The property market rarely stands still, but the start of 2026 has been a perfect example of just how quickly things can shift.
After a surprisingly strong start to the year, with mortgage rates dipping below 4% and buyer confidence returning, the market has moved into a more complex phase. Global events have pushed borrowing costs back up, sentiment has wobbled, and many of the conditions that fuelled early momentum have changed almost overnight.
So what does that actually mean if you’re buying, selling or investing right now?
That’s exactly what this quarter’s report breaks down.
What’s happening in the market right now?
The headline is this: the market hasn’t stopped, but it has reset.
We’re seeing a shift away from urgency and towards more considered decision-making. Buyers are no longer chasing short-term gains. Instead, they’re focusing on long-term affordability and making decisions based on need, not timing.
At the same time, mortgage rates are proving more volatile than many expected. The sub-4% deals that helped drive activity at the start of the year have largely disappeared, and lenders are continuing to reprice in response to wider economic pressures.
The result? A market that is still moving, but with more caution, more strategy and far less room for guesswork.
A major shift for landlords
Alongside economic changes, there is a structural shift happening in the rental market that can’t be ignored.
From 1 May 2026, the Renters’ Rights Act comes into force – one of the biggest overhauls of the private rental sector in decades.
This isn’t a minor tweak. It fundamentally changes how tenancies operate, how rents are set, and how landlords manage their properties.
We’re already seeing the impact:
- Smaller landlords are reconsidering their position
- Compliance expectations are increasing
- The market is moving towards more professional, well-capitalised operators
For landlords, this is a moment to get ahead or risk being left behind.
Michelle’s view: resilience, not retreat
Despite everything – rates, regulation, global uncertainty – the underlying story of the property market is still one of resilience.
People still need homes.
Life events still drive moves.
And those who understand their numbers and act with clarity are still progressing with confidence.
As Michelle puts it:
“We’re no longer seeing people trying to time the market perfectly. The focus has shifted to making decisions that work long term, and that’s a much healthier place to be.”
What should you be doing now?
One of the strongest themes in this report is simple but important:
Waiting for the “perfect moment” isn’t a strategy.
Whether you’re buying, remortgaging or reviewing your portfolio, the key is understanding:
- What you can afford (on a good month and a bad one)
- How changing rates impact your position
- What the regulatory changes mean for you specifically
Read the full Q2 Property Report
This quarter’s report goes deeper into:
- What’s really driving mortgage rates
- What the Renters’ Rights Act means in practice
- The key actions landlords need to take now
- Practical advice for navigating the months ahead
