F&F LLP UK Real Estate Team – Newsflash Land Registry publishes March 2026 UK House Price Index

The Land Registry has today released the UK House Price Index for March 2026, showing that average UK house prices fell by 0.4% between February and March. Over the year, there has been no overall change in prices, leaving the average UK property valued at £268,000.

In England, the data indicates that average prices declined by 0.5% on the month and by 0.6% annually, bringing the average property value to £290,000.

Regional variation remains pronounced. The East Midlands recorded the “strongest” monthly uplift, with prices rising by 0.3%, and it also led annual growth with an increase of 0.7%. By contrast, the West Midlands experienced the sharpest monthly fall at –1.6%.

London continued to show the weakest annual performance, with prices down 2.1% year‑on‑year and a monthly fall of 0.3%, resulting in an average London property value of £542,000.

Wales presented a more positive picture, with average prices rising by 0.6% since February and increasing by 2.9% over the year. The average property in Wales now stands at £213,000.

For full details, please refer to the official report: UK House Price Index for March 2026

For further information or legal advice, including conveyancing services in England, please contact the F&F LLP UK Real Estate Team: Anna Douglass, Alastair Hargreaves, Caren Vidamour and Hannah Damant.

The English property landscape continues to shift at pace, shaped by a combination of legislative reform, evolving market sentiment and a renewed focus on consumer protection.

As we move through 2026, buyers, sellers, developers and leaseholders are navigating a sector that feels more regulated, more transparent, and, at times, more demanding than ever.

Our UK Real Estate team has taken stock of the latest developments influencing the market and the legal frameworks underpinning it.

Key Legal Updates:

Leasehold & Freehold Reform Act 2024 – Implementation gathers momentum

The government’s multi‑year rollout of the Leasehold & Freehold Reform Act continues to reshape the leasehold system. While the sector is still adjusting to the practical implications, several early measures are already having a tangible impact:

• Simplified lease extension rights are reducing the procedural burden on leaseholders, making long‑term security more accessible
• Greater transparency around service charges is forcing managing agents and freeholders to justify costs with clearer documentation and earlier disclosure
• Reduced exposure to legal costs is shifting the balance of power, giving leaseholders more confidence to challenge unreasonable demands.

Further phases of implementation are expected throughout the year, and many practitioners anticipate that the cumulative effect will be a more balanced and modernised tenure system. The reforms are also prompting landlords and managing agents to reassess long‑standing practices that may no longer withstand scrutiny.

Building Safety Act – Strengthened protections for leaseholders

The Building Safety Act continues to evolve through case law, with recent judgments reinforcing the principle that leaseholders should not bear the financial burden of historic building‑safety defects. Courts have increasingly supported residents seeking to recover remediation costs from developers, contractors or building owners.

This shift is reshaping the risk landscape for the construction and property‑management sectors. Developers are now more cautious about legacy liabilities, while leaseholders, many of whom have faced years of uncertainty, are gaining clearer routes to redress. The direction of travel is unmistakable: accountability is moving up the chain, away from residents and towards those responsible for the original works.

Rights of Light – A more predictable compensation framework

Rights‑of‑light disputes have long been a source of uncertainty for developers and homeowners alike. Recent High Court decisions have provided welcome clarity on how damages should be assessed when a development infringes neighbouring light rights.

This emerging body of case law is helping to:

• Reduce the unpredictability of negotiations
• Encourage earlier engagement between parties
• Support more realistic valuations of potential liabilities
• For developers, this means fewer surprises late in the planning process. For homeowners, it offers reassurance that their rights are being treated with greater consistency.

Conveyancing & disclosure standards – A shift towards early transparency

The conveyancing sector is undergoing a quiet but significant transformation. New expectations around climate‑risk reporting, material information disclosure, and upfront documentation are changing the rhythm of transactions.

Buyers can now expect:

• More detailed information earlier in the process
• Clearer reporting on flood risk, EPC ratings and environmental considerations
• Fewer late‑stage surprises that derail transactions
• While this front‑loading of information can extend the preparation phase, it ultimately supports more informed decision‑making and reduces fall‑through rates.

