September 2026: Property Market Update
More choice, different prices and a market that's quietly favouring buyers. September's property update has a few things worth knowing before you make your next move.
Introduction
🏡 The UK property market rarely stands still, and September brings a shift worth paying attention to. Homes for sale are sitting at a 12 year high for this time of year, asking prices have softened, and buyers are finding more room to negotiate than they have in some time. Wherever the market tilts in one direction, it opens the door for those ready to move with it. Whether you're buying your first home, growing a portfolio, or simply keeping an eye on where things stand, understanding what's actually happening right now, not just what headlines suggest, puts you in a stronger position. This guide breaks down what September's market update means for you, and where the real opportunities and considerations lie.
UK PROPERTY MARKET UPDATE 🏡 The market continues to favour buyers, with more homes available for sale, softer asking prices and less competition for many properties. Rightmove reported that the number of homes for sale is at a 12 year high for this time of year, while average asking prices fell 2.0% in August. Mortgage rates have, however, started edging upwards again as lender funding costs rise.
Key takeaway: it is still a buyer's market and could be a good time to buy, with greater choice and more negotiating power. Mortgage rates have recently started moving upwards, however, so getting advice early can help you understand what you can afford, secure a competitive rate and negotiate with confidence.
FIRST TIME BUYER INSIGHT 💡
First time buyers may now be able to borrow significantly more than they realise. One of our lenders has introduced mortgages allowing eligible first time buyers to borrow up to 6.5 times their income, with borrowing available up to 95% of the property's value. That means a household earning £100,000 could potentially borrow up to £650,000 and purchase a property worth around £684,000 with just a 5% deposit. Eligibility criteria apply, but the change highlights just how differently lenders assess affordability.
We can compare lenders on your behalf and identify where your income, deposit and circumstances could give you greater borrowing power.
REMORTGAGE RADAR 📡 If your fixed mortgage deal ends within the next six months, it may be worth reviewing your options now rather than waiting until the last minute. We can help you secure a new rate months before your existing deal expires, giving you the opportunity to lock in a competitive rate early. If a better option becomes available before your renewal date, we will refresh your deal; if rates rise, you can keep the rate you already secured. It is also important not to assume that your existing lender's renewal offer is automatically the best deal.
We can compare your current lender with alternatives across the market and continue reviewing rates right up to completion.
BUY-TO-LET INSIGHT 🏘️ We are seeing an increasing number of landlords exploring ways to convert existing single let properties into HMOs, supported living or serviced accommodation to increase rental income, improve cashflow and reduce reliance on a single tenant. However, your existing single let mortgage will often not be suitable once the property is used for multiple occupiers or under a different letting model. Having the wrong mortgage in place could also affect the validity of your insurance cover.
We can discuss your proposed strategy and help you find the right mortgage and insurance for your individual circumstances.
BRIDGING AND COMMERCIAL 🌉 Bridging finance is increasingly being used not only for auctions, but also to prevent property chains collapsing, purchase investment properties quickly and fund refurbishment until a property is suitable for a standard mortgage. When comparing bridging finance, the headline interest rate is only part of the cost. Arrangement fees, exit fees, valuation and legal costs, the length of the term and the proposed exit strategy can all make a significant difference to what you ultimately pay.
MortgageLadder can compare specialist lenders, assess the total cost of the finance and help structure the borrowing around your purchase, refurbishment or refinance plans.
PROTECTION AND INSURANCE 🔐 Protecting your property is important, but have you protected your income and your life? If illness or injury left you unable to work, how would your mortgage and household bills continue to be paid? UK insurers paid £7.84 billion in life insurance, critical illness and income protection claims during 2025, demonstrating the financial support these policies can provide when families need it most.
We can review the protection you already have, identify any gaps and help you arrange suitable life cover, critical illness cover or income protection.
DID YOU KNOW? 🤔 You do not necessarily need to wait for the Bank of England's next interest rate decision before securing a mortgage rate. Fixed mortgage rates are influenced by financial market expectations and lender funding costs, which means they can rise or fall before Bank Rate itself changes. With the next Bank of England decision due on 17 September, waiting does not necessarily guarantee a cheaper mortgage.
We can help you secure an available rate now and, if a better option becomes available before completion, review and refresh your deal.
JUST FOR LAUGHS 😂
What is a property investor's favourite type of exercise?
Equity release.
MortgageLadder is an independent whole-of-market FCA directly authorised broker providing free, personalised advice for home buyers, investors and property developers. Services cover life and general insurance; residential mortgages; commercial mortgages including bridging and development finance. Stay up to date @MortgageLadder
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