News

Christmas in London 2025 offers dazzling lights (Regent Street, Covent Garden), famous markets (Southbank, Winter Wonderland), ice skating rinks (Somerset House, Kew Gardens), festive shows (Royal Albert Hall), and special events like Kew Gardens' lights and Hogwarts in the Snow, with options ranging from free light trails and markets to paid attractions and unique experiences like Victorian Christmas at the Tower of London, running from mid-November into January. 

Key Events & Attractions 

• Winter Wonderland (Hyde Park): Huge festive fair with ice skating, rides, markets (Nov 14, 2025 – Jan 1, 2026).
• Christmas at Kew: Beautifully illuminated trail through Kew Gardens (Nov 14 – Jan 4).
• Southbank Centre Winter Market: Festive stalls, food, and free Winter Light trail.
• Christmas Lights: Iconic displays on Regent Street, Oxford Street, Covent Garden, Carnaby Street, and Belgravia.
• Ice Skating: Iconic rinks at Somerset House, Natural History Museum (check for 2025), and Kew.
• Covent Garden: Festive decor, market, dining, and treats.
• Hogwarts in the Snow: Warner Bros. Studio Tour transforms for Christmas.
• Royal Albert Hall: Christmas concerts and carols.
• Tower of London: Victorian Christmas experience with music and games. 

Markets & Shopping 

• Spirit of Christmas Fair: Olympia London (Nov 3-9).
• Borough Market: Festive food stalls.
• Coal Drops Yard & Seven Dials: Unique shopping and festive atmosphere. 

Unique Experiences 

• Christmas Lights Bus Tour: See all the famous lights.
• National Trust: Decorated historic houses (Ham House, Osterley Park) and craft fairs.
• Outernet Ice Palace: Free immersive experience. 

Planning Tips 

• Most major lights and markets run from early November to early January.
• Book popular attractions like Winter Wonderland, Kew, and theatre tickets in advance.
• Many Christmas markets and light trails are free to enter.

Despite weeks of speculation, the Chancellor’s speech contained no changes to Stamp Duty and no announcement on Local Housing Allowance rates, which remain frozen. However, Rachel Reeves, MP, has pushed ahead with plans for a ‘mansion tax’ on properties worth over £2 million, an increase in property income tax, and increases to the National Minimum Wage.

Private rental sector and short-term lets

The Budget confirms a 2% increase to the basic, higher, and additional rates of property income tax from April 2027. The new rates will be 22%, 42%, and 47% respectively.

Furthermore, regional mayors will gain powers to introduce an overnight visitor levy, like schemes planned in Wales (£1.30 per night) and Scotland (5% of accommodation cost). A consultation will follow on how the levy should be designed.

This follows various measures over the past 10 years that have also reduced returns to private landlords (e.g., changes to mortgage interest relief, the stamp duty land tax surcharge, capital gains tax allowances, and the introduction of the Renters’ Rights Act).

The successive erosion of private landlord returns is likely to reduce the supply of rental property over the long run. This reduction in supply risks a steady long-term rise in rents if demand outstrips supply

Home buying and selling

A High Value Council Tax Surcharge will be introduced on properties valued over £2 million starting from April 2028. The surcharge ranges from £2,500 to £7,500 a year across four price bands.

Despite this, the average UK house price is still expected to rise from £260,000 in 2024 to just under £305,000 in 2030. House price growth is forecast to average 2.5 per cent annually from 2026 onwards, broadly in line with average nominal earnings growth.

However, without action to tackle longstanding inefficiencies, fall-throughs and delays will continue to frustrate buyers, sellers, and agents.

We welcome the UK Government’s ongoing consultation on reforming the home buying and selling process, and our full response will follow. Our priorities are:

• Fairer and more up-to-date Stamp Duty thresholds.
• Reducing delays and friction in transactions.
• Supporting downsizing to free up family homes.

Businesses

The Writing Down Allowance (WDA) main rate will reduce from 18% to 14% starting from April 2026. This reduction in tax relief applies to both corporation tax paying companies and unincorporated businesses (sole traders) in the self-assessment regime for expenditures that do not qualify for full expensing, such as second-hand assets and cars.

