More landlords will drift into higher-rate tax over time. Even with modest pay rises, you’ll pay more tax on your rental profit. This “fiscal drag” has a bigger cumulative effect over several years. Impact: Letting becomes slightly less profitable for landlords who are close to the 40% band. 3. No changes to SDLT (Stamp Duty) Despite speculation, the Budget did not introduce: A stamp duty overhaul A new transaction tax A buyer’s incentive A first-time buyer scheme This means the buying landscape remains stable — which is positive for homebuyers and sellers who value predictability. 4. Council tax surcharge on £2m+ homes (from 2028) Properties valued over £2 million will face a council tax surcharge starting in April 2028. This won’t affect Swansea markets directly, but it does: Influence national sentiment Impact wealthy investors Shape long-term tax direction in the UK Impact locally: minimal—unless you have a premium portfolio. What the Budget Means for Contract Holders (Renters) 1. Income tax threshold freeze affects take-home pay Tenants will feel the same fiscal drag: Wages rise But tax bands don’t Result: less disposable income This can affect affordability for: Rent Bills Deposits Moving costs 2. Two-child benefit cap scrapped (from April 2026) Families with three or more children will once again receive support for every child. Impact: For larger households, this may ease financial pressure and improve rent affordability — which is positive for both tenants and landlords concerned about arrears. 3. Local Housing Allowance (LHA) still frozen LHA determines the maximum housing benefit a tenant can receive. It has not been increased in this Budget. In many South Wales areas — including Swansea — LHA rates remain below real market rents, meaning benefit-dependent tenants still face a rent shortfall. Impact: Letting to benefit recipients remains challenging due to affordability gaps. Top-up arrangements remain common. Arrears risk remains high at the lower end of the market. What This Means for the Swansea Property Market Sales Market Stability in stamp duty is good for confidence. Landlords facing higher taxes may choose to sell, creating more stock for buyers. First-time buyers face the same affordability pressures, but there is no new assistance scheme announced (yet). Rental Market Demand remains high across SA postcodes. Higher taxes on landlords may translate to pressure on rents, especially where supply is already limited. Tenants’ disposable income is squeezed, which can worsen affordability for many households. SA Property’s Take This Budget nudges the property market rather than transforming it - but there are some important signals for landlords, contract holders, buyers and sellers. For Landlords The tax environment tightens again, but not dramatically. The 2% rise on property and dividend income, combined with the extended freeze on tax thresholds, means: Your tax bill is likely to increase over the next few years. Higher-rate landlords are most affected. Portfolio planning is now more important than ever. This is a good moment to review: Your ownership structure (personal vs company) Your mortgage strategy Whether your current rent level reflects true running costs Long-term goals for each property We’re happy to help landlords assess how these changes interact with local rental demand and achievable rents. For Contract Holders / Tenants The picture is mixed: Frozen tax thresholds reduce take-home pay over time. The scrapping of the two-child benefit cap (from 2026) will help bigger families. LHA remains below market rents, so affordable housing remains challenging for many. If any tenant’s circumstances change, we always encourage early communication — we work hard to support sustainable tenancies. For Buyers This Budget should feel relatively stable for anyone thinking about purchasing: No stamp duty changes means no surprises when planning costs. A steady, predictable buying environment is helpful for mortgage applications and long-term planning. Fiscal drag may reduce disposable income over time, but mortgage affordability checks already factor this in. With Swansea’s demand remaining strong and stock levels still moderate, buyers should act when they find the right property rather than waiting for a sudden policy shift — because none has materialised today. For Sellers Sellers benefit from the continuity this Budget brings: No stamp duty changes means buyers aren’t holding back for a tax break. Landlords under rising tax pressure may decide to sell in the coming years — which could increase stock and compete with traditional sellers. But right now, supply is still limited in many SA postcodes, meaning well-presented homes are selling strongly. Sellers can take confidence from the fact that nothing in this Budget dampens buyer sentiment in the short term. Our advice: If you’re a landlord: Now is a great moment to review your portfolio, running costs, and long-term plans. The tax environment is tightening, so making sure your properties are structured and performing efficiently is essential. If you’re a tenant: If your income, benefits, or circumstances change, talk to us early — we’re here to help you stay on top of things and avoid any issues. If you’re a buyer: With no stamp duty changes or new schemes announced, the market remains stable. If you find the right home, it’s sensible to move forward rather than wait for policy changes that haven’t materialised. If you’re a seller: This is a reassuring Budget for you — nothing announced today dampens buyer demand. With stock still limited in many areas, it’s a good time to bring your property to the market.

