Navigating the November 2025 Budget: What It Means for the Sussex Property Market
The November 2025 Budget sets out tax and income reforms that will influence household finances, affordability, and buyer sentiment as we move into 2026. This summary outlines the key measures and their impact on the Sussex property market.
Key Budget Announcements and Their Property Impact
General Tax Adjustments and Frozen Income Tax Thresholds
The Budget confirms that Income Tax and National Insurance thresholds will remain frozen for an additional 3 years, now until 2031. These freezes affect disposable income and may influence:
• Deposit-building capacity
• Monthly affordability for mortgages
• Confidence among mid-range buyers
Given that this freeze was widely expected, and in some cases, rumours indicated increases, it is unlikely to materially affect purchase decisions in 2026. Sellers coming to market over the next six months should remain confident that demand remains supported.
National Insurance on Pension Contributions
From April 2029, salary-sacrifice pension contributions above £2,000 per year will be subject to national insurance.
This affects long-term financial planning, particularly for:
• Those approaching retirement
• High earners using salary-sacrifice strategies
• Homeowners planning to downsize or release equity
Contributions up to £2,000 remain untouched, and NI only applies above this level, preserving the core benefit of avoiding income tax on sacrificed salary. For most movers in 2026, this change is unlikely to alter any plans.
New High-Value Annual Levy for Homes Over £2 Million
The most property-specific measure announced was the introduction of a new surcharge for residential properties valued above £2 million. Sussex sales data indicates that only 2.8% and 2.7% of properties sold in the past year in West Sussex and East Sussex respectively achieved over £1 million. (Plumplot West Sussex, East Sussex).
A snapshot of the live market supports this: there are currently 269 properties for sale across Sussex priced at £2 million or above. When all price bands are included, the total number of active listings rises to 18,515. This means homes at £2 million and above represent only 1.45% of the current residential sales market in Sussex (Rightmove, 26/11/2025).
In practical terms, this surcharge affects a very small number of Sussex properties. The broader Sussex market should not see any meaningful impact on pricing, demand, or activity.
Changes to Savings, Dividend, and Property Income Taxation
The Budget confirms a 2-percentage-point increase on taxation applied to:
• savings interest (from April 2027)
• dividend income (from April 2026)
• property income (including rental income) (from April 2027)
For buyers relying on investment income for affordability tests, this may influence borrowing capacity or timing.
For landlords, reduced net yields may shift focus toward long-term capital growth rather than short-term returns. If you’re a landlord looking for expert advice following this announcement, don’t hesitate to contact our award-winning lettings team.
The Oakley Property Lettings team
Cost-of-Living Measures Influencing Household Budgeting
The Budget includes several general measures intended to ease cost-of-living pressures:
• Household energy bills: An estimated £150 annual reduction through removal of legacy electricity bill levies.
• Rail fares: A one-year freeze on regulated rail fares in England.
• Prescription charges: A freeze on NHS prescription charges for 2026/27.
• Fuel duty: Extension of the 5p per litre cut until August 2026.
These help underpin confidence, an important factor for both buyers and sellers entering 2026.
Minimum Wage and State Pension Increases
• The National Minimum Wage will rise to £12.71 per hour from April 2026.
• The State Pension will rise by 4.8% under the Triple Lock from April 2026.
These increases may help restore some momentum at the entry and mid-market levels, which saw a slight pause following Stamp Duty changes introduced earlier this year.
Implications for Different Market Segments
Sellers of Higher-Value Homes
The introduction of the £2m+ surcharge will influence purchasing decisions at the upper end of the Sussex market. Properties above this threshold may see:
• Longer marketing periods
• Increased buyer selectivity
• Greater need for strategic positioning and accurate pricing
The mainstream Sussex market should remain unaffected.
The Wider Sussex Market
The combination of tax threshold freezes, changes to income taxation, and cost-of-living measures will shape sentiment more broadly. For most Sussex buyers and sellers, the overall picture remains steady, if not quietly confident. Market activity will continue to be shaped by:
• Wage and income trends
• Mortgage market conditions
• Overall economic confidence
With realistic pricing, good preparation, and a strong property partner, 2026 remains a supportive environment for both buying and selling.
Advice for Those Considering a Move in 2026
Our guidance remains consistent: informed, well-timed decisions always outperform reactive ones. We recommend buyers and sellers:
• Review personal finances considering tax threshold freezes and income-related changes.
• Seek professional, independent financial guidance.
• Stay informed to any further updates.
For buyers who want to remain competitive, especially in sought-after Sussex locations, early access to new listings is essential. Registering for Heads Up Alerts ensures you see new properties before they hit the portals.
