Welcome back to another episode of Stentons Property blogs! This week, we’re tackling one of the hottest talking points in real estate right now: how the upcoming Autumn Budget and potential tax and policy changes could send ripples through the market. 

Working in the property industry, I’ve spent the past few months fielding the same questions from our clients: 

• “Should I buy and sell now, or wait until after the Autumn Budget?” 
  
• “Will there be changes to stamp duty?” 
  
• “Is it true that capital gains tax might increase?” 

And honestly — the uncertainty is real. Every pre-Budget period brings speculation, but this year feels different. The property market is fragile enough without another shake-up from Westminster. 

The Calm Before the (Fiscal) Storm 

According to the latest RICS (Royal Institution of Chartered Surveyors) survey, buyer enquiries have dipped again, and agreed sales are slowing. It’s not that people have lost interest — it’s that everyone’s waiting for clarity. 

Homeowners are asking: “If the government tweaks taxes again, will I regret moving now?” 

Investors are thinking: “Will I still make the same returns if capital gains tax goes up?” 

In short, confidence is in a holding pattern. 

But here’s what’s important: markets rarely reward hesitation. Whether you’re a developer looking at a long-term project, or a homebuyer upgrading your family home, waiting for perfect policy conditions almost never pays off. 

What Might Be Coming in the Autumn Budget 

While no one knows the details yet, the following are hotly rumoured in industry circles and supported by recent commentary: 

• Stamp Duty Reforms (Again) – There’s growing pressure for a targeted cut to stimulate the lower end of the market and boost first-time buyer activity. That said, if changes happen, they’re likely to be time-limited. 

• Capital Gains Tax Alignment – The Treasury has floated aligning CGT rates more closely with income tax — a move that would impact landlords and investors disposing of property. If this happens, expect a short-term rush of disposals before the changes take effect. 

• Planning & Land Reform – Expect tweaks to the National Planning Policy Framework (NPPF), particularly around the so-called “grey belt” — land that could be reclassified for housing. This could open new opportunities for small to mid-scale developers. 

The OBR’s projections suggest that if these reforms land well, we could see up to 170,000 additional homes built by 2030. That’s ambitious — but it shows how policy and supply remain tightly linked. 

What It Means for Property Professionals and Clients 

For those of us advising clients, this is a time to focus on preparedness, not paralysis. 

Now is the time to: 

• Re-evaluate valuations and timing: Sellers might consider bringing listings forward if CGT or SDLT changes could affect margins. 

• Review holding strategies: Landlords may need to re-model cashflows if tax treatment shifts. 

• Engage planners early: If planning reforms loosen restrictions, early movers will benefit most. 

A Market Built on Confidence, Not Certainty 

We can’t control what the Chancellor announces — but we can control how ready we are. 
The property market thrives on confidence, and confidence comes from clarity and advice, not guesswork. 

So, whether the Budget delivers tax reliefs or new burdens, the best strategy remains the same: 

Stay informed, stay agile, and make decisions based on fundamentals — not headlines. 

Final Thoughts 

The coming weeks will test the market’s nerve. If you’re buying, selling, or developing, don’t get caught waiting for “the perfect moment” — it rarely comes. Instead, prepare for all scenarios, lean on professional guidance, and keep your long-term objectives front and centre. 

Because when the dust settles, those who planned — not paused — will be in the strongest position. 

As always, if you’re looking to sell, buy, rent, or just require some advice, contact us today! 

Until next time, happy house hunting! 

Ben McEvoy