The Cost of Waiting: What Sellers Miss by Delaying Until JanuarySA Property – November BlogEvery November, we hear the same question from homeowners across Swansea, Gorseinon, and the SA postcodes:“Should we wait until January to go on the market?”It’s a fair question — after all, December feels quiet, people are busy, and many believe the property market goes into hibernation. But in reality, delaying your listing until the new year can actually mean missing out on some of the best opportunities of the season.Here’s why.1. Winter Buyers Are More SeriousWhile spring and early summer attract browsers, winter attracts doers.People who book viewings in November and December are motivated:They’re relocating for workThey need more spaceThey’ve already soldThey want to complete before the new yearOr they simply don’t want to miss a good propertyWith fewer “just looking” buyers around, the ones who enquire are typically qualified, motivated, and ready to move.2. Less Competition Means Your Home Stands OutFrom mid-November to mid-January, the number of new listings drops sharply each year.Fewer homes available =more attention on yours.Your photos, your floorplan, your listing — all pushed higher in search results and not lost in the flood of January launches. It’s one of the few times of year where the market works in your favour.3. Online Property Browsing Surges Over ChristmasThis is one of the biggest myths in the market:“Everyone stops looking over Christmas.”Actually, it’s the opposite.Every year, Rightmove and Zoopla report record traffic between Christmas Eve and New Year’s Day.People are home. They’re relaxed. They’re dreaming about the next chapter.It’s the perfect time for your home to be live and generating enquiries.4. Early January Is the Most Competitive Time of the YearIf you’re thinking of waiting until January… so is everyone else.The result?A wave of:New instructionsPrice cuts from DecemberRe-listings“Fresh start” sellersBuyers suddenly have much more choice — and that can dilute interest in your property. Sellers who launch in November or early December enjoy a head start and often better results.5. A Pre-Christmas Launch Doesn’t Mean Christmas ViewingsHere’s something most people don’t realise:You can launch now without doing any viewings until January.We can:Photograph and list the property nowCapture all the Christmas trafficBuild a list of serious, pre-qualified viewersStart viewings in early JanuaryYour home goes live at the most strategic moment — but your December remains completely stress-free.6. A January Delay Could Cost You MoneyIf house prices shift, mortgage rates change, or competition increases, waiting can sometimes mean having to accept a lower offer than you would have by launching earlier.In a softer or uncertain market, timing matters more than ever, and November can quietly be one of the most profitable months to sell.Thinking of Selling? This Is Your Window.At SA Property, we’ve helped hundreds of homeowners maximise their sale by launching smartly — not simply following the crowd.If you’re considering selling before or just after Christmas, now is the perfect moment to:Book a free valuationGet your photos done while daylight is strongestPlan your listing strategyBeat the January rushWe can talk you through every step and tailor a plan around your timeline.

You’d Think Every Letting Agent Follows the Rules — But Our Audit Says Otherwise!! At SA Property, we recently carried out a detailed compliance review of letting agents across Swansea and the surrounding areas (SA1 up to SA8).  The results were surprising: over 60% of local agents FAILED to clearly display their landlord or tenant fees online, despite this being a legal requirement under the Consumer Rights Act 2015. It’s a simple rule — yet one that many ignore. And if they’re cutting corners here, what else might they be overlooking? Why Transparency Matters When you’re a landlord, your letting agent is your representative. They’re managing your most valuable asset — your property, your income, and your reputation. That’s why the law requires agents to clearly display: 1. Landlord and tenant fees 2. Client Money Protection (CMP) scheme membership 3. Redress scheme membership (e.g. The Property Ombudsman) These rules exist to protect both landlords and tenants from hidden costs and poor practices. Transparency isn’t red tape — it’s the foundation of trust. What Our Swansea Audit Revealed During our local compliance sweep, we reviewed dozens of letting agents’ websites.  Shockingly, the majority failed to show the information required by law. Some had no fees listed at all. Others used vague lines like “fees apply” or buried them behind broken links. Many also failed to display their redress scheme or CMP details, which every agent legally must do. And that begs the question — if they’re hiding this, what else might they be hiding? Common Infringements Among Letting Agents Our audit highlighted several recurring issues that landlords need to watch for: 1. Undisclosed Fees or Hidden Charges 2. Some agents fail to list all fees on their website or in-branch. 3. Charges for tenant referencing, tenancy renewals, or administrative tasks are often buried in contracts. 