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After several years of turbulence, the last 12 months have finally brought the first signs of calm to interest rates and the housing market. Inflation has fallen sharply from its peak, the Bank of England has started to cut rates, and while the property market is certainly not booming, it is beginning to look more stable and predictable.
For owners, buyers and investors across the West Midlands, the key questions now are: where will interest rates go next, and what does that mean for house prices and activity over the coming year?
The interest rate journey over the last 12 months
In late 2024, the Bank of England base rate was 4.75%, already down from the peak of 5.25% reached in August 2023. Since then, the Bank has delivered a series of measured cuts as inflation has eased and the economy has slowed.
November 2024: base rate at 4.75%
February 2025: cut to 4.50%
May 2025: cut to 4.25%
August 2025: cut to 4.00%
November 2025: held at 4.00%
Inflation, which had been well into double digits at its peak, is now running at about 3.8%, still above the Bank’s 2% target but moving in the right direction.
In short: we have moved from an emergency “put the brakes on” phase to a cautious “gently easing off” phase, with the Bank clearly alive to the risk of cutting too quickly and reigniting inflation.
What this has meant for mortgages and borrowing
Mortgage markets tend to move ahead of the Bank of England. Lenders began shaving fixed rates as soon as it became clear that base rate had peaked, and although costs remain higher than in the ultra-low rate era, the worst of the shock appears to be behind us.
Tracker and variable-rate borrowers have seen their payments ease slightly with each cut, while new fixed-rate products are now generally cheaper than they were 12–18 months ago.
For buyers, the combination of lower rates and a cooler market has improved choice. For existing owners, the picture is more mixed: the pressure is easing, but we are not going back to the days of 0.1% base rate.
The North Birmingham property market in 2025
Against that backdrop, the housing market has been surprisingly resilient.
Official Land Registry figures show that, as of August 2025, average house prices across the West Midlands were around £250,000, up 3.7% on the year.
Independent analysis puts the average property price in the wider West Midlands region slightly higher, at around £279,000, with prices up about 2% over the last 12 months, although transaction volumes are down by nearly 13%.
Nationally, the picture is similar: the UK House Price Index shows average prices up around 3% year-on-year, while Zoopla’s index reports a smaller rise of about 1.3% over the year to September 2025.
Demand, however, is patchy. RICS data for the West Midlands shows a negative net balance for new buyer enquiries in late summer, indicating that more agents are seeing a slight fall in demand than a rise.
At the same time, the rental market remains strong: in Birmingham, average private rents rose by just over 5% in the year to September 2025, supporting yields for landlords.
Where next for interest rates?
Looking ahead, most economists and market forecasters expect interest rates to edge down gradually. Recent commentary suggests there is a good chance of another quarter-point cut from 4.0% at the Bank’s meeting in December 2025, if inflation continues to cool.
Several major banks and research houses expect base rate to be somewhere in the region of 3.75%–3.25% during 2026, depending on how inflation and growth evolve.
For practical purposes, that means the next 12 months are likely to see:
A gently falling path for rates rather than a dramatic return to rock-bottom borrowing cost. A continued emphasis on affordability checks and sensible underwriting from lenders.
House price forecasts are always an educated guess, but most reputable forecasters now expect modest nominal growth over the next couple of years rather than big swings.
Here at Acres we are projecting low growth in 2026 of perhaps 2-4% eith stronger pockets where demand is resilient and stock is tight.
Transaction volumes remaining below long-run norms, but stabilising as rate cuts slowly improve affordability and confidence. Continued strong rental demand, supporting investor interest in well-located houses and family properties.
What this means for buyers, sellers and landlords
For buyers, the coming year may represent a window of opportunity. Competition is more measured, there is usually more choice than in a boom market, and the direction of travel for interest rates is gently downward.
For sellers, realism is key. The market is not in “panic mode”, but buyers are price-sensitive and have options. Well-presented, correctly priced homes in popular areas will still attract strong interest, but ambitious over-pricing is more likely to lead to stagnation. Flexibility on timing and negotiation will remain important.
For landlords and investors, the picture is cautiously positive. While higher rates have squeezed some highly leveraged landlords, easing borrowing costs combined with firm rental growth should improve net yields over time. Demand for quality rental property in and around Birmingham and the wider West Midlands remains robust, particularly for good family homes and properties near transport links and employment hubs.
