Market Comment (October 2025) - What Buyers And Sellers Must Know This Autumn
As we move towards the end of the year, the UK housing market shows no sign of slowing down. With rumours swirling about further SDLT changes, it’s natural some people will choose to wait and see what comes next.
Stamp Duty receipts surge, but reform jitters linger
HMRC receipts show homebuyers have paid £10.8bn in Stamp Duty between January and September 2025 — 22% higher than the £8.8bn collected over the same period in 2024. September alone raised £1.5bn (vs £1.3bn in August). The mood music is less certain: since 18 August, rumours have swirled about replacing SDLT with a seller-side property tax on homes over £500,000. Analysts warn that if uncertainty drifts into November, some buyers could delay completions ahead of the Autumn Budget.
Staggered SDLT payments under review — don’t pause your move on rumours
Reports suggest the Treasury is exploring allowing buyers to pay SDLT in instalments rather than in one lump sum at completion. It may ease upfront costs, but it’s not policy yet. As one tax specialist put it: “We’d caution people not to get distracted by proposals that are still at the discussion stage.” Meanwhile, a review of 7,000+ transactions found around 11% of buyers overpaid stamp duty, with average refunds near £13,000 — a reminder to double-check reliefs rather than gamble on what might be announced.
Your moving timeline: 87 days from offer to keys (longer in London)
New data indicates buyers wait 87 days on average from mortgage offer to completion — nearly three months that often disappears into searches, enquiries and final checks. Greater London clocks in at 94 days, so Leytonstone movers should build that into chains and notice periods. As one adviser notes: “Whilst mortgage brokers can help speed up the conveyancing process by proactively managing paperwork and communication, buyers need to be prepared for this timeline.”
Later-life planning: tapping housing wealth
A new report for the Equity Release Council argues that releasing housing wealth could unlock £23bn a year by 2040, extending retirement incomes — particularly where pensions lag regional living-cost benchmarks. Illustratively, a typical London homeowner could release ~£224,400 (on a £561,000 property), supporting up to 15.4 years at a moderate standard, or seven fully funded extra years of retirement — though suitability depends on personal advice and alternatives such as downsizing.
First-time buyers stretch higher LTVs — family help matters
Half of UK first-time buyers now borrow at 90%+ LTV, and 1 in 7 push to 95%+ where available. A quarter of high-LTV FTBs received a family gift (~£10,000), while lower-LTV FTBs typically had ~£30,000 of help, underscoring how deposits shape rates and resilience. Only 32% used a government ISA this year. For Leytonstone sellers, this mix influences buyer pools, chain stability and achievable timelines.
What this means for Leytonstone right now
● Plan for time, not just price: build 90–100 days from offer to completion into your move to avoid chain stress.
● Don’t wait on rumours: continue with transactions; any SDLT changes are unconfirmed and may not be retrospective.
● Sense-check tax: explore legitimate reliefs to avoid overpaying SDLT.
● Expect high-LTV buyers: pricing and marketing should reflect tighter affordability and the role of family gifts.
● Later-life choices: if you’re selling to fund retirement, compare equity release vs downsizing in today’s market.
If you’re weighing up a sale or purchase in Leytonstone, the right next step depends on your chain, finance and timescales. Trading Places can walk you through the moving timeline, SDLT considerations and buyer dynamics locally — and help you decide what to do, when.
We make sure you make an informed move
If you would like to learn more about Leytonstone, what the area has to offer, and how to achieve your goals in the local property market, we can help. To arrange an appointment, call us on 020 8558 1147 or send us an email at info@tradingplacesproperty.com
You will find Trading Places Estate and Letting Agents at 46 Church Lane, Leytonstone, London, E11 1HE; and we look forward to assisting you.
Click here for an online Valuation (a starting point)
Click here for a Desktop Valuation (a more detailed option)
Click here to book a Home Visit Valuation (the full works)