4. Landlords may discover extra costs only after signing agreements. Contractor Mark-Ups Without Consent Certain agents add a percentage to contractor invoices (maintenance, cleaning, or repairs) without clearly informing landlords. This practice is increasingly viewed as unethical and can be illegal if not declared. Failure to Display Legal Memberships Many agents neglect to show Client Money Protection (CMP) or redress scheme logos on their websites. This omission means landlords can’t easily verify their money is protected or that complaints can be escalated properly. Vague or Misleading Descriptions Phrases like “admin fees apply” or “costs may be incurred” leave too much room for interpretation. Landlords may unknowingly agree to fees that are not permitted under Welsh law. Improper Deposit Handling Some agents fail to clearly state which deposit protection scheme is used, risking non-compliance with Welsh tenancy legislation. Non-Transparent Communication Incomplete or delayed communication regarding rent collection, property inspections, or maintenance updates can indicate systemic mismanagement. If an agent is doing just one of these things, it’s a red flag. If they’re doing several, landlords need to ask serious questions — because compliance isn’t optional, it’s the law. How SA Property Does It Right At SA Property, we’ve built our business on trust, honesty, and transparency since 2013. We: 1. Publish all landlord and tenant fees clearly online and in our office window. 2. Declare a fixed £6.50 + VAT contractor handling fee — no hidden percentages. 3. Are fully registered with The Property Ombudsman and CMP for client money protection. 4. Provide open, face-to-face communication — because you deserve to know exactly where you stand. We don’t believe in smoke and mirrors. What you see is what you get —  transparent service, fair fees, and a commitment to doing things right. How to Check if Your Agent is Compliant Use this quick checklist to see if your agent is following the law: 1. Fees clearly displayed online and in the office 2. CMP scheme logo visible and explained 3. Redress scheme membership listed 4. No hidden or vague “admin” fees 5. Declared and transparent contractor handling fee If they can’t tick every box, it’s time to ask why not. Final Thoughts Choosing a letting agent isn’t just about who charges the least — it’s about who you can trust to do things properly. At SA Property, transparency isn’t a selling point — it’s the standard. From clear fees to honest communication, we’re proud to lead by example. If you’d like a free lettings compliance health check, or want to discuss how we can manage your property the right way — get in touch today. 01792 893000 www.saproperty.co.uk info@saproperty.co.uk

Renter Reform and Rent Smart Wales: The Essential 2024/2025 Compliance Checklist for South Wales Landlords How to Legally Let Your Property in Swansea and the SA Postcodes – And Why SA Property is Your Safest Option. The Welsh rental market is complex, governed by the stringent Renting Homes (Wales) Act 2016 and the licensing requirements of Rent Smart Wales (RSW). For landlords in the South Wales area, staying compliant isn't optional—it's the only way to legally collect rent and retain possession rights. This guide provides the essential 2024/2025 checklist, directly referencing the requirements we use at SA Property, ensuring your investment is secure and legally sound. 1. The Foundation: Rent Smart Wales (RSW) Compliance RSW governs registration and licensing for all rental properties in Wales. You must be compliant before you can lawfully manage or collect rent. The Registration Requirement: The Licensing Requirement (The SA Property Advantage): The requirement for a licence depends on how you manage the property: Self-Managing Landlords: If you handle rent collection, maintenance, and contracts yourself, you must complete an approved training course, pass a 'fit and proper person' test, and obtain a Landlord Licence. SA Property Fully Managed Service: If you appoint SA Property to manage your property, you only need to register. As a fully licensed agent, we handle the licensed side of the law on your behalf, saving you the time, cost, and effort of managing the licence. SA Property Tip: Choosing our Fully Managed Service immediately reduces your administrative and legal burden, ensuring all management activities are handled by licensed professionals. 2. The Legal Framework: Renting Homes (Wales) Act 2016 This Act changed all assured shorthold tenancies (ASTs) into Standard Occupation Contracts. Failure to comply with the contract and property standards can invalidate any notice to regain possession. 3. The Property Standards: Fitness for Human Habitation (FFHH) Under FFHH rules, your property must be safe, well-maintained, and free from serious hazards throughout the occupation. We use a Pre-Tenancy Audit Checklist to ensure these are met before every move-in. 4. The Risks of Non-Compliance Ignoring the rules does not save you money; it puts your entire investment at risk. Your Next Step: Letting with SA Property At SA Property, we understand the specific challenges facing South Wales landlords. Compliance is built into our process, not bolted on as an afterthought. Our Onboarding Checklist for You: Your Registration: You complete your Rent Smart Wales registration online (fee: £60). Our Audit: We perform a Pre-Tenancy Audit Checklist to ensure your EPC, EICR, and Gas Safety Certificate are all in place. If you are missing any, we can arrange them for you. Lender Check: We remind you to secure Lender Consent to Let and ensure you have specialist Landlord Buildings Insurance in place. Whether you're new to the area or managing a large portfolio,  partnering with a local expert ensures maximum compliance and peace of mind. To discuss your compliance status or to start the onboarding process, contact our local Gorseinon-based team today. Call SA Property on 01792 893000  Visit our Landlord Fees Page 89 High Street, Gorseinon