Welcome to Adair Paxton Insights – your trusted source for the latest news, expert analysis, and practical advice on the Yorkshire property market.
With over 165 years of experience as surveyors and property specialists in Leeds, we are uniquely positioned to offer valuable perspectives for buyers, sellers, landlords, tenants, and investors.
Stay informed on local market trends across Leeds, discover tips for whichever area of property interests you, and get updates from the Adair Paxton team. We’re here to share our experience and expertise and to help you along the way.
From Investors to First-Timers: What Different Buyers Want in Early 2026
In this blog:
As 2026 begins, there’s growing optimism in the West Yorkshire property market. The combination of stabilising mortgage rates, steady demand and improved buyer confidence is encouraging more people to begin their property search, but not everyone is looking for the same thing.
For homeowners considering selling this year, understanding who’s likely to be looking at your property is just as important as setting the right asking price. Whether you live in a Victorian terrace in Horsforth, a detached family home in Moortown, or a modern apartment in Leeds city centre, knowing your audience could make all the difference.
Let’s take a closer look at the needs and motivations of different types of buyers in early 2026, and what that means if you’re thinking about putting your home on the market.
First-Time Buyers: Affordability and Flexibility are Key
After a cautious couple of years, first-time buyers are gradually returning to the market. While affordability remains a concern, the levelling of mortgage rates has made monthly repayments more manageable compared to 2022 and 2023.
This group is typically looking for:
- Smaller homes or flats with low running costs
- Locations with good public transport and amenities
- Properties that don’t need extensive work
Areas like Kirkstall, Burley, and Pudsey continue to attract interest, thanks to a mix of accessible prices and good connections to central Leeds and Bradford. For sellers in these locations, ensuring your property is well-presented and realistically priced is essential. Highlight energy efficiency, available parking and any improvements you’ve made.
If your property is vacant or chain-free, make this a clear selling point. Flexibility on completion timelines is often a major bonus for first-time buyers trying to align mortgages and rental agreements.
Young Professionals and City Movers: Location and Lifestyle
For buyers upgrading from their first home or relocating for work, proximity to the city and lifestyle perks take priority. This group includes remote workers seeking better home office space and professionals looking for convenience, walkability and a vibrant community.
Key priorities often include:
- Modern layouts or open-plan living
- Access to bars, cafes, gyms, or green space
- Parking or cycle storage
In areas like Leeds city centre, Chapel Allerton and Headingley, demand remains strong for two-bedroom apartments and modern townhouses. These buyers are often digitally savvy and will form first impressions online. High-quality photography and video walkthroughs are essential. Sellers should also think about staging rooms to highlight flexible spaces for home working or entertaining.
Growing Families: Space, Schools and Stability
Family buyers are often looking to upsize within an area they already know and love. In 2026, this group continues to prioritise space, layout and access to good schools.
Typically, they’re focused on:
- Three or four-bedroom homes with gardens
- Proximity to primary and secondary schools
- Friendly, established neighbourhoods
Cookridge, Roundhay, Adel, and Horsforth all remain popular for family buyers thanks to their strong schools and community feel. If you’re selling in these areas, emphasise what makes your street or neighbourhood ideal for families – nearby parks, quiet roads, or catchment areas can all be a draw.
Make sure floor plans are up to date and clearly show bedroom sizes and storage. Buyers at this stage are often juggling busy lives and want to imagine themselves living there with minimal disruption.
Second-Steppers and Upsizers: Layout and Potential
Somewhere between growing families and aspirational movers are the upsizers. These are buyers who have outgrown their starter home and are seeking more space, better flow or long-term potential.
They tend to value:
- Layouts that allow for entertaining or family living
- Extra bedrooms, lofts or office space
- Scope to extend or renovate over time
This group is likely to be comparing homes across a broader price bracket, often within the suburbs of Leeds and out towards areas like Otley, Ilkley and Guiseley. If your home has already been extended or modernised, highlight this with before-and-after imagery or details of work completed.
Equally, if there’s scope to add value through planning permission or simple cosmetic upgrades, don’t be afraid to mention it. These buyers are typically experienced and willing to invest for the right property.
Downsizers: Comfort, Ease and Location
At the other end of the spectrum, downsizers remain active in early 2026, particularly as the market offers better choice than in recent years. They’re looking to release equity or simplify their lifestyle, often in areas that still feel familiar.