Residential market trends

A steady but price‑sensitive market; the UK housing market remains active, though buyers are increasingly discerning. Annual price growth is modest, and regional variation remains a defining feature with North East and North West continuing to show resilience, supported by strong rental demand and comparatively affordable entry points. London is at a stable at a higher price point, with prime areas performing well but mainstream segments showing sensitivity to pricing and condition.

Sellers who price realistically are achieving good levels of interest, while those testing the upper limits of the market are encountering longer listing times and more frequent reductions.

Mortgage rate pressures

With the Bank of England holding the Base Rate at 3.75% in today’s announcement, mortgage rate pressures are set to persist. Even without an increase, the higher‑rate environment has already pushed borrowing costs upward in recent months, influencing affordability and prompting more cautious buyer behaviour. Many households are recalibrating their expectations, either adjusting budgets or widening their property search areas to keep plans on track.

Despite these pressures, well‑presented and fairly priced homes continue to attract competitive interest. The market is not stalling; it is simply becoming more rational. Buyers are scrutinising value more closely, and properties aligned with current pricing realities are still performing strongly.

Outlook

Despite broader economic headwinds, the residential market remains fundamentally resilient. Demand persists for:

• Realistically priced homes
• Energy‑efficient properties, which increasingly command a premium
• Well‑located family housing, particularly near strong schools and transport links
• Legal reforms, while sometimes complex, are ultimately steering the sector towards greater transparency, fairness and consumer protection. For many, this represents a long‑awaited recalibration of the property ecosystem.

How we can help

Our UK Real Estate team is on hand to guide clients through this evolving landscape. Whether you require tailored legal advice, support with leasehold matters, or conveyancing services across England, our dedicated UKRE specialists, Anna Douglass, Alastair Hargreaves, Caren Vidamour and Hannah Damant, are ready to assist.

HM Land Registry has released the UK House Price Index for February 2026. The latest data shows that average UK house prices rose by 0.1% since January, with annual growth of 1.2%. This brings the average UK property value to £268,000.

In England, average prices increased by 0.2% over the month and by 0.8% annually, taking the average property value to £290,000. The North East recorded the strongest monthly growth at 2.7%, while London experienced the largest monthly fall at -1.9%. Yorkshire and the Humber saw the highest annual growth at 3.9%, whereas London recorded the lowest annual movement at -3.3%.

London’s market continues to soften, with prices falling by 1.9% since January and by 3.3% over the year. The average property value in the capital now stands at £542,000.

In Wales, average prices rose by 0.3% over the month and by 2.5% annually, bringing the average property value to £210,000.

For full details, please refer to the official report: UK house price index February 2026

For further information or legal advice, including conveyancing services in England, please contact the F&F LLP UK Real Estate Team: Anna Douglass, Alastair Hargreaves, Caren Vidamour and Hannah Damant.

A major change is on the horizon for the private rented sector in England.

As part of the government’s ongoing reforms, a new national Private Rented Sector Database will be introduced, with rollout expected to begin in late 2026.

This database will require all landlords and all rental properties in England to be registered. The aim is to increase transparency, improve standards, and give tenants clearer visibility of who is responsible for their homes.

For landlords and agents, this represents a significant new compliance obligation, and early preparation will be key. We will continue to monitor developments closely and provide updates as further guidance is released.

Registration is mandatory for every private landlord in England who lets a residential property under a private tenancy.

This covers:

• Individual landlords – whether you have one property or a large portfolio
• Company landlords – limited companies, partnerships and other corporate structures that own and let residential property
• New landlords – must register before advertising or letting a property once the database is live
• Existing landlords – will have a transition period to register once the database is operational, exact window to be confirmed in regulations

Letting agents are not required to register as landlords, but the legislation places a duty on agents to check that their landlord clients are registered on the database before accepting an instruction to market or manage a property. An agent who acts for an unregistered landlord may themselves be liable for a penalty.

If you require further information or legal advice, including conveyancing services in England, please contact our dedicated UKRE team: Anna Douglass, Alastair Hargreaves, Caren Vidamour and Hannah Damant, who will be pleased to assist.

The Government has issued an Information Sheet explaining how tenants may be affected by the changes introduced under the Renters’ Rights Act 2025. This document must be provided by private landlords and letting agents in England, and the following summary outlines the key requirements.