Are you considering moving home? If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams / offices :
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
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When it comes to moving home, every buyer has a wish list — whether it’s a stylish open-plan kitchen, a sun-drenched garden, or that ever-practical downstairs loo. But what features are really drawing in today’s home-hunters?
We’ve looked at recent trends across of thousands of property searches to uncover the most in-demand features for buyers in today’s market. Here’s what’s topping the charts — and what you might want to highlight if you’re considering selling your home.
1. Space to Renovate
Buyers continue to fall in love with potential. Listings described as “renovation project” or “scope for alteration / modernisation” are seeing huge demand — especially as they often come with a more accessible price point. Savvy purchasers are looking to add value and personalise their homes, particularly in areas with strong resale potential like the general Sutton Coldfield, Four Oaks and Great Barr areas.
2. Open-Plan Living
Whether it’s for entertaining friends or keeping an eye on the children while cooking, open-plan layouts remain top of the list. Buyers want flexible, light-filled spaces where kitchen, dining and living areas blend seamlessly.
3. Home Office / Study
Hybrid working is here to stay. A separate study, converted loft, or even a dedicated garden room is now seen as a real asset. This is especially desirable in properties to ensure the main living space isn’t compromised by working from home.
4. Off-Road Parking & Driveways
Increased car ownership and tighter parking controls make a private driveway or garage a major selling point. In areas like Walmley, Streetly and Great Barr, off-road parking often adds significant appeal — especially to family buyers. Another factor becoming ever more important is of course the ability to charge an electric car at home on your drive.
5. Modern Kitchen
The kitchen is still the heart of the home. Buyers are drawn to stylish, modern kitchens with integrated appliances, ample storage and that all-important island or breakfast bar for casual dining and entertaining.A fitted kitchen with the wow factor really does make a difference, both to the comfort of home living and of course it's always lovely to have that super impressive room for guests !
6. Downstairs WC or Shower Room
Particularly popular with families and multi-generational households, a downstairs WC is more than a convenience — it’s a must-have. If space allows, adding one can instantly boost your property’s value and appeal.
7. Bi-Fold or French Doors to the Garden
The desire for indoor-outdoor living continues to grow. Homes with bi-fold or French doors opening onto a patio or deck are seen as more connected to the garden — ideal for summer entertaining or simply enjoying more natural light.
8. Garden Space
Post-lockdown, outdoor space has become more important than ever. Whether it’s a south-facing lawn, a landscaped patio or a low-maintenance courtyard, gardens remain high on the priority list — especially for buyers with children or pets.
9. Energy Efficiency
With rising utility costs, EPC ratings and energy-saving features like double glazing, modern boilers and insulation are increasingly scrutinised by buyers. Solar panels or EV charging points are starting to become “future-proof” features too.
10. Proximity to Good Schools
A perennial favourite – especially in our part of the Midlands – properties close to sought-after primary and secondary schools continue to command a premium. Whether it’s catchment for Bishop Vesey’s, Arthur Terry or Sutton Girls, or indeed, the many other impressive junior and senior schools in the area, school proximity plays a crucial role in many purchase decisions.
A Market Poised for Positivity - 2026 ?
After a cautious couple of years marked by rising interest rates and wider economic uncertainty, the local housing market is resilient, over the past 18 months months, buyer activity has strengthened, particularly across mid-range family homes and properties offering long-term value.
Looking ahead to 2026, early indicators are encouraging: mortgage rates are expected to continue easing, there si confidence in to the market, and buyer demand remains strong across the West Midlands. With many homeowners having delayed moving in recent years, we anticipate increased activity from both upsizers and downsizers — making it an ideal time to consider your next move.
Thinking of Selling?
If your property ticks some of these boxes, now may be the perfect time to consider marketing. At Acres, we know what today’s buyers are looking for and how to highlight your home’s best features — from strategic Rightmove listings to professional photography and floorplans.
Want more tips and advice? We love being able to help! Acres Estate Agents are your local, family owned and run property experts for the Sutton Coldfield and Great Barr areas. Call your local office on the numbers below or email This email address is being protected from spambots. You need JavaScript enabled to view it. to find out how we can help you.
