The 36-Day Pre-Budget Plan for Property Investors

Good morning,

What if the next 36 days decide whether your portfolio grows or shrinks in 2026?

You don’t need to predict the future, just prepare better than everyone else.

Don’t wait for November 26th to react, let’s start stress-testing your portfolio today and turn uncertainty into advantage.

Let’s dive in.

In this newsletter, you'll find...

• This Week’s Biggest News…….

• The 36-Day Pre-Budget Plan for Property Investors

• Property Listings

• Bottom Line

• Feedback

This Week’s Biggest News…….

1. The Renters' Rights Bill returns to the House of Commons Wednesday, October 22 for final approval before Royal Assent. This is the biggest overhaul of the rental sector since the 1990s.​

2. London rents are falling as rental supply increases and demand cools ahead of the Renters' Rights Bill. This marks a significant shift after years of relentless rental growth.

The 36-Day Pre-Budget Plan for Property Investors

Let’s be honest, when the government announces a budget, it’s rarely just numbers on paper. It’s the moment everything shifts.

Last week, we talked about the three property tax changes that could reshape UK buy-to-let on November 26th.

This week, it’s all about what to do next.

Because while most investors are sitting tight and “waiting to see what happens,” the smart ones are already moving.

We’ve got 36 days until Chancellor Rachel Reeves steps up to deliver the Autumn Budget. That’s 36 days to prepare to position, plan, and protect your portfolio.

Here’s your week-by-week action plan, your pre-Budget playbook.

WEEK 1: Stress-Test Your Portfolio (Days 36–30)

This week: October 21–27

Start with one simple truth: you can’t control policy, but you can control readiness. Let’s begin by running the 8% National Insurance calculation.

If this proposed tax on rental income passes, it could add £1,000–£4,000 per property per year.

Here’s a quick check:

• If rental income is under £50,270 → multiply by 0.08

• London impact: around £885 per property

• North East impact: around £684

If your properties yield 7.5%+, you’ll absorb it comfortably. If they’re under 6%, it’s time to reassess. Now look at your £500k threshold properties.

Those sitting between £450k–£550k.They’re in the danger zone if the new annual property tax passes. Buyer demand in this segment is already down 4%.

Lastly, don’t wait on rates. Mortgage rates ticked up for the first time in 8 months.

Get your mortgage-in-principle now. Even if you don’t complete before Budget Day, it locks your rate.

And if you’re still investing in your personal name — now’s the moment to crunch the limited company advantage.

A higher-rate taxpayer with £30k rental income and £12k mortgage interest could save £5,100 a year through a limited company.

If NI hits rental income, that gap widens further.

WEEK 2: Strategic Positioning (Days 29–23)

October 28 – November 3

This week is about shifting from defence to offense.

Start with regional opportunities.

• London: prices down 1.4% year-on-year.

• The North, Wales, and Scotland: growing 1%+.

Let’s put that in numbers:

A £300k property in London means a £4,200 capital loss and a 4.45% yield. The same investment in the North East gets you flat prices but 9% yields. In Wales, you might see 1% growth and 8.8% yields. That’s a £20k+ swing in your annual return.

Next, target motivated sellers. Right now, 14.1% of listings have dropped their prices.

The strategy?

• Focus on properties 7–14 days on the market

• Offer 5–8% below asking on homes above £400k

• Emphasize fast completion before Budget uncertainty

And prepare your cash reserves. Work out your liquidity, line up bridging finance, and set search alerts for high-yield regions.

WEEK 3: Final Pre-Budget Moves (Days 22–16)

November 4–10

Here’s the hard truth: any deal started now won’t complete before November 26th unless it’s cash and chain-free. So, shift focus. You’re no longer racing the Budget; you’re preparing for it.

Start by building three simple scenarios:

• A: Maximum – All three tax changes pass

• B: Moderate – 8% NI + stamp duty reform

• C: Minimal – Only stamp duty adjustments

Plug your portfolio into each scenario. Which properties hold up? Which start bleeding margin? Next, evaluate your limited company strategy. Transferring existing properties can trigger stamp duty, CGT, legal, and mortgage fees.

For portfolios under 10 properties, it’s often not worth it.
But for 10+, the long-term tax savings can offset the upfront pain. Rule of thumb:

• New acquisitions → through your limited company.

• Existing holdings → keep personal unless the math proves otherwise.

WEEK 4: Intelligence Gathering (Days 15–8)

November 11–17

This week is all about watching the signals. Market indicators already show where sentiment’s heading:

• Listings are down 6.1% since August

• 70% of landlords report negative sentiment under Labour

• Demand for £1m+ homes is down 11%

Monitor price reductions, stalled sales, and mortgage rate changes.
These are your indicators of either panic or opportunity. Then position yourself for post-Budget action.

The pattern never changes right after major announcements, there’s a 24–48 hour window where prepared investors move fast.

Have your checklist ready:

• £30k–£50k liquid

• Mortgage-in-principle secured

• Solicitor briefed and ready

• A shortlist of 10–15 target properties

WEEK 5: Budget Week (Days 7–0)

November 19–26

This is game week. Run your final portfolio health check:

• Current gross yield: ___%

• Yield minus 8% NI: ___%

• Properties near £500k: ___

• Estimated worst-case impact: £___

Then classify them:
🟢 Green: 7.5%+ yield — rock solid under all scenarios
🟡 Amber: 6–7.5% — review post-Budget
🔴 Red: under 6% — risk zone if reforms hit

Budget Day Plan (November 26th)

• 12:30 PM: Watch the speech — note property announcements

• 1:30–3:00 PM: Read OBR and sector analysis

• 3:00–5:00 PM: Compare to your scenarios and activate your strategy

• Next 48 hours: Watch for panic listings and early-bird opportunities

Property Listing

Bottom Line

The next 36 days aren’t just about waiting for the Autumn Budget, they’re about taking control before the headlines hit.

The market’s already shifting, and hesitation will cost more than any tax change. Smart investors don’t predict; they prepare.

So stress-test your portfolio, line up your finances, and know your numbers. Because when the Chancellor stands up on November 26th, most people will be reacting, but you’ll already be ready.

Preparation is profit. This is your window, use it.