What could next weeks budget really mean for the Welsh Property Market?
The Chancellor’s Autumn Budget is already casting a long shadow over the upper-quartile property market in Wales. With whispers of a ‘Mansion Tax’ and CGT reform filling the fiscal black hole, the question is not if the tax burden will rise, but how the Senedd will choose to impose it. The weeks leading up to a major UK fiscal event are always fraught with anxiety, yet the current climate—fuelled by reports in major news outlets—feels particularly acute. The consensus is that the Chancellor will pursue a basket of tax hikes, moving beyond ‘stealth taxes’ to target non-earned wealth and high-value assets directly. For the owners and custodians of Wales’ most cherished and unique homes, the rumoured changes to Capital Gains Tax (CGT), Inheritance Tax (IHT) reliefs, and the potential introduction of an annual property levy are more than just policy adjustments; they are a fundamental challenge to the economics of ownership. The London Levers The upper quartile of the Welsh market—properties that sit within Wales’ most picturesque landscapes, from the Pembrokeshire coast to the rolling hills of Powys— are often transacted by high-net-worth individuals sensitive to changes in wealth taxes. Yet, when we look at the core taxes underpinning property transactions, Wales operates behind its own fiscal firewall: Land Transaction Tax (LTT). Land Transaction Tax LTT is the Welsh equivalent of Stamp Duty Land Tax (SDLT). Any dramatic reform to SDLT in England, such as replacing it with a broad, seller-paid property tax or introducing a national ‘Mansion Tax’, does not automatically apply west of the border. This is where the political dynamic shifts. The Senedd, historically keen to differentiate its governance from Westminster, has already shown a strong appetite for using its devolved powers to target wealth and specific use cases. The most vivid example is the stance taken on additional residential properties (second homes). The Senedd has already permitted local authorities to charge up to 300% council tax premium on these properties and has imposed a higher LTT surcharge on their purchase. If the Chancellor were to announce a flagship property tax policy—for instance, a national annual property levy on homes over £1.5 million—how would the Senedd react? The consensus among policy analysts is that the Labour-led Welsh Government would view any such move as both a mandate and a mechanism to accelerate its own distinct fiscal agenda. 1. Embracing the Principle, Adjusting the Threshold The Senedd is highly unlikely to ignore a populist Westminster tax on high-value homes. However, it will not simply rubber-stamp the English version. Instead, the Senedd is predicted to: 2. Doubling Down on the ‘Welsh Premium’ The political narrative in Cardiff Bay is focused on ensuring property serves the community. Should Westminster attempt to simplify the tax code, the Senedd may instead seek to complexify and increase the burden on non-primary residences through LTT. We could see the current additional home LTT surcharge rise, or a new, locally administered Community Contribution Levy created, ensuring that the unique appeal of a Welsh coastal or rural retreat comes with a significant premium for the non-resident buyer. In short, a tax increase in London is likely to be used by the Senedd to justify a super-charged increase in Wales, reinforcing its desire to manage its housing stock and assert a distinctive, higher-tax environment for the top end of the property market. The Call for Clarity The Budget will, without doubt, lead to short-term market malaise across the UK. But for our exclusive Welsh market, the true source of ongoing uncertainty is the predictable unpredictability of the Senedd’s response. Our clients are discerning, not risk-averse. They value the unrivalled quality of life and the exceptional assets Wales offers. However, stability is the currency of the high-value transaction. We urge the Welsh Government not to wait, but to be ready on Budget day with a clear, concise statement on its intentions for LTT, providing the necessary reassurance that the custodians of Wales’ most unique and treasured homes require to commit their capital and move forward with confidence.