The freeze on the employer National Insurance Contributions (NICs) secondary threshold (which applies above the lower earnings limit) was extended for a further three years until 2030-31. From April 2029, salary-sacrificed pension contributions above an annual £2,000 threshold will no longer be exempt from NICs. These contributions will become subject to both employer and employee NICs.

There will also be changes to business rates, providing lower multipliers for retail, hospitality, and leisure properties. It also includes a package of transitional relief intended to cap increases following the 2026 revaluation.

Additionally, agencies employing staff will be impacted by National Minimum Wage increases from April 2026:

• Over-21s: £12.71 per hour
• Ages 18–20: £10.85 per hour
• Under-18s and apprentices: £8 per hour

Full details here
 

MPs have voted through the Renters’ Rights Bill almost entirely unaltered except for changes designed to help leaseholders to rent out homes within un-remediated blocks and regulate standards within homes rented by military personnel.

But otherwise, all of the contentious measures within the bill will now become law ‘very shortly’ once the King has given the draft legislation Royal Assent.

During the final parliamentary debate, the Bill’s main sponsor Matthew Pennycook described the private rented sector as ‘unjust and broken’, saying: “Today is a momentous one because the Renters’ Rights Bill will soon have completed all its stages and become law”. But he also raised eyebrows by claiming the Bill would reward landlords with ‘simpler regulation’.

“The need to decisively level the playing field between landlord and tenant is pressing and we promised to succeed where the previous government failed by legislating to transform the experience of private renting.”

Pennycook and his counterpart in the Lords, Baroness Taylor of Stevenage, brooked no amendments to the Bill during all its stages even when it came to relatively sensible alternations to enable landlords to request tenants take out pet damage insurance or allowing them to request a separate pet deposit.

Despite Shadow Housing Secretary James Cleverly pushing him for a timetable for the changes to come in, Pennycook did not reveal any dates, saying only that tenants and landlords would get clarity ‘soon’ and he was committed to a ‘smooth transition’ and particularly for the new rental contract system.

Cleverly added: “The Bill in its current form will, in some areas, be counter productive and drive landlords from the market as well as putting up rents for tenants and Labour’s own impact assessment for this bill supports this concern.

“We will be holding the Government to account for the consequences of this Bill.” Cleverly is scheduled to speak at The Negotiator Conference on 28th November, heading a stellar line-up of industry speakers, two days after the Autumn Budget.

The legislation, which is expected to gain Royal Assent within days, will ban Section 21 evictions and rent in advance, bring in open-ended rental contracts, limit rent increases, ban bidding wars, introduce a Decent Homes Standard for all rented homes, extend Awaab’s Law to private landlords and introduce a database of rented properties a new ombudsman to handle tenant complaints about landlords.

The introduction of The Renter’s Rights Bill is proving to be the most significant reform the private rented sector has seen since the Housing Act 1988. Introduced to parliament in September 2024, the Bill has wide-ranging implications for landlords, tenants and lettings agents alike. 

The Bill has now progressed through the House of Commons and is currently under consideration in the House of Lords. The Bill had its first reading in the Lords on January 15 2025, and the second on 4th February 2025 and is widely expected to become law this spring.

Key Provisions:

The Bill aims to transform the private rented sector in England with several notable measures:

End fixed term Assured Shorthand Tenancies: Introduce a new system of rolling periodic tenancies for new and existing tenancies from the implementation date. 

Abolition of Section 21 'No Fault' Evictions: The Bill proposes ending Section 21 evictions, providing tenants with greater security by preventing landlords from evicting tenants without a valid reason. 

Reformed Grounds for Possession: It introduces clear and comprehensive grounds under which landlords can regain possession of their properties, ensuring a balanced approach that protects both tenant rights and landlord interests. 

Introduction of a Private Rented Sector Landlord Ombudsman: A new ombudsman service will be established to offer tenants a fair and efficient platform for resolving disputes without resorting to the courts.

Creation of a Private Rented Sector Database: The Bill mandates the creation of a database where landlords must register their properties, promoting transparency and aiding local authorities in enforcing housing standards. 

