by John Noakes, Mortgage Advisor, The Mortgage Broker.
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The property market may be facing uncertainty over potential stamp duty reforms, but improving mortgage deals are helping to keep things moving. With lenders competing again and rates softening, affordability pressures are beginning to ease across residential, buy-to-let, and remortgage markets. The remortgage market in particular has the most selection we have seen for some time.
While no one can predict what the Autumn Budget will bring, the message is clear: informed decisions matter more than ever. Speaking to a mortgage advisor now can help buyers, landlords, and homeowners navigate the noise, balance costs, and secure the most suitable deal for their circumstances.
Despite growing speculation over potential stamp duty changes in the upcoming Autumn Budget, the UK housing market continues to show resilience: supported in part by the return of more competitive mortgage deals and a steady recovery in buyer demand.
Jump to the current Stamp Duty table
According to new data from BuyAssociation Group, lenders are re-entering the market with improved rates and products, helping to offset some of the affordability pressures created by tax and policy uncertainty. Meanwhile, Rightmove reports that average asking prices have edged up by 0.3% in October; modest, but a signal that confidence is stabilising as inflation eases and competition among lenders increases.
speaking with a broker is imperative, as you can get a head start on the right options for you and then divert if needed after the autumn budget.
Market confidence built on better borrowing conditions
While political noise around housing taxes has left many buyers in “wait and see” mode, the fundamentals of the mortgage market are strengthening. Fixed-rate products have become more attractive and predictable, particularly for those remortgaging off higher 2022–23 fixes or expanding buy-to-let portfolios.
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In London and the South East, where stamp duty sensitivity is highest, the drop in mortgage pricing is helping to rebalance affordability. For many buyers, this improvement in borrowing conditions has offset recent tax-related concerns, keeping transactions moving across the residential and investment sectors.
The Office for National Statistics (ONS) continues to record a stable, if slower, market with new buyer enquiries up 2% year-on-year and the overall price dip narrowing to just -0.1% nationally.
Stamp duty speculation, Yes, but perhaps opportunity in the detail
It is widely reported that the Labour government is reviewing stamp duty thresholds and could introduce reforms in the Autumn Budget aimed at supporting first time buyers and regional housing markets. However, until policy is confirmed, the focus should remain on individual affordability and lender opportunity, not speculation. Even then, speaking with a broker is imperative, as you can get a head start on the right options for you and then divert if needed after the autumn budget.
As The Mortgage Broker explains, every client’s position is different and blanket assumptions about waiting or rushing rarely produce the most suitable outcome.
“We completely understand that there’s uncertainty in the market right now, and people are understandably cautious about what could change with stamp duty or the wider economy,” said Sam Kirtikar, our CEO of The Mortgage Broker. “But what we’re actually seeing is that improving mortgage rates are helping to restore balance to affordability, especially for buyers coming off older fixed deals. This is exactly where speaking to an adviser makes the difference, ensuring people make decisions that suit their situation, not just the headlines.”
Why using a mortgage broker matters more now than ever
In periods of change, professional advice is the stabiliser. At the mortgage broker we don’t just compare interest rates, we navigate hundreds of products, lending criteria, and incentives that are constantly shifting.
For buyers and landlords alike, the benefits of using a broker include:
- Access to broker only deals not available direct with lenders.
- Clarity on stamp duty implications and property type exemptions (e.g., shared ownership, first-time buyer relief).
- The ability to act quickly when rates or policy announcements change.
- Human advice and reassurance when making major financial decisions.
For homeowners looking to remortgage, brokers can identify the most suitable options early, helping to avoid “reversion rate shock” and maintain stability even if wider economic policies shift.
Uncertainty doesn’t mean inaction
Housing has always been subject to political change, but the key message for buyers and homeowners today is that uncertainty does not mean standstill. Market resilience, competitive mortgage deals, and professional advice are keeping the housing sector moving; even as policy discussions continue.
The combination of lower rates, steady demand, and strong broker support is helping many households navigate the current environment with confidence.
You can get a Mortgage in Principle and be Mortgage Ready today, without committing to anything before the Autumn Budget. Not being mortgage ready kills 22% of house sales.
“Everyone’s circumstances are unique,” added Sam Kirtikar. “Our job is to guide clients through the noise, explain the real world impact of any policy shifts, and help them secure the most suitable outcome, whether they’re buying, investing, or remortgaging. That’s what trusted advice is all about.”
Bottom line
The next Budget may bring tweaks to stamp duty, but mortgage rates and lender competition are already working in borrowers’ favour. For those looking to move, refinance, or expand portfolios, now is the time to review options and speak to a broker before making assumptions.
I am happy to support anyone with any advice. Just book a free appointment with me directly right here: BOOK FREE APPOINTMENT.
FAQs: Stamp Duty and the Current Mortgage Market
Will the Labour government change stamp duty?
It’s possible. Early reports suggest a review of thresholds and regional variations is on the table for the Autumn Budget. However, no decisions have been confirmed.
Should I wait to buy until after the Budget?
It’s close to the budget so realistically just get started. With mortgage rates improving, affordability is strengthening now. Waiting could mean missing a favourable rate, and any policy change could take months to implement.
How does stamp duty affect buy-to-let investors?
Buy-to-let properties continue to attract a 3% surcharge on top of standard stamp duty rates. While that hasn’t changed yet, improving rental yields and lower borrowing costs are helping landlords offset that cost.
What if I’m remortgaging, does stamp duty apply?
No. Stamp duty only applies to property purchases. But with more competitive deals now available, remortgaging remains one of the smartest ways to manage costs.
Can a mortgage broker help with stamp duty questions?
Absolutely. Brokers can explain how current thresholds apply to your purchase type, run affordability checks, and identify suitable mortgage options that balance overall cost — not just the rate.
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Current Stamp Duty Land Tax (SDLT) Rates – England & Northern Ireland (as of October 2025)
Stamp Duty Land Tax (SDLT) applies to property purchases in England and Northern Ireland. The rates below reflect current thresholds and surcharges. Scotland and Wales have different systems (LBTT and LTT).
Main Residence Purchases
| Property Price Band | SDLT Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1.5 million | 10% |
| Above £1.5 million | 12% |
First-Time Buyers
| Property Price Band | Relief / Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 – £500,000 | 5% on the portion above £300,000 |
| Above £500,000 | Standard rates apply |
Additional Properties / Buy-to-Let
A 3% surcharge applies on top of the standard SDLT rates.
| Property Price Band | Effective Rate (including 3% surcharge) |
|---|---|
| Up to £125,000 | 3% |
| £125,001 – £250,000 | 5% |
| £250,001 – £925,000 | 8% |
| £925,001 – £1.5 million | 13% |
| Above £1.5 million | 15% |
Note: SDLT calculations depend on factors such as buyer type, property use, and transaction date. Always seek tailored advice before completing a purchase.
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