Want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
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As a long-established, family-owned and run estate agency serving the local areas Acres is committed to keeping our clients fully informed about changes that may affect the property market.
Chancellor Rachel Reeves has now delivered the Autumn Budget, setting out tax measures aimed at addressing a reported £20bn fiscal shortfall. Following months of speculation around potential sweeping property tax reforms—including rumours of new annual taxes on homes over £500,000, changes to capital gains tax, and levies on rental income—the final announcements have proved more limited than anticipated.
Below is our summary of the key points and what they could mean for the market locally and nationally.
1. Landlords: 2% Increase in Income Tax on Rental Income (from April 2027)
Landlords will see property income tax rates increase by 2%, meaning the new rates will be:
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22% basic rate
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42% higher rate
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47% additional rate
This builds on last year’s rise in stamp duty on additional homes (from 3% to 5%) and comes alongside incoming regulatory requirements under the Renters’ Rights Act and enhanced energy efficiency rules.
How this may affect the rental sector:
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Net returns for landlords will fall further after several years of increased costs.
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Some landlords may look to increase rents, which are already 25% higher than five years ago.
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Others—particularly those with smaller portfolios—may choose to exit the market, adding supply to sales but tightening rental availability.
At Acres, we anticipate continued pressure on supply, which remains a significant driver of rental prices both locally and nationally.
2. Stamp Duty: No Changes Announced
Despite intense speculation—especially rumours of a new annual charge on homes valued over £500,000—the Chancellor confirmed no changes to the stamp duty system.
This provides stability:
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Buyers will continue to pay stamp duty on homes over £125,000.
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First-time buyers retain relief up to £300,000 on purchases up to £500,000.
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Sellers will not be forced to adjust pricing strategies to absorb an annual tax.
Although the system remains unchanged, it is worth noting that stamp duty price bands were set a decade ago, meaning average buyers are paying more over time as property values have increased.
3. When Will the Market Feel These Changes?
The phased introduction of policy changes means that the wider impact will unfold gradually:
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Landlord income tax increases: April 2027
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Mansion tax: April 2028
With uncertainty now lifted, many home-movers can plan with more confidence. Although the very top end of the market may pause for reassessment ahead of the 2028 surcharge, the majority of UK households remain unaffected by the new measures.
In Sutton Coldfield and surrounding areas, where most transactions are comfortably below the £2 million mark, we expect activity to stabilise rather than slow, with continuity in stamp duty helping restore momentum.
4. ‘Mansion Tax’ Introduced for Homes Worth Over £2 Million (from April 2028)
A new annual surcharge—informally referred to as a mansion tax—will apply to homes valued above £2 million. This is payable by the owner, not the occupier, and is charged in addition to council tax.
Annual surcharge bands:
| Property Value | Annual Charge |
|---|---|
| £2.0–2.5m | £2,500 |
| £2.5–3.5m | £3,500 |
| £3.5–5.0m | £5,000 |
| £5m+ | £7,500 |
The government will carry out a targeted valuation exercise every five years to determine which band applies.
Nationally, only a small proportion of properties fall within this threshold, and the impact will be concentrated primarily in London and the South East, where higher-value homes are more common.
However, as with most taxation affecting the upper end, there is a likely trickle-down effect that can influence buyer behaviour below these thresholds. Markets may edge slower, particularly as we approach the 2028 implementation date.
Acres View
At Acres, we believe that stability, clarity, and confidence are essential for healthy market activity. While certain aspects of the Budget introduce additional cost pressures, particularly for landlords and the premium sector, the absence of major changes to stamp duty will be welcomed by the majority of movers.
Whether you're considering selling, buying, renting, or investing, our experienced team across all four offices is here to offer honest, informed advice tailored to your circumstances.
Want more tips and advice? We love being able to help! Acres Estate Agents are your local, family owned and run property experts for the Sutton Coldfield and Great Barr areas. Call your local office on the numbers below or email This email address is being protected from spambots. You need JavaScript enabled to view it. to find out how we can help you.