Right to Request Pets: Tenants will have the right to request permission to keep pets, and landlords cannot unreasonably refuse such requests, unless written in a head lease. Landlords may require pet insurance to cover potential damages. 

Application of the Decent Homes Standard: The Bill extends the Decent Homes Standard to the private rented sector, ensuring that rented properties meet minimum quality and safety criteria. 

Ban on Discrimination: It becomes illegal for landlords and agents to discriminate against tenants based on their receipt of benefits or if they have children, promoting fairness in tenant selection.

Prohibition of Rental Bidding Wars: The Bill seeks to end the practice of rental bidding, preventing landlords and agents from encouraging prospective tenants to outbid each other, thereby promoting fairness and affordability in the rental market.

Ban on requesting rent in advance: Landlords and agents will no longer be able to request rent in advance of a tenant entering into a tenancy agreement.

End in-tenancy rent increases written in to contracts: Landlords will only be allowed to raise the rent once a year to the market rate.

Apply Awaab’s Law to the Private Rented Sector: Setting clear legal expectations about timeframes within which Landlords must take action to serious hazards.

How will the Bill affect you as a Landlord, following implementation:

End of Fixed Term Tenancies – Assured and Assured Shorthold Tenancies (AST’s) only: 

All new assured tenancies will be periodic and all existing fixed term assured shorthold tenancies will convert to the new system of periodic assured tenancies from the implementation date.  Landlords and tenants will no longer be able to agree a fixed term assured shorthold tenancy, instead tenancies will be periodic from the start and tenants will be able to stay in a property until they decide to end the tenancy by giving two months’ notice, or until the landlord can evidence a valid ground for possession.  

Removal of Section 21 Notice:

Landlords will no longer be able to serve a Section 21 notice to regain possession of a property, instead landlords will need to rely on the grounds of Section 8 if they wish to regain possession of the property.  The Bill amends the grounds for possession under Section 8 of the Housing Act and will include grounds for a landlord selling a property, landlord (or close family member) wishing to move back into the property and rental arrears. 

How much notice will a landlord need to provide to a tenant if they wish to sell a property or move back in: 

Landlords will need to give four months’ notice to move in to or sell a property, but there will be a 12-month protected period for tenants at the beginning of a tenancy where landlords will be restricted from using either of these two grounds. It is not yet clear from when this 12-month protected period will commence, when applying it to existing fixed term tenancies that will convert to Periodic assured tenancies on the Bill becoming law.  There will also be restrictions on when a landlord can relet a property following them serving notice to a tenant to either sell the property or move back in. We believe this will be a minimum period of 12 months before you can re-let the property.

How much notice will a landlord need to give under other grounds of Section 8:

Each Ground in Section 8 has its own required minimum notice period and further information can be found at Guide to the Renters’ Rights Bill - GOV.UK

Rent Increases:

Landlords will only be allowed to raise the rent once a year to the market rate and must issue a Section 13 notice to the tenant, giving at least two months notice to increase the rent. Tenants will be able to challenge an increase through the First Tier Tribunal if they feel it is not representative of the market value.  Rent review clauses in tenancy agreements will no longer be valid.

Rent In Advance:

Landlords will only be allowed to request rent in advance for a maximum of one month. Furthermore, a rent payment will not be able to be requested until such time as a tenancy agreement has been entered into by the tenant. Any rent taken in advance for any tenancy period exceeding one month, and any rent taken prior to a tenant signing and dating a tenancy agreement will be deemed a “prohibited payment” for the purposes of the Tenant Fees Act 2019.

End bidding wars:

Landlords and agents must publish an asking rent for the property and Landlords and agents will be prohibited from asking or encouraging a prospective tenant to offer an amount of rent above the advertised marketing rent. 

Pets:

Tenants will have the right to request a pet in the property which the landlord cannot unreasonably refuse.  Landlords will be able to reasonably refuse a pet if accepting one would breach an agreement with a superior landlord.  Landlords will also be able to request that tenants take out insurance that covers the risk of pet damage or can request that a tenant pays the landlord’s reasonable costs of having insurance that covers the risk of pet damage.   