The Information Sheet is an official government publication intended for tenants, setting out how their tenancy could change under the new legislation and forms part of the compliance obligations for landlords and their agents.

Where a landlord has appointed a letting agent to manage the property, the agent is responsible for giving the Information Sheet to the tenant, even if the landlord has already done so.

Landlords and agents must provide the Information Sheet where the tenancy meets all of the following conditions:

• It is an assured or assured shorthold tenancy
• It was created before 1 May 2026
• It has a written or partly written record of, including a written tenancy agreement

The Information Sheet must be given to tenants no later than 31 May 2026. Failure to comply may result in a civil penalty of up to £7,000. The requirement does not apply to lodgers.

A copy must be provided to every individual named on the tenancy agreement. The Information Sheet is only valid when downloaded directly from the official government page, and landlords must supply the exact PDF published there.

The document may be provided in one of two ways:

• By giving or posting a printed hard copy to the tenants
• By sending the PDF as an attachment via email or text message

Sending a link to the PDF is not acceptable and will not meet the legal requirement.

The legislation does not require landlords to amend or reissue any existing tenancy agreement. However, where a tenancy is based entirely on a verbal agreement made before 1 May 2026, the Information Sheet cannot be used.

In such cases, landlords must instead provide written information covering the key terms of the tenancy.

Further guidance is available on GOV.UK: Tenancy agreements, written information for your tenant

This guidance was published by the Government on 20 March 2026 and there is a very limited timeframe to issue the Information Sheet before the 31 May deadline, particularly with Easter and the spring bank holidays reducing the number of working days available.

Agents should therefore be preparing now to ensure timely compliance and avoid last‑minute difficulties. It is also important that agents proactively communicate this requirement to their landlord clients.

Although the legal duty ultimately rests with the landlord, a failure to clearly agree who is responsible for serving the document could result in avoidable disputes, complaints or potential penalties.

The official PDF Information Sheet can be accessed here: The Renters’ Rights Act Information Sheet 2026

If you require further information or legal advice, including conveyancing services in England, please contact our dedicated UKRE team: Anna Douglass, Alastair Hargreaves, Caren Vidamour and Hannah Damant, who will be pleased to assist.

Published today, 25 March 2026, HM Land Registry has released the UK House Price Index for January 2026, providing the latest insight into residential property trends across the UK.

The January data shows that average house prices have fallen by 0.3% since December 2025. Annual price growth stands at 1.3%, bringing the average UK property value to £268,000.

In England, average house prices fell by 0.2% since December 2025. The annual price rise of 1.1% takes the average property value to £290,000.

Regional highlights include:

• London recorded the strongest monthly rise at 0.8%
• The North East saw the sharpest monthly fall at -2.8%
• The North West leads annual growth at 3.1%
• London shows the lowest annual performance at -1.7%

London shows an average monthly price fall of 0.8% since December 2025. House prices have decreased annually by 1.7%, bringing the average property value to £554,000.

Wales shows an average monthly price fall of 1.7% since December 2025. An annual price increase of 2% takes the average property value to £210,00.

For more details, please visit the official report: UK House Price Index January 2026

If you require further information or legal advice, including conveyancing services in England, please contact our dedicated UKRE team: Anna Douglass, Alastair Hargreaves, Caren Vidamour and Hannah Damant, who will be pleased to assist.

Unsurprisingly, due to the ongoing events in the Middle East, the Bank of England has kept interest rates at their current level of 3.75%.

Although there had been hopes of a fall in interest rates earlier this year (due to falling inflation), that view is no longer held.

Mortgages, in consequence, are unlikely to be cheaper in the short term, and the 3.75% hold suggests a cautious approach by the Bank, to see how global macroeconomics play out.

It is likely that energy prices will raise this year also, so the economic position is to expect some turbulence ahead, and potentially higher interest rates and upwards inflationary pressure.

For any UK Real Estate matters please contact Anna Douglass, Alastair Hargreaves, Caren Vidamour or Hannah Damant.

The Chancellor has delivered the UK Spring Budget 2026, setting out fiscal priorities for the year ahead and signalling several policy shifts relevant to real estate investors, developers and occupiers. Early analysis highlights a continued focus on economic stability, targeted growth incentives and measures aimed at supporting housing supply and infrastructure delivery.

