Here’s what’s going down in 2025 and what you need to do about it (this article first featured on Dwell Devon).
If you’ve been keeping half an eye on the property market lately (or even just wondering why every other rental on your street suddenly has a “For Sale” sign up), you’re not alone. And if you’re thinking of making a move to, or within Devon this year, you might be thinking: “I wish I knew someone who’s in-the-know”… It can be mind-scrambling, can’t it?
As someone in the thick of it day in and day out, Jack Merriott McMillian Duncan shares what Cross Keys Estates is seeing out there – trends, tips, and a few red flags to watch out for – all in plain English.
So grab a cuppa, and let’s dive in!
Q. What’s new in the UK housing market this year?
Honestly? Landlords are leaving. Fast. We’re talking hundreds exiting the market and we can’t blame them. Between the rental reform bill, the scrapping of Section 21, extra stamp duty charges, sky-high buy-to-let mortgage rates, and changes to tenancy laws, many landlords are just calling it quits, moving their cash into high-interest ISAs instead.
Meanwhile, housebuilders are trying to squeeze more homes into less space – think tall and narrow properties stacked over three or four floors. And let’s be real: cramming people into tiny flats isn’t solving the housing crisis. Most people still want a house with a garden, a space for the dog, or a safe area for the kids. Flats in big blocks are struggling, especially with the cladding/fire safety issues. Some are literally unsellable right now. Plus, lenders hate anything over 11 floors, and local solicitors aren’t thrilled about doing paperwork on blocks taller than six. So yeah, flats = band-aid, not a fix.
Q. How are interest rates and the economy messing with the market?
If a house is priced over £400k right now, it’s probably just sitting there. Buyers in that bracket usually sell to buy again, but with borrowing costs up, people aren’t making that leap. So, everything over £400k is bottlenecked, like property gridlock. No movement at the top = no movement below.
Q. Any advice for someone selling in 2025?
Watch out for sneaky agents. Yep, I said it. There are some shady tactics going around. Some agents are telling sellers their homes are worth way more than they really are – by 10–20% in some cases – just to win the listing. It’s called “buying the instruction.” Then, once you’ve signed a 6-month contract, their sales team nudges you to drop the price (and they get commission for that!).
Recently I saw a flat listed for £130k that’s worth, at best, £100k. It wasn’t even in great shape. So our advice is please work with qualified agents who are members of the National Association of Estate Agents.
Q. We need some good news, so how do you actually sell a house in this market?
One word: PRICE. We’re in a buyers’ market, and if you’re priced too high, forget it – no one’s even coming to view. No viewers = no offers = no sale. It’s that simple. At Cross Keys Estates, we love using guide pricing.
For example, if your home’s realistically worth £210k, we’ll list it at “Guide Price £200,000–£225,000” (with £210k as the reserve). That way, more buyers bite, viewings go up, and sometimes we even get a little bidding war going. More interest = better offers and, ideally, a smoother sale with chain-free buyers.
Q. Are there any cool marketing tools sellers should be using?
Oh yes! We’re big fans of TikTok for property tours and love using drones for those swoon-worthy aerial shots. Honestly, it’s crazy to us that some agents still don’t offer online floor plans – like, how are buyers supposed to plan a future without knowing what goes where?
Digital is where it’s at. Eye-catching video tours, smart social media, great photography – it all helps your home stand out in a crowded market.
Q. What’s the deal with Stamp Duty in 2025?
Ah, the good old property tax. It’s still here, still confusing. For most homes in Plymouth, it’s not a deal breaker, but just so you know:
£0–£125,000: no tax
£125,001–£250,000: 2%
£250,001–£925,000: 5%
£925,001–£1.5 million: 10%
£1.5 million+: 12%
So if you’re buying a house for, say, £295,000, your stamp duty will be about £4,750. Not nothing, but not the end of the world either.
Q. What’s happening with rental laws?
The EPC (Energy Performance Certificate) rules are tightening up. Right now, rental properties need an EPC rating of E or above. But by 2030 (maybe sooner!), landlords will need a C rating to legally let a property – unless it’s listed.
So, if you’ve got a draughty old rental, it might be time for an upgrade… or an exit strategy.
Q. Will sustainability be a legal thing in 2025?
Yes, we’re heading that way. Think solar panels, ground-source heat pumps, triple glazing, EV charging points—and even bee bricks (yep, they exist). Right now, they’re “nice to have,” but give it a few years, and they’ll likely be mandatory, especially in new builds and through planning permissions.
Q. Should I make my home more eco-friendly before I sell?
Honestly? Most buyers today are still focused on two things: “Can I get a mortgage?” and “Can I afford to live here?” They’re not walking away from their dream home over a lack of LED bulbs or solar panels.
If energy costs keep rising, that might change. But for now, I’d say price out any upgrades – heat pumps, triple glazing, solar panels – and compare the cost to the value uplift. If the math doesn’t work, leave it for the next owner. Plus, if you’re in a flat, making those changes can be a bureaucratic nightmare (hello, freeholders…).
And there you have it – your 2025 property lowdown from the front lines. Got questions or need some help on your own buying/selling journey? Please feel free to contact us on 01752 500099 or email us HERE
I have headed up Cross Keys Lettings Maintenance department since 2020 and this has proved to be challenging but also hugely enjoyable! As soon as tenants report a maintenance issue on their property, I then look into it further and report directly to the landlord of the property. It goes without saying that we get some urgent issues like water leaks, boilers breaking down and so I have to sweet talk contractors into dropping what they are doing to attend immediately!
One of the most frustrating things for me is when I set up a visit for a contractor to attend a property and the tenant either forgets or has to go out so the contractor cannot gain access and I have to set up the visit again. I have learned that regardless of what a tenant or a contractor says to me, I insist that they take a key!
We have had a couple of amusing issues such as when I attended a property to get rid of a mouse in the cupboard and yes, I did it! I’ve crawled under cupboards to stops small leaks, had my hands down drains, unblocked sinks and done all sort of other yukky things but I am a really pro-active person I just get on with it. I have joked to my Directors that I could do with a workman’s tool belt but this still hasn’t arrived yet!
On the whole I have a very good relationship with my Landlords, as at the end of the day they are putting their properties into our hands and trusting us to look after them as best as we can. I do believe that the key to keeping all parties happy is communication. I do my utmost to keep everyone updated at all times but sometimes I do have to put my “school-maam” voice on to gee up the Contractors! I am a great believer in kindness and understanding and this does go a long way in my role but of course I also have to take a firm stance on occasion.
It goes without saying that tenants can get quite stressed about things so I always do my best to reassure them and deal with the problem as quickly and efficiently as I can. I think (hope) that they do appreciate what I do.
When I have a stressful day, like we all do sometimes, there is nothing I love more than a dip in the sea to calm down and relax. Some people laugh as they think I am mad, especially on a freezing January morning, but I find it very therapeutic and I would recommend it to anyone. I started sea swimming during the covid epidemic and it is now part of my life and I would be lost without it!
The worst thing is when the weather is bad and I cannot go in – it sometimes ruins my day! If you don’t see me swimming you will catch me in my garden looking after my plants which I have grown for many a year. I also love walking and often go with with a friend so that we can put the world to rights, which I think we all do, especially during these difficult times. Nothing ever gets solved but it’s fun! A good talk, laugh and cry, on occasions, does us all good and helps us get ready for a fresh start to another day.
How to choose the right solicitor for you and your transaction – When selling or purchasing a property.
Summary:
As we all know buying and selling a property is one of the biggest things you will do and we understand that this comes with worry and also stress. When choosing your desired solicitor, finding the right point of contact is extremely important. Your desired choice can impact the outcome of your sale or purchase whether it’s leasehold, freehold or commercial or due to legal reasons.
Choosing a solicitor for your needs from the start:
One of the main things is making sure your solicitor is made aware and understands your specific legal needs, so identifying your requirements from the start is crucial to avoid any bumps in the road. This can be anything from just a normal selling and buying transaction, to a transaction where there are more complex needs being a separation / divorce, a complex lease transaction or a probate transaction. Knowing your legal needs will help you narrow down the field of potential solicitors with the experience that will be required for your transaction.
Recommendation for potential solicitors:
If you are new to the selling and buying process, or have sold and brought a property before but was not satisfied with your chosen solicitor at the time, one of the most reliable ways to find a proactive solicitor is through recommendations. This could be from friends, family members and also the estate agent who is dealing with your property.
We understand that some clients believe estate agents only recommend solicitors to “gain commission” however this is not the case. As we deal with solicitors daily, it comes to light which solicitors have a reputable background and we also come across ones that unfortunately don’t. It is our duty of care to act in the best interest of our clients, as we of course want to recommend solicitors in which we have experienced transactions with and have also received great feedback.
It’s a common frustration that online solicitors don’t respond to you, and this tends to be the case. Emails will get lost and calls get missed with no returned contact so it’s reassuring when you have a local solicitor acting for you, knowing you can arrange an appointment to meet with your solicitor to raise or go through any concerns in person.
The end result for all parties involved is that we all look for a smooth, and steady process. However, where obstacles do come up, you as the client want to have the confidence your acting solicitor can deal with the issues promptly and also go “The Extra Mile” where required.
My advice would be choosing a local solicitor.
Fees and Comparing:
We also recommend you obtain 2-3 solicitors’ quotes from recommendations. This way, before making a decision you can compare the initial quotes and decide by liaising with the solicitors, which one you feel you have the most confidence in and whether they are the right solicitor for your transaction. Solicitor quotes can vary depending on the solicitor’s expertise and the complexity of your transaction i.e., if it’s a Leasehold? Is it a listed building? are there any restrictions or covenants on the property?
All these factors take a big part in the initial quotation. Don’t forget to discuss the breakdown of fees and the payment structure during your first interaction with the solicitor. This will help you avoid any financial surprises down the road. Remember, the cheapest option is not always the best option.
The importance of Communication from your appointed Solicitor:
Good communication skills are one of the most essential things to look out for, especially in what could be a stressful and tough time. Effective communication can give you the confidence to trust and also build a rapport with your solicitor, along with managing all parties’ expectations by making sure you are both on the same page, at the same time.
Lastly, choosing the right solicitor is a decision that should not be rushed. Take the time to research by looking into reviews for the individual and the company, liaise with multiple solicitors (2-3), and consider all aspects including their fees, the communication received to date and most importantly, do you feel confident and could you trust your appointed solicitor?
Hopefully by following these steps, you can ensure that you are well-represented from the start with a pro-active solicitor, with confidence that you will reach a point of exchange of contracts with completion following.