Property standards:

The legislation will amend the Housing Act 2004 to include a new system for assessing housing conditions and enforcing housing standards.  Local councils will also have a range of available enforcement mechanisms available to them if a property fails to meet the Decent Homes Standard. The Bill will also extend Awaab’s Law to privately rented homes and introduce new requirements requiring private rented sector landlords to address hazards, such as damp and mould within a specified time period. 

Landlord Ombudsman and Landlord Database:

The Bill will introduce a new Private Rented Sector Landlord Ombudsman Service which landlords will be required to join.  This will provide prospective, current, or former tenants with access to redress services should a dispute arise with their landlord.  There will also be an online public Private Rented Sector Database which landlords will be legally required to register both themselves with and the properties they let before a property is marketed.  The database will provide guidance to help landlords understand their legal obligations and demonstrate compliance, alongside providing better information to tenants to make informed decisions when entering into a tenancy agreement.

Discrimination in the rental market:

The Bill will ban discrimination against prospective tenants with children or those in receipt of benefits to ensure everyone is treated fairly.  Landlords and agents will continue to have the final say on who they let their property to and can carry out referencing checks to make sure tenancies are suitable for all parties. They will be able to do this based on affordability, but not on the basis the prospective tenant has children or is in receipt of benefits.

As with the current law regarding assured shorthold tenancies, tenancy agreements with a rental value over £100,000 per annum, resident landlords and company lets are excluded from the Renters’ Rights Bill at the moment.

We are committed to supporting you and will provide further updates once we have more information as the Bill progresses. Please note, until the Renters’ Rights Bill has become law, none of the above applies.  

The Renters' Rights Bill passed the Third Reading and now moves into the House of Lords. Several amendments were tabled and Matthew Pennycook, MP, the Housing Minister, stated that the Bill provides more protection for landlords and their properties.

Following a comprehensive briefing provided by the Propertymark Policy and Campaigns team, several MPs raised issues with the Bill. However, many of these questions remain unanswered, particularly how flexibility for tenants will be retained if rent in advance is banned, as detailed in our joint letter to the Housing Minister.

WHAT’S NEXT

The Bill will undergo further scrutiny in the House of Lords and, should they propose further amendments, it will return to the Commons for consideration until both Houses reach an agreement

Keep up to date here

The Renters Right Bill, which has been introduced to parliament this month, is set to represent a significant overhaul to the private rental market.  The Bill still has a long way to go before it becomes law, but the Government has made it clear that they intend to prioritise getting it through parliament and aim to have it enacted, in part, as early as next spring.

As the proposed legislation takes shape, it’s important for Landlords to stay informed and up to date. You can find detailed guidance on the Bill here.

Some of the key highlights of the Renters Rights Bill are as follows:

Abolish Section 21 Evictions: Section 21 evictions (no fault evictions) will be abolished for new and existing tenancies.

End of Fixed-Term Tenancies: Fixed-term and assured shorthand tenancies will be replaced with periodic tenancies, allowing Tenants to end their tenancy by giving two months notice.

New Possession Grounds: Landlords will have new grounds to regain possession for reasons such as moving into the property or selling. Tenants will benefit from a 12 month protected period at the beginning of the tenancy, with Landlords providing a 4 month notice period when using these grounds.

Bidding Ban & Rent Increases: End the practice of rental bidding by prohibiting Landlords and agents accepting offers above the advertised asking price. Rent increases will be limited to once per year and only to the present market value.

Decent Homes Standard: Landlords must ensure properties meet the new Decent Homes Standard keeping renters safe.

Awaab’s Law: Setting clear legal expectations about timeframes within which Landlords must take action to serious hazards.

Protection Against Discrimination: Helping to ensure all Tenants in receipt of benefits or with children are treated fairly.

Pets: Landlords must consider and cannot unreasonably refuse a pet in a property but will be able to request pet insurance to cover any damage.
 

Opening the new session of Parliament, King Charles III announced more than 40 Bills the UK Government has committed to introduce, with housing and planning firmly in the spotlight. Housebuilding, renters’ rights, and leasehold reform are all on the legislative agenda, along with significant devolution of powers to local authorities.

The Renters’ Rights Bill

The UK Government has stated its intention to decisively level the playing field between landlords and tenants, by giving renters greater security, rights and protections and cracking down on unscrupulous practices such as malicious rent rises designed to force tenants out and bidding wars, which were mentioned in their manifesto.

The Bill will aim to create a well-functioning PRS that provides a balance for tenants between flexibility and security. The scrapping Section 21 is a key part, as is introducing new clear and expanded grounds for possession and removing the threat of arbitrary evictions whilst making sure landlords can reclaim their properties when necessary.

To reduce the need for court proceedings in the case of disputes, a new PRS Ombudsman will be created to provide impartial and binding resolutions. Separately, the Victims, Courts and Public Protection Bill will aim to reduce delays in the court system by allowing Associate Prosecutors to work on appropriate cases, as referenced in Labour’s manifesto,

Several measures will focus on improving property standards, with a Decent Homes Standard (DHS) and Awaabs Law extended to cover the PRS. A DHS would set a minimum standard, before a property can be let to tenants. Awaabs Law will provide clear legal expectations about when and how agents and landlords must respond to resolve hazards reported during a tenancy.

Other familiar elements of the Bill are the right to request to keep a pet (although no mention of the right to alter a property so far) and making it illegal to discriminate against potential tenants who have children or receive benefits.

ANTI-SOCIAL BEHAVIOUR

Through the Crime and Policing Bill, Respect Orders will be introduced as a new tool to tackle persistent offenders. Neighbourhood policing will be revived, and there will be a duty for local partners to work together to tackle issues.

Draft Leasehold and Commonhold Reform Bill

As well as implementing the Leasehold and Freehold Reform Act 2024, which scraped through Parliament at the end of the last session, the UK Government will enact the remaining recommendations made by the Law Commission to improve leaseholders’ rights to extend their lease and buy their freehold (enfranchisement) and take over the freeholders building management functions (Right to Manage).

Ground rents will be regulated for existing leaseholders. Propertymark research and survey input from members cited, as a key piece of evidence for change in the King’s Speech briefing notes.

Additionally, a consultation will take place to identify the best way to restrict the sale of leasehold flats and reinvigorate commonhold, moving a few steps closer to ending leasehold in England and Wales altogether.

The Planning and Infrastructure Bill

Rachel Reeves homed in on the current planning regime as the major obstacle to growth in her first official speech as Chancellor, and this Bill will play a key role in removing the blockers.

Significant change will happen at the local level by modernising planning committees and increasing the capacity to speed up decision-making. Kier Starmer has stated that the planning system must be an enabler of growth – with democratic engagement with how, not if, homes and infrastructure are built.

Speaking on Radio 4 earlier in the day, the Rt Hon Pat McFadden, Chancellor of the Duchy of Lancaster, acknowledged that some developments will be controversial but that providing enough homes is essential to getting the growth the country needs. He also reiterated that UK Government policy is to prioritise brownfield sites - old industrial or inner-city sites that have been cleared - before considering green belt options.

The English Devolution Bill

England is one of the most centralised economies in the world and has some of the highest levels of geographic inequality. Westminster recognises it does not have the local knowledge, capacity, and flexibility needed to take advantage of every opportunity available.

By making it easier to transfer powers back to local authorities, it is hoped that mayors and Combined Authorities can more quickly deliver on issues including strategic planning, housing, and local infrastructure.

The Bill also includes provisions for a ‘right to buy’ for community assets, that will enable local councils to acquire empty shops, pubs, and community spaces to revamp struggling high streets.

Inputting on behalf of members

Propertymark is meeting with officials to understand the proposals in more detail and provide feedback from their members. They have also written to all relevant Ministers now that they are in post, to press forward Propertymark’s priorities and how they fit into the UK Government’s plans.

They will continue to champion their members and the sector to ensure these reforms are evidence-based and fit for purpose.

The Renters (Reform) Bill has now completed its passage through the House of Commons. On 1 May 2024, the Bill was introduced in the House of Lords and Second Reading in the Lords will take place on 15 May 2024.

The Bill has been updated to reflect the changes made and agreed in the House of Commons.

View The Renters (Reform) Bill, as introduced in the House of Lords

It is fair to say that the Renters (Reform) Bill has been strengthened since it was first introduced. However, it still misses the mark in providing the right level of fairness and flexibility for landlords and tenants and improved competency standards for letting agents.

As the seasons change, grab your trainers, put on your coat and head out on a lovely walk in the capital.   London is a city of fast walkers, charging down the pavements, but it's nice to switch up the pace a bit. Head out for an urban stroll and you'll discover that this vast, sprawling city is full of surprising green spaces, winding alleyways, and canal trails that are itching to be explored.

Whether you’d like to dive into the past with a historical hoof around town, zone-out in an area of blissful nature or check out some of the city’s biggest attractions, there's an endless array of beautiful spots for a London walk.

Hampstead Heath Circular Walk (4.5 or 6.5 miles)

This self-guided circular walk explores the highlights of Hampstead Heath, one of London’s wildest and most precious green spaces. Climb Parliament Hill for panoramic views of the city’s skyline, pass by the bathing ponds (stop for a dip if you’re feeling brave) and admire the imposing white mansion Kenwood House. The walk takes you through some of the prettiest parts of Hampstead, too. Want to extend your walk? Visit Highgate Cemetery – atmospheric architecture surrounded by a peaceful wilderness that’s nowhere near as bleak as it sounds. Near Highgate Cemetery is a lesser-known green space called Waterlow Park. If it’s snowing, a visit to this 20-acre park is a must, as locals love using it for sledging. There are also three ponds for wildlife-spotting and gorgeous skyline views from the benches.

The Jubilee Greenway

The Jubilee Greenway is a 60km route created in 2012 for (as its name suggests) the Queen’s Diamond Jubilee to mark her 60 years on the throne. The whopping loop offers 1 kilometre for each year of her reign. Well-sign-posted with glass paving slabs throughout, the walk’s ten sections cover much of the capital. The first section offers walkers a picturesque route between Buckingham Palace and the winding waterways of Maida Vale. You’ll head up Constitution Hill, through Hyde Park, past Kensington Palace and Paddington before ending up among the picturesque canals and boats of Little Venice. Continue the walk to Camden where you might find some tasty takeaway food options, or mooch to Warwick Avenue to head back to the city.

For other pretty walks in and around a glorious city, take a look at Time Out's guide here

Ben Beadle at the NRLA says Jeremy Hunt must "pull out all the stops" and use his Budget to scrap the stamp duty levy on additional homes.

Landlords are urging Chancellor Jeremy Hunt (main picture) to give the PRS a major boost in the Budget.

The NRLA says Hunt should scrap the three per cent levy on additional homes, which would lead to 900,000 new rented properties becoming available.

And increasing the supply of homes for private rent would boost the Government’s coffers to the tune of £10 billion, the NRLA says.

SUPPLY CRISIS

The assessment follows the submission of NRLA’s proposals to the Government ahead of the Budget on 6 March, amidst a supply crisis in the rental market.

The NRLA uses analysis by Capital Economics which shows that scrapping would free up 900,000 additional rental properties, and increase tax receipts by £10 billion.

This is almost the equivalent of the entire £11.5 billion affordable homes budget for 2021-26.

SQUEEZE OUT

The Stamp Duty levy was introduced in 2016 by then Chancellor, George Osborne, who argued it would prevent landlords squeezing out families who want to become homeowners.

Research findings suggest that an average of 11 prospective tenants now make enquiries about every available property to rent.

Ben Beadle, CEO of the NRLA, says: “The Chancellor needs to pull out all the stops to tackle the housing crisis.

“Growing the private rented sector is not only vital if tenant demand is to be met, but it would also provide a substantial boost to Treasury coffers, enabling it to invest in vital public services,” he says.

“It makes no sense to discourage investment in desperately needed private rented accommodation. Inaction will only result in more misery for prospective renters.”