From planning reform and housing delivery to lending and taxation, here’s what we know so far – and what the property sector should look out for over the coming months.
Key takeaways:
- Housing firmly on the political agenda – delivery remains the challenge
- Planning reform will be one of the biggest tests for the Government
- Tax changes could have far-reaching implications for developers and investors
- Market confidence may prove just as important as policy announcements
- Greater clarity on the property market should emerge quickly
What we know, what we think, and what to watch
Andy Burnham’s appointment as Prime Minister marks a significant moment for UK politics – and potentially for the property sector. While it’s too early to know exactly how the housing agenda will develop, early cabinet appointments, public commitments and Burnham’s long-held policy positions already provide some clear indications of the Government’s priorities.
Throughout this article, we’ve separated what we know, what we think, and what the property industry should be watching over the coming months.
Housing set to remain a national priority
What we know
Housing has featured prominently throughout Burnham’s leadership campaign and remains central to his wider economic agenda. In his first speech as Prime Minister, he pledged to “build more council homes” and announced that he would later publish “a new plan for Britain, a 10-year plan”, signalling that housing will remain a central part of the Government’s long-term agenda.
The appointments of Angela Rayner as Housing Secretary and John Healey as Chancellor further reinforce that focus. Both have significant experience in housing and local government, suggesting that increasing housing supply will remain one of the Government’s key priorities.
What we think
These appointments indicate that housing is unlikely to become a secondary issue. Instead, it appears set to remain one of the principal levers through which the Government hopes to drive economic growth, regeneration and regional investment.
What to watch
The key question now is how that ambition translates into policy. Developers should watch for announcements on housing delivery, funding and planning that demonstrate how the Government intends to turn its commitments into additional homes. Sustained political focus could help strengthen market confidence, but ambition will ultimately need to be matched by practical delivery.
Planning reform likely to move up the agenda
What we know
The Government has yet to announce detailed planning reforms. However, increasing housing delivery has been presented as a clear objective, and both Burnham and members of his Cabinet have consistently recognised the role planning plays in achieving that ambition.
What we think
If the Government is serious about significantly increasing housing supply, planning reform will almost certainly need to form part of the solution. Developers continue to face lengthy planning timescales, under-resourced local authorities and infrastructure constraints. Without addressing these issues, ambitious housing targets are likely to remain difficult to achieve.
What to watch
Planning reform will be one of the biggest indicators of the Government’s commitment to increasing housing supply. Property developers should watch for measures that accelerate planning decisions, strengthen local authority capacity and unlock infrastructure investment. As RICS CEO Justin Young observes, “ambition will need to be matched by delivery capacity”. Practical reforms are likely to prove more significant than headline housing targets alone.
Taxation could become a big talking point
What we know
No changes to property taxation have been announced. However, Burnham has previously supported reviewing areas such as Stamp Duty and Council Tax, while organisations including Propertymark have called on the new Chancellor to review housing taxation more broadly, particularly where it affects landlords, housing mobility and investment.
Nathan Emerson, CEO of Propertymark, welcomed the appointment of John Healey (pictured above) as Chancellor, while calling for a broader review of housing taxation:
Housing remains fundamental to economic growth, with issues such as Stamp Duty for those buying a property in England or Northern Ireland, as well as taxation frameworks affecting many landlords in the private rented sector, all in need of review and potential restructuring.
What we think
Tax is likely to become one of the defining property discussions over the coming year. Whether through reforms to transaction taxes, landlord taxation or wider housing policy, the Government is expected to examine how taxation can better support housebuilding and economic growth.
What to watch
The Autumn Budget and any subsequent fiscal announcements are likely to provide the first real indication of the Government’s approach to property taxation. Developers and investors should watch closely for any changes affecting transaction costs, landlords or wider housing investment, while recognising that no reforms have yet been confirmed.
Confidence could prove as important as policy
What we know
Throughout his political career, Burnham has consistently linked housing with regeneration, economic growth and stronger local communities. His emphasis on devolution and regional investment has also remained a consistent theme.
What we think
Confidence often shapes markets as much as legislation. Developers and investors respond not only to policy announcements but also to confidence that Government priorities are aligned with long-term housing delivery.
What to watch
Beyond individual policy announcements, the market will be watching for signs that confidence is returning. Planning activity, land transactions, development starts and investment appetite may all provide early indicators of how developers and investors are responding to the new Government’s priorities.
What this means for the property market
While many details remain to be confirmed, several priorities are already beginning to emerge. These provide the clearest indication yet of where the Government’s housing agenda may be heading – and the areas most likely to influence the property market over the coming months.
The key themes to watch are:
- Housing delivery – How the Government intends to turn its housing ambitions into completed homes and thriving communities.
- Planning reform – Whether practical measures are introduced to accelerate planning decisions and unlock development.
- Property taxation – Any changes to Stamp Duty, Council Tax or wider tax policy affecting developers, investors and homeowners.
- Infrastructure and local authority funding – The level of investment available to support housing growth and regeneration.
- Market confidence – How developers, investors, lenders and brokers respond as the Government’s priorities become clearer.
These areas are likely to have the greatest influence on development viability, investment decisions, lending activity and the pace of housebuilding. They will determine whether greater policy certainty translates into renewed market confidence.
The bigger picture
A new Prime Minister does not change the property market overnight. Developers will continue to navigate viability pressures, construction costs, planning delays and changing buyer demand regardless of who occupies Downing Street.
However, Government policy plays an important role in shaping confidence, influencing investment and creating the conditions needed for both public and private sector housebuilding to succeed.
While many details are yet to emerge, housing already appears firmly embedded within the Government’s priorities. For property developers, investors, lenders and brokers, the coming months should provide much greater clarity on planning, taxation, housing delivery and the broader policy landscape.
For now, the focus should be less on predicting policies and more on understanding the signals already emerging. As the Government begins setting out its agenda, those signals should become clearer – giving developers, investors, lenders and brokers the confidence to prepare for the opportunities and challenges ahead.
Changes in Government inevitably create uncertainty, but they also create opportunity. The developers who succeed are rarely those who try to predict every policy announcement – they’re the ones who remain adaptable, focus on viable projects and work with funding partners who understand the market as it evolves.
Steve Deutsch, CEO, CrowdProperty
Sources and further reading
Andy Burnham’s first speech as Prime Minister – Gov.UK
Angela Rayner makes shock return in Burnham’s new cabinet – The Negotiator
New Chancellor John Healey’s views on property taxes – Today’s Conveyancer
Propertymark calls for housing tax review under Healey – The Intermediary
Burnham becomes the bearer of high hopes – Housing Digital
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