Year in Review - A Defining Year for Property Investors and REALM 47

Written By Samantha Tyson

As the year draws to a close, it’s clear that 2025 has been a defining year - both for the property market and for REALM 47.

It has been a year of change, opportunity and momentum, where investors who stayed focused, strategic and forward looking have continued to progress.

A Record Year at REALM 47

This year marked a record year for REALM 47.

  • We expanded our team to support growing demand

  • Entered multiple new UK locations

  • Strengthened our investor relationships

  • Supported clients through increasingly complex market conditions

Most notably, we began our expansion into the UAE - a strategic move that reflects both client demand and our long term vision.

You can read more about this in our UAE expansion blog here.

A Market That Rewarded Professional Investors

While some landlords chose to exit the market, this created opportunity.

  • Tired landlords selling existing stock

  • Professional investors stepping in with liquidity and long term intent

  • Increased availability of going concerns, portfolios and income producing assets

Mortgage rates for HMOs and investment stock have reached UK average rates and are holding strong, strengthening positioning for re-investment.

With rates in the 4 to 5% range, refinancing to withdraw equity to further enhance existing stock or expand the portfolio is back in play.  This will be seen more throughout 2026 with investors strategically looking to create liquidity to move on opportunities presented by existing landlords. 

The Budget, SDLT and a Year of Real Turbulence

We can’t close out this review without acknowledging the impact of the Budget and the wider turbulence it created across the UK economy and property market this year.

The combination of increased taxation and Stamp Duty Land Tax (SDLT) changes placed significant pressure on the market as a whole. Businesses, the wider property sector, and in particular the ecosystem that supports professional property investors were hit hard. Increased taxes act as a brake on economic activity, and this year that effect was clearly felt.

The uncertainty surrounding the Autumn Budget, delayed until just before Christmas, had an incredibly detrimental impact. Confidence stalled, decision-making paused, and for many businesses the damage was not only immediate but irreparable. Markets do not respond well to prolonged uncertainty, and this period served as a clear reminder of that.

That said, markets and economies are cyclical. They always experience periods of contraction and recovery, and history shows that confidence does return. A change of government is widely expected to act as a catalyst for the positive shift that many sectors, including property, now need.

One thing we have consistently observed over the past 23 years is this: when the majority pause due to uncertainty, it is often the moment when future success is created. Those who remain strategic, prepared and well positioned during challenging periods are typically the ones best placed to capitalise on the next market shift when confidence returns.

Interest Rates, SDLT and the Bigger Picture

Against this backdrop of uncertainty, professional investors adapted. 

Throughout 2025, investors adjusted to the Stamp Duty Land Tax (SDLT) changes introduced in April 2025, which increased upfront capital requirements for most acquisitions.

While this meant higher initial costs, many investors chose to absorb the impact rather than slow momentum, particularly where long term rental performance and capital growth remained strong. For most professional investors, the priority remained preserving capital for deposits and maintaining acquisition pace, rather than allowing short term friction to disrupt long term strategy.

During the year, growing optimism around interest rates also supported confidence across the market. Mortgage pricing stabilised, swap rates eased and the prospect of future base rate reductions helped reinforce the case for continued investment.

Taken together, these shifts highlighted an important point - despite higher entry costs, the overall investment landscape improved, with stronger cashflow visibility and more sustainable long term financing conditions.

Looking Ahead: What We’re Watching for 2026

As we move towards 2026, several themes stand out:

  • Continued focus on going concerns - HMOs, multi-unit blocks, mixed-use and commercial assets

  • Reduced appetite for heavy refurbishments due to contractor costs and availability

  • Strategic upgrades planned at refinance stages rather than upfront

  • Increased professionalism across the investor base

This environment continues to favour experienced, well advised investors.

Thank You and Happy Christmas

To our clients, partners and wider investor community - thank you for being part of the REALM 47 journey this year. Your continued trust and collaboration have played a key role in making 2025 a record year for the business.

As we approach the festive period, we’d like to wish you a very Happy Christmas and a successful start to the New Year. Our team will have limited availability from Wednesday 24th December through to Monday 5th January. While we’ll do our best to respond promptly, replies may be slightly delayed during this time. 

Office Opening Hours:

  • Wednesday 24th December - Closed

  • Thursday 25th December - Closed

  • Friday 26th December - Closed

  • Monday 29th December - 10:00am to 4:00pm

  • Tuesday 30th December - 10:00am to 4:00pm

  • Wednesday 31st December - Closed

  • Thursday 1st January - Closed

  • Friday 2nd January - Closed

We look forward to supporting your next phase of growth in the year ahead.

Samantha Tyson
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Industry News Update - What Property Investors Need to Know Now