Whilst the fiscal impacts to the UK of events in the Middle East are not yet known, with some experts suggesting higher fuel prices will impact interest rates, time will no doubt tell. Notwithstanding this, we have set out below some of the key highlights of the speech.

Budget Overview

Housing and planning policy remains a central theme, with new funding commitments for affordable housing and brownfield regeneration, alongside further planning system reforms intended to accelerate approvals and reduce administrative delays. Property‑related tax measures feature again this year, including adjustments to capital allowances and potential changes to SDLT thresholds aimed at stimulating market activity. Infrastructure investment continues to be prioritised, with expanded support for transport, energy and digital projects designed to drive regional growth and long‑term productivity. The wider business environment is also addressed through measures supporting SMEs and inward investment, particularly in areas linked to innovation, sustainability and green construction.

Spring Forecast and Mortgage Market Implications

The Spring Forecast confirms that lower interest rates are expected to reduce borrowing costs, with households projected to save over £1,300 per year on a typical new fixed‑rate mortgage, based on an advance of £215,000 over 29 years with a two‑year fixed rate. This represents a significant shift for buyers entering the market or refinancing in 2026.

The broader economic picture is equally relevant for the mortgage market. Falling inflation and a more stable fiscal outlook help anchor interest rate expectations, which directly influence how lenders price fixed‑rate and tracker products. As swap rates and funding costs ease, lenders gain greater confidence in offering more competitive deals. For borrowers, this translates into improved affordability calculations, potentially increased loan eligibility and reduced monthly repayments.

For the market more broadly, it supports transaction levels and buyer confidence after a period of volatility. Even without housing‑specific announcements, the economic direction set out in the Spring Forecast has tangible implications for mortgage pricing, refinancing decisions and overall household finances.

Sector Outlook

Taken together, the Budget and the Spring Forecast reinforce the government’s intention to balance fiscal discipline with targeted growth. For the property market, the combination of planning reforms, infrastructure investment and easing financial conditions may create new opportunities, particularly in regeneration, energy‑efficient development and strategic land.

For any legal advice relating to UK Real Estate, please contact Anna Douglass, Alastair Hargreaves, Caren Vidamour or Hannah Damant.

HM Land Registry has released the UK House Price Index for December 2025, published on 18 February 2026. The latest figures show that average UK house prices fell by 0.7% between November and December 2025, while annual growth stood at 2.4%, bringing the average property value to £270,000.

In England, average prices also fell by 0.7% over the month. Annual growth reached 1.7%, resulting in an average property value of £292,000. Regionally, the East Midlands recorded the strongest monthly increase at 0.4%, while the South West experienced the largest monthly decline at 1.7%. The North East saw the highest annual growth at 4.6%, whereas London recorded the lowest annual movement at minus 1%.

London’s market showed a monthly fall of 0.8% and an annual decrease of 1%, with the average property now valued at £551,000.

In Wales, average prices rose by 2.6% over the month and by 5% annually, taking the average property value to £215,000. Four repossession sales were recorded in October 2025.

For more details please see: UK House Price Index for December 2025.

For further information or legal advice, including conveyancing services in England and Wales, please contact our UKRE team: Anna Douglass, Alastair Hargreaves, Caren Vidamour, and Hannah Damant who are here to help.

The UK Government has today announced a landmark proposal to cap ground rents at £250 per annum, bringing to an end a regime of uncapped ground rents previously.

Commentary suggests this will offer long‑awaited relief to around one million leaseholders across England and Wales. What is not certain though is whether freeholders whose interests will be affected may bring legal claims against the Government for this proposed change.

This reform, part of the upcoming Leasehold and Commonhold Reform Bill, represents one of the most significant shifts in property law for decades.

By limiting ground rents, the Government aims to modernise a system long criticised by some for its complexity and imbalance.

For leaseholders, this means greater financial certainty. For investors and property professionals, it signals a changing landscape—one that will reshape valuations, portfolios, and long‑term strategies.

The Government remains committed to promoting a form of legal ownership called ‘Commonhold’ and which will be the subject of future F&F commentary.

For any legal advice relating to UK Real Estate, please contact Alastair Hargreaves, Anna Douglass, Caren Vidamour or Hannah Damant.