Want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
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Stepping Up Our Social Media Presence 🚀
A look behind the scenes at how we’re evolving, engaging, and moving forward
Over the past year, Acres Estate Agents has made a clear, deliberate, and strategic decision to significantly strengthen and expand our presence across social media platforms — and the results so far have been outstanding.
In today’s fast-moving and highly competitive property market, social media is no longer a “nice to have” for estate agents. It plays a central role in how buyers and sellers discover properties, research agents, and ultimately decide who they trust to handle what is often their biggest financial decision. A strong, consistent digital profile allows us to showcase not only the homes we market, but also the people, values, experience, and professionalism that sit behind the Acres brand.
Bringing Properties to Life 🎥
One of the most impactful developments has been our increased focus on high-quality property videos. While professional photography remains vital, video content enables us to present homes in a far more engaging and immersive way — showcasing layout, flow, natural light, outdoor space, and overall lifestyle in a way that still images alone simply cannot.
These videos are proving extremely effective across our social channels, helping properties reach a wider audience and generate higher levels of engagement. Just as importantly, they allow prospective buyers to gain a much clearer understanding of a home before arranging a viewing, leading to more meaningful enquiries and better-quality viewings.
Putting Faces to the Name 👋
Alongside property-led content, we have also introduced interviews with our managers and partners, offering followers a genuine insight into the people behind Acres Estate Agents. These features allow us to share our local knowledge, market expertise, and approach to selling, while also highlighting the personalities that drive the business day to day.
This has helped to humanise agency, build trust, and reinforce the depth of experience across our team. Feedback has been extremely great, with many clients commenting that they enjoy seeing who they will be dealing with and hearing directly from those responsible for leading and shaping the business.
Real Results, Real Engagement 📈
By combining professional video content, regular posting, and authentic behind-the-scenes insight, we have already seen clear and measurable benefits, including:
- Increased engagement and reach across our social media platforms
- Greater exposure and momentum for our property listings
- Stronger brand recognition within our core areas
- Clients feeling more informed, confident, and connected before first contact
Social media has effectively become an extension of our marketing and customer service, allowing us to communicate more clearly, more frequently, and more personally with both buyers and sellers.
Looking Ahead to an Exciting Year ✨
As we look ahead, we are genuinely excited about what the coming year will bring. Building on the success so far, we have a number of new initiatives planned, including:
- Even more creative and informative property videos
- Additional team features, interviews, and behind-the-scenes content
- Coverage of local events and increased community involvement
- Continued investment in new ideas, formats, and social media advances
Our objective remains simple: to keep evolving, to keep innovating, and to ensure that Acres Estate Agents continues to stand out as a modern, forward-thinking, and approachable estate agency that delivers exceptional results for its clients.
Stay Connected with Acres
We look forward to sharing more with you over the months ahead. If you’re thinking of selling, buying, or simply want to keep up to date with what’s happening locally, we invite you to:
- Follow us on social media
- Watch our latest property videos on Acres web site, youtube, Rightmove, on The Market and of course social media.
- Get in touch with your local Acres office for a chat
As always, thank you for your continued support and engagement with Acres Estate Agents.
If you would like to discuss selling your home, our proactive approach and ideas please get in touch with us; This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Thank you for reading our latest article, your interest in Acres, and our property for sale.
Nigel & Jayne Deekes – Acres Partners
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Looking for advice on how to buy a house? You’ve come to the right place.
It’s no secret that the housing market has been incredibly busy in recent months with house prices going through the roof. For buyers, it's hard to stand out, with so few properties on the market and so much competiton. There is some good news on the horizon though...
Things are starting to settle down, amid falling interest rates and more settled inflation. 11% of homes have had their price cut by more than 5% since September, according to property portal Zoopla. And more properties are now coming to the sales market.
If you're looking to move soon, we’ve compiled a helpful step-by-step guide to give you the best possible chance to secure your dream home and ensure your purchase is as stress-free as possible.
1. Save, save, save!
Look to save at least 10 to 20% of the cost of the home you would like to buy.
Top tip: remember to factor in additional costs like solicitor fees, mortgage fees, survey costs and buildings insurance. As your local property professionals, we’re always here to help support you and offer advice on moving costs.
2. Get a mortgage agreement in principle
This is an estimate of how much you could potentially borrow from a bank or building society. Bear in mind it’s not a formal mortgage offer but it means you can show agents that it’s likely you’ll be able to afford the property you want to buy. Get expert mrtgage advice here ~ https://acres-fs.co.uk/
3. Identify an up and coming area
When searching for a new home, it’s important to look beyond the four walls of the property.
One way to get ahead and make the market work for you is to find a part of town that is affordable yet offers an increasing amount of amenities due to a new demographic of people moving into the area.
According to our property expert, and Manager of Acres Four Oaks office Chris Harvey, the top four signs you should look out for in an up and coming area;
- Young professionals are a great indicator of potential growth. If you can spot people in their twenties and thirties choosing a specific area, it's almost inevitable that local house prices there will increase.
- New delicatessens, pubs, restaurants and independent coffee shops suggest that there is new demand in the area from people with disposable income.
- Nearby public transport links that give local residents access to schools, workplaces and central locations will inevitably attract more people to the area.
- Regeneration can greatly improve the quality of life in a specific area. Chances are if money is being pumped into a neighbourhood, the house prices there are likely to grow.
4. Find a good buyer ~ Acres of course.
Acres are here to make your buying process as simple and smooth as possible. We will provide you with daily updates of new properties, and if you contact your local office, we will give you advice and tips on the local area.
You should plan for multiple property viewings. Do your research and get to know the local market really well. If you need a little extra area advice, talk to us..
5. Make an offer
Once you’ve found what you’re looking for, it’s time to make an offer. Think carefully about what you would be willing to pay, if you go too low you risk not being seen as a serious buyer, so make sure your offer is realistic. Equally, don’t go in too high and miss the mark completely. Remember your estate agents will be on hand to help to support you through the offer process.
6. What happens after you’ve made an offer?
Well, this can go one of two ways. The estate agent will call you back and tell you that your offer has been accepted. In this case, it’s time to breathe a sigh of relief and move on to step 7. If not, you might want to repeat the process again with a higher offer. Again, our agents are able to do all the negotiations on your behalf.
7. Arrange a mortgage
If you need to arrange a mortgage we can help through our associated company Acres Financial Services. They can compare thousands of mortgage deals from a panel of high street and specialist lenders (subject to status and lender criteria). Get expert mrtgage advice here ~ https://acres-fs.co.uk/
8. Appoint a property lawyer / conveyancer
Once you've had your offer accepted and confirmed your mortgage, it's time to think about who you want to handle the legal side of things. A property lawyer will take charge of conducting searches, liaising with the seller’s lawyer, inspecting the seller’s documents, dealing with the Land Registry and all that fun stuff. This role is critical to keeping your house purchase on track so do your research.b
9. Get a survey
Sorted your mortgage and property lawyer? Great.
It’s survey time. A survey isn’t compulsory, but it’s definitely advisable. If you don’t get one and you come across unforeseen structural issues once you’ve bought the property, it would just be hard luck. Don’t be one of those people that rely on the mortgage valuation or you might find yourself forking out thousands of pounds later down the line. Give yourself peace of mind by having a survey conducted.
The HomeFact Report, RICS HomeBuyer Survey, RICS HomeBuyer Survey & Valuation and the RICS Building Survey are your main options.
10. Arrange buildings insurance
How important is buildings insurance? Well, take this example – as soon as the contracts are exchanged, you’re legally bound to buy the property. If the building were to burn down the day before completion and you weren’t insured, you’d have to pay every penny of the sale price yourself, that's why for many lenders it's a requirement for you to have building insurance prior to completion.
11. Set the completion date
This is the date that you’ll finally move into your new home. Completion usually takes place between one and four weeks after you’ve exchanged contracts. During this time, it might be an idea to find a trustworthy removals company to help get you moving.
12. Exchange contracts and sign the transfer deeds
You’re almost there! Your deposit will now be sent to the seller’s property lawyer, along with the contracts that you signed. Your property lawyer will prepare the transfer deed. Make sure you sign it in the presence of a witness. It confirms you're willing to take ownership of the property.
Once this is complete it means you’re legally bound to purchase the house. Time to put the champagne on ice and celebrate!
13. Completion
You did it. You’re officially a new homeowner – collect the keys and let yourself in. You can now look forward to making the house a home!
Want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
