How the Autumn Budget 2025 Could Affect Buyers, Sellers, Landlords and Tenants in Swindon
In this guide, Avocado Property breaks down what these changes could mean for people living in and investing in Swindon a town known for its growing employment sectors, expanding housing developments, and excellent transport links to London, Bristol and the South West.
The upcoming Autumn Budget 2025, scheduled for 26 November, is likely to bring new considerations for anyone active in the Swindon property market. With the proposed introduction of a new annual property tax on homes over £500,000, along with possible changes to Stamp Duty Land Tax (SDLT) and Capital Gains Tax (CGT), all four key market groups buyers, sellers, landlords, and tenants need to assess their next moves carefully.
National Market Overview (Autumn 2025)
Let’s start with the broader UK context:
· Bank Rate: Holding steady at 4.0%
· Mortgage approvals: 65,944 in September - the highest this year
· UK house price growth:
o Halifax: 1.9% (YoY)
o HM Land Registry: 3.0% (YoY)
· Key Budget proposals:
o Annual property tax on homes over £500,000 (0.54%–0.81%)
o Possible SDLT band adjustments
o Potential CGT reform for second homes and investment properties
While these changes will most affect higher-value areas, Swindon’s rising property values mean the Budget could still impact local decisions especially at the upper end of the market.
Swindon Market Snapshot
· Average property price: ~£310,000
· Detached homes: £475,000–£625,000
· 3-bed semis: £340,000–£425,000
· Flats: £180,000–£220,000
· Average rent: ~£1,295 pcm
· Rental yield: ~4.9–5.5%
Buyers in Swindon: Still a Tax-Safe Zone - for Now
Will the new annual property tax apply to most buyers in Swindon?
Not for most the average home is well under £500,000. However, buyers of larger detached or newly built homes(particularly in developments like Wichelstowe, Badbury Park and Redhouse) may be affected.
Tips for buyers:
· For homes over £500k, prepare for annual property tax of £2,754–£5,670+.
· Flats, terraces and semis offer tax-free ownership options.
· Watch for any SDLT changes, especially if buying just under key thresholds.
· Consider long-term value in up-and-coming areas like Tadpole Garden Village or Old Town.
Sellers in Swindon: Should You Act Before the Budget?
Will the proposed tax affect buyer demand?
For homes above £500k, potentially. Buyers may begin to reassess affordability based on future running costs.
Seller strategies:
· If your home is valued just above £500,000, consider pricing just under the threshold.
· Emphasise low council tax bands, energy-efficient features and proximity to key employers (e.g. Nationwide, Intel, Amazon).
· List before 26 November to capture buyers seeking to avoid Budget changes.
Landlords in Swindon: Strong Yields but Watch the Ceiling
Swindon remains one of the strongest yield towns in the Southwest, but the new tax could impact landlords purchasing or holding higher-value detached homes.
Landlord advice:
· Continue to invest in flats and 2–3 bed semis below £500k for maximum efficiency.
· Review your portfolio for any capital gains implications ahead of CGT reform.
· Consider properties in areas with high rental demand (e.g. Old Town, East Wichel, Rodbourne).
· Keep up with EPC upgrades to stay compliant and reduce voids.
Tenants in Swindon: Is Rent Set to Rise?
Will landlords pass on property tax costs to tenants?
In most cases, probably not yet, most rental stock is under the £500k mark. However, premium properties or large family homes could see modest rent increases.
Tenant tips:
· Renew early - Q1 2026 may bring increases in select sectors.
· For affordability, explore areas like Gorse Hill, Haydon Wick or West Swindon.
· Consider locking in a longer lease to guarantee stable rent.
Conclusion: Clear Thinking in a Sensible Market
While Swindon’s property market is more insulated than some, the proposed £500,000 annual property tax threshold is becoming increasingly relevant particularly as local prices continue to rise.
Buyers should assess long-term affordability. Sellers near the threshold may want to act before tax exposure becomes a sticking point. Landlords can still secure strong yields but should be alert to portfolio risks. Tenants may experience selective rent increases over time.
At Avocado Property, we combine local expertise with Budget-savvy strategy to help you move smartly.
Want to understand how Budget 2025 could affect your Swindon property journey? Book a free, personalised consultation today.