Common priorities include:
- Low-maintenance homes with minimal stairs
- Proximity to shops, transport and healthcare
- Safe, well-maintained neighbourhoods
Suburbs like Alwoodley, Meanwood and Wetherby are popular with this audience. If you’re marketing a bungalow, ground-floor apartment or manageable townhouse, your ideal buyer may be a couple looking to downsize from a larger family home.
Focus on practicality, comfort and location. Make sure any recent upgrades (like new windows, heating systems or accessibility features) are clearly included in your listing.
Investors: Returns, Tenants and Long-Term Value
While the investment market isn’t as overheated as it was a few years ago, rental demand across Leeds and wider West Yorkshire remains strong, particularly in the city centre near hospitals and university zones.
Investors in early 2026 are looking for:
- Properties with proven rental history
- Homes in areas with strong tenant demand
- Potential for capital growth over the next 5–10 years
Leeds city centre, Burley, and Armley continue to be hotspots for investors focused on one- and two-bedroom flats. If your property is currently let, providing details on current rent, occupancy history and tenant feedback can help your listing stand out.
Presentation still matters, even for investment sales. Many investors are buying to let again, and a well-maintained property that photographs well is far more likely to attract interest at asking price.
Tailor Your Approach, Maximise Your Outcome
Understanding buyer motivations is about more than marketing language, it influences everything from how you stage your property to the way you manage offers.
If you know your home is likely to appeal to families, make the garden inviting and show how the dining area fits into family life. If it’s a good option for young professionals, make sure your listing promotes lifestyle perks like transport links, cafes, or parks.
There’s no such thing as a one-size-fits-all sale. The more tailored your approach, the more likely you are to attract serious, motivated buyers from the outset.
How Adair Paxton Can Help
With over 165 years of experience in the Yorkshire property market, Adair Paxton understands what makes buyers tick. Our director-led residential team combines local knowledge with surveying expertise to provide accurate valuations, tailored marketing strategies, and hands-on support throughout the selling process.
Whether you’re selling a city centre flat, a family home in the suburbs or a long-held investment, we’ll help position your property to attract the right buyers and achieve the best result.
Ready To Take the Next Step?
Whatever your buyer looks like, the first step to a successful sale is an honest, expert valuation. Understanding your property’s position in the current market, and how different buyers might view it, is key.
If you’re considering a move in 2026, now is the time to start the conversation. The earlier we speak, the more we can help you prepare your home, align your timings, and connect with the right buyers from the outset.
165 Years in Property: What That Really Means for You
In this blog:
- Why does experience matter when choosing an estate agent?
- Is it better to use the same agent for sales, lettings and surveys?
- What should I look for in a property team?
- What are the benefits of working with a long-established estate agent?
- How can Adair Paxton support my property journey in 2026?
Buying, selling, or managing property can be one of the biggest decisions you make – emotionally, financially, and practically. So, when you’re choosing an agent, experience matters. But not just in years served. What really counts is what those years have delivered.
At Adair Paxton, we’ve been part of the Yorkshire property landscape since 1859. That’s over 165 years of learning, evolving, and consistently delivering for clients across generations. But what does that heritage really mean for you today – whether you’re buying your first flat, selling a family home, or managing a complex portfolio?
A Legacy of Trust
We didn’t start out as estate agents. Our foundations lie in chartered surveying – with precise valuations, rigorous standards, and expert advice at the core of everything we do. That professional heritage still underpins our approach today.
In more than a century and a half, we’ve weathered market cycles, changing legislation, economic shifts, and consumer trends. But through it all, one thing has remained constant: our clients’ trust. Many have stayed with us not just for years, but decades. Some through every life stage, from first-time buyers to retirement downsizers.
We’re proud to say that some of our current clients were introduced to us by their parents, or even grandparents. This continuity speaks volumes about our approach to relationships: focused on service, trust, and results.
This longevity isn’t about nostalgia. It’s about reliability. It’s about being there when clients need us most. It’s about advice rooted in experience, not guesswork.
What this means for you:
- Realistic valuations based on local knowledge and market data
- Advice from professionals who’ve seen every type of sale, let, and negotiation
- A reputation built on doing things properly, not cutting corners
In a crowded market, 165 years is more than a number. It’s proof that we’re built to last.
One Agency, Every Service
It used to be that you picked one agