2026 Property Market Update: What Landlords and Sellers Need to Know Now

3 minute read

2026 Property Market Update: What Landlords and Sellers Need to Know Now

If you own property in Luton right now, this is not a year to drift.

It’s not a panic market.
But it is a selective one.

Tenants are more selective.
Buyers are more selective.
Surveyors are more cautious.

And that changes how you need to approach pricing, compliance and exit strategy.

Here’s what we’re seeing on the ground.

1. Price Sensitivity Is Very Real

Applicants are not afraid to turn down properties that feel:

• Overpriced

• Poorly presented

• Tired or average

The days of “it’ll rent anyway” are gone.

If a property is even slightly above perceived market value, it is either:

• Sitting longer

• Attracting lower quality enquiries

• Or being negotiated down

Meanwhile, well-presented, correctly priced homes are still moving quickly.

The gap between realistic and unrealistic pricing is widening. 

If your property has been on the market longer than expected, the issue is rarely demand alone. It’s positioning.

This is where honest advice matters.

2. Renters’ Rights: 10 Weeks Away

This is the biggest compliance conversation happening locally.

Landlords are nervous - and understandably so.

We are seeing a sharp increase in requests for:

• Compliance checks

• Tenancy agreement reviews

• Documentation audits

• Process reviews

The real concern isn’t just about the legislation itself.

It’s whether paperwork would stand up if challenged.

Small administrative gaps - incorrect notice wording, missing documentation, outdated clauses - can create significant problems later.

If your property hasn’t had a structured compliance review recently, now is the time.

Prevention is always cheaper than correction.

3. The Sales Market: Cautious and Technical

Despite interest rates easing, we are not seeing a surge of new buyers entering the market.

Instead, we’re seeing:

• Down-valuations on surveys

• Buyers renegotiating after lender reports

• Deals being restructured

• Some buyers walking away entirely

This is not a crash.

But it is cautious.

And when surveyors down-value, it creates chain disruption, delays and deal fatigue.

Pricing strategy and buyer quality now matter more than ever.

If your property is under offer, strong negotiation and proactive deal management are essential to keep it together.

What This Means for You

There are three key questions every landlord and seller should be asking right now:

1. Is my property priced realistically for today’s market?

2. Is my compliance fully watertight ahead of upcoming changes?

3. If I were to sell, would I achieve the number I think I would?

Guesswork is not a strategy.

Clarity is.

Get a FREE Valuation

If you’re even slightly unsure about your property’s current position — whether rental or sale — start with facts.

Get a FREE Valuation

No pressure.
No obligation.
Just clear numbers and honest advice so you can make an informed decision.

Book a Property Strategy Call

If you’d prefer a deeper conversation, you can book a Property Strategy Call.

We’ll review:

• Current rental positioning

• Compliance exposure

• Market demand

• Sale potential and risk factors

And I’ll give you straightforward advice - even if the answer is “hold for now”.

Because in a selective market, strategy beats assumption every time.

Best wishes,

Venessa Afonja

Director, VA Sales & Lettings