The Dangers of Overpricing Your Home When Selling
🚫 The Dangers of Overpricing Your Home When Selling 🏡 Thinking of pricing your home a little higher “just to see”? It might seem tempting, but overpricing your property can backfire in ways you might not expect. Here’s why: 1. Fewer Viewings 👀 Buyers compare prices, and an overpriced home will stick out for all the wrong reasons. This means fewer viewings and less interest overall. 2. Stale Listings ⏳ Homes that sit on the market for too long raise red flags for buyers. They may start to wonder if something’s wrong with the property, which could mean even lower offers down the line. 3. Helping Your Competition 🏘️ Overpricing your home can make similarly priced homes (that are correctly valued) look like a much better deal—meaning buyers could choose them over yours. 4. Price Reductions Look Bad 📉 Eventually, you may have to reduce the price. When this happens, buyers may think you’re desperate to sell and try to negotiate even further down. 5. Longer Sales Process ⏳ The longer your home is on the market, the longer you’re stuck with additional costs like mortgage payments, insurance, and utilities—making the entire process more stressful. ✨ The key to a successful sale is pricing your home realistically from the start. Want to know how much your home is really worth? Let’s chat! 🏡 #HomeSellingTips #PropertyMarket #UKProperty #EstateAgentAdvice #PricingStrategy #SellSmart #OverpricingDangers #RealEstate
4 Ways to Make Buyers Feel at Home When Viewing Your Property
🏡 4 Ways to Make Buyers Feel at Home When Viewing Your Property 🏡 First impressions count, especially when selling your home! If you want potential buyers to feel right at home as soon as they walk through the door, here are 4 simple ways to create that inviting atmosphere: 1. Create a Warm Welcome ✨ Make sure your entrance is welcoming—clean the front door, tidy up the garden, and add some seasonal touches like flowers or a simple doormat. A well-kept exterior sets a positive tone right from the start! 2. Light and Bright 💡 Open all the curtains and blinds to let in as much natural light as possible. Soft, warm lighting in darker rooms can help make the space feel cozy and inviting. A bright home feels more spacious and comfortable. 3. Stage Like a Pro 🛋️ Keep rooms clean, tidy, and clutter-free. Use soft furnishings like cushions and throws to make living spaces feel cozy. Consider placing fresh flowers on the table or a bowl of fruit on the kitchen counter to add a touch of homely charm. 4. Appeal to the Senses 👃 Freshly baked bread or brewed coffee always helps create a welcoming atmosphere! If you don’t have time, lightly scented candles or diffusers with calming fragrances like vanilla or lavender will make the home feel calm and inviting. ✨ When buyers feel comfortable and can imagine themselves living in your home, they’re more likely to make an offer! 🏡 #HomeSellingTips #HouseViewings #EstateAgentAdvice #SellYourHome #HomeStaging #FirstImpressions #BuyersJourney
4 Reasons to Buy a Home This October
🍂 4 Reasons to Buy a Home This October 🏡 If you’re thinking about making your move, October could be the perfect time to buy a home! Here are 4 reasons why autumn is a great season for homebuyers: 1. Less Competition 🏘️ With fewer buyers actively house-hunting compared to the spring and summer months, you may have less competition when making offers. This can give you more negotiating power! 2. Motivated Sellers 💬 Sellers who list in autumn are often keen to close before the winter holiday season. This means you might find sellers more willing to negotiate on price or terms to finalise a sale quickly. 3. Milder Weather 🌤️ Autumn offers cool, pleasant weather—ideal for viewings and moving! You’ll avoid the heat of summer and the freezing cold of winter, making your move more comfortable. 4. Tax Benefits Before the Year Ends 💷 If you complete the purchase before the year’s end, you may be eligible for certain tax benefits or deductions related to property ownership, which could save you money! And with the pending November budget lined up to potentially introduce changes to stamp duty and other tax connected to property it might just be a great time to get your move made to you can complete before April 2026 when any changes are likely to be implemented! ✨ Don’t wait for spring—October could be the perfect time to find your dream home. Ready to make your move? Let’s get started! 🏡 #HomeBuying #OctoberHome #EstateAgentAdvice #AutumnMove #PropertyMarket #RealEstate #DreamHome
What’s Best to Plant in Your Garden This October
🍂 What’s Best to Plant in Your Garden This October 🌱 October is a fantastic time to get your garden ready for the cooler months and set the stage for a vibrant spring. Here are 5 of the best things to plant in your garden right now: 1. Spring Bulbs🌷 Now’s the time to plant bulbs like daffodils, tulips, and crocuses. These little beauties will hibernate through the winter and bring a burst of colour come spring! 2. Winter Pansies 🌼 These hardy flowers can withstand the colder months and add a splash of colour to your garden through autumn and winter. 3. Garlic & Onions 🧄 October is perfect for planting garlic and onion sets. These crops thrive in the cooler months and will be ready to harvest next summer. 4. Hardy Herbs 🌿 Herbs like thyme, rosemary, and sage can handle the cooler temperatures. Plant them now to enjoy their flavour throughout winter and beyond. 5. Bare-Root Trees and Shrubs 🌳 If you’re looking to add structure to your garden, October is ideal for planting bare-root trees and shrubs. They’ll establish their roots over winter, ready to thrive in the spring. ✨ Give your garden a head start this October with these autumn planting tips! Whether it’s flowers, veg, or shrubs, a little work now will bring big rewards next year. 🍁 #OctoberGardening #PlantingTips #AutumnGarden #GardeningInspiration #SpringBulbs #GardenLife #AutumnVibes
Top 5 Reasons to Sell Your Home This October
🍁 Top 5 Reasons to Sell Your Home This October 🏡 Thinking about selling your home? October is a fantastic time to put your property on the market! Here’s why: 1. Motivated Buyers 🔑 Buyers in October are serious! Many are looking to move before the holiday season or secure their dream home before winter sets in. 2. Less Competition 🏘️ Fewer homes tend to be listed in autumn compared to the busy spring/summer months. With less competition, your home has a better chance of standing out and attracting more attention. 3. Autumn Curb Appeal 🍂 The rich colours of autumn can enhance your home’s curb appeal. A well-maintained garden with autumnal touches like seasonal planters and a tidy entrance can create a warm, welcoming impression. 4. Milder Weather 🌤️ The cooler temperatures make it easier to manage viewings and open houses without the heat of summer or the cold of winter. Plus, natural light can highlight your home’s cozy charm! 5. Faster Sales Process ⏳ With fewer properties on the market, buyers are often more motivated to move quickly. This can lead to faster sales and a smoother transaction process for you. ✨ Ready to take advantage of the autumn property market? Let’s make your home the one buyers fall for this October! 🏡 #HomeSellingTips #OctoberHomeSale #EstateAgentAdvice #AutumnMarket #PropertyForSale #SellYourHome
Marginal Gains
While national headlines might suggest a sluggish market, with average new seller asking prices dipping 0.1% below last year, it’s important to look at the regional picture. The dip in annual prices is primarily driven by London and the South of England, where competitive pricing is even more vital and homes are taking longer to sell. However, across the rest of Great Britain, including here in Wales, there are positive signs. According to the latest Rightmove report, the number of sales being agreed is up 5% year-on-year across the regions outside the South. This is a clear indicator that there is still strong activity in the market. Locally, the market in West Wales remains dynamic. We know that the upper quartile market in Pembrokeshire is currently showing signs of being a buyer’s market, with only around 18% of properties currently sold subject to contract. This clearly indicates a more competitive landscape, but it also means that with the right strategy, you can stand out. Don’t be discouraged. With the right marketing strategy you can still find a buyer. As Coleen Babcock from Rightmove explains ‘It is sensible and attractive seller pricing which has been helping to drive more sales activity compared to last year’. With improved buyer affordability, driven by static house prices, rising wages, and lower mortgage rates (the average two-year fixed rate has reduced from 5.03% to 4.52% since August 2024) more buyers are committing, and this has led to the increased number of transactions this year. But if the market is improving and there have been more sales, why are so many homes not selling? Unfortunately not every property on the market is benefiting from the best marketing campaign and sometimes they have not been priced sensibly to attract buyers. It isn’t all about price, although that is of course important. And with a record high number of properties available on the market it is essential your agent makes your home stand out for all the right reasons. We believe by making small improvements to every aspect of both the marketing campaign and the service offered to home sellers and buyers we are able to make marginal gains across the entire process and this can lead to a significant overall improvement. We believe this is part of the reason why data shows that 75% of our clients agree a sale within 16 weeks of coming to market, while the average among other leading agents is only 41%, with one national premium agent only managing to sell 25% of the properties they listed for sale within this same time frame. We have a few examples of properties we have sold this year after other agents had been unsuccessful including a five bedroom detached home near Tenby, a detached bungalow in Tavernspite, a lighthouse in Dale and a old mill house in Clarbeston Road. Pentrose Mill House, Clarbeston Road This beautiful home had been on the market with three different agents over a three year period. When we took over we felt the photography did not capture the real feeling of the home and did not evoke strong emotions in potential buyers. There was no video either, which is a tool we feel is essential to really showcase the lifestyle a property can offer potential buyers. We were happy that the most recent asking price was fair and so did not feel we needed to change that at all. We set about improving the photography and produced a video tour. Coupled with evocative written descriptions we were able to actively promote the property to a wide audience through conventional channels, like Rightmove and Zoopla but also to a wider audience through social media platforms, where we were able to reach over a quarter of a million people. This resulted in six viewings and offers from two different potential buyers and I am pleased to say around 12 weeks later our clients finally got to move – after three years of there life feeling like it was on hold. Here are a sample of the photos taken by the other agents compared to the ones we provided. Hopefully they start to give you an understanding of how small differences can cumulate to make a big difference. Other Agents Photos Our Photos If you can relate to this story then perhaps it is time to consider a change in agent. If you have been on the market for more than three or four months then we would strongly recommend you review everything your current agent is doing. It is always important to have a plan B and sometimes when a property has been on the market for a while all you need is a fresh approach and a new tailored plan. I would be delighted to offer you a complimentary, no obligation, report into your home that will give you some suggestions that may help you achieve your goal, whether you chose to work with me or not. If you prefer I would also be more than happy to call round to take a look around and to talk you through my suggestions. If you’d like to chat just drop me a line – daniel.thomas@luxurywelshhomes.com Kind regards Daniel Thomas
Why Staging Empty Rooms Matters When Selling Your Home
📸 Why Staging Empty Rooms Matters When Selling Your Home 🛋️✨ It might seem like a blank canvas is ideal—but empty rooms can actually leave buyers guessing. Here’s why staging is so important: Helps Buyers Visualise 🧠 Most people struggle to picture how to use a space. A staged room gives clarity and sparks imagination. Shows Scale & Function 📏 An empty room can feel smaller than it is. Furnishings show the room’s true potential and purpose. Creates Emotional Connection ❤️ Staged homes feel more inviting and lived-in, helping buyers connect emotionally—which is key to offers! Highlights Lifestyle 🌟 You’re not just selling a house—you’re selling a lifestyle. A staged room paints that picture beautifully. 💡 Don’t let your home fall flat—show its full potential with thoughtful staging! Below are some examples of some simple home styling we have carried out for our clients #HomeStaging #StagingToSell #PropertyTips #EmptyRoomFix #SellingYourHome #InteriorStyling #ShowYourSpace #MoveInReady #CurbAppeal
Pembrokeshire Award Winning Estate Agent
Luxury Welsh Homes has been named “Best Luxury Real Estate Agent 2025/2026” at the esteemed Prestige Awards. These awards recognize small and medium-sized businesses that offer a high-quality service and value to their customers. This recognition highlights Luxury Welsh Homes’ commitment to excellence and exceptional service in the luxury real estate market. Founded by husband and wife team Michelle and Daniel Thomas just two years ago Luxury Welsh Homes brings together their wealth of experience, knowledge and passion for offering a personal, professional service with both having over 20 years experience in the property industry. If you have seen any of their exceptional marketing you willunderstand that they have worked tirelessly to ensure their clients homes are presented to the highest of standards, utilising a range of marketing strategies and bespoke packages for each unique home.“We’re absolutely thrilled to receive this prestigious award after all our hard work. Daniel and I are passionate about providing excellent service and marketing to our clients, and we’re so pleased to be recognized as the best luxury real estate agent.” commented Michelle. “Selling unique homes requires a specialist service from dedicated agents who understand their clients and their homes and after helping thousands of home owners achieve their goal of moving we feel we have the skills and experience and to have now been recognised as the Best Luxury Real Estate Agent confirms our beliefs” added Daniel. Recognised for providing their clients with first class marketing that showcases their unique homes to the highest level while providing a personal, bespoke service. All homeowners selling with Luxury Welsh Homes benefit from home staging advice and guidance for the photo shoot, carefully curated photographs designed to evoke powerful emotions in potential buyers and a professionally filmed and presented video that allows the team to showcase the location and lifestyle that the property offers. You can find Luxury Welsh Homes on Social Media@LuxuryWelshHomes Contact: Michelle Thomas Michelle.thomas@luxurywelshhomes.com Daniel Thomas Daniel.thomas@luxurywelshhomes.com Stanley (the family’s Golden Retriever) doesn’t do emails, but he does love meeting Dan & Michelle’s clients and can occasionally be spotted in a property video!
Seven Essential Steps for a Smooth Summer Move
☀️🏡 7 Essential Steps for a Smooth Summer Move 🌴📦 Moving this summer? Stay cool, calm, and collected with these must-do tips: Book Early 🚚 – Summer is peak moving season, so secure your removal team in advance! Declutter Before You Pack 🧹 – Don’t take what you don’t love. Clear out before boxing up. Create a Moving Checklist ✅ – Stay on top of every detail with a timeline and to-do list. Pack Smart 📦 – Label boxes clearly and keep essentials handy for moving day. Plan for the Heat 🔥 – Have water, snacks, and fans ready—especially if you’re doing a DIY move. Change Address Early ✉️ – Let your bank, utilities & post know in advance. Celebrate the New Chapter 🥂 – You’ve earned it! Pop that fizz when the keys are yours. Moving doesn’t have to be stressful—just be prepared and stay hydrated! 💪 #SummerMove #MovingTips #HomeMoveChecklist #SmoothMove #NewHomeJourney #EstateAgentTips #MovingHouse #PropertyExperts #JuneMove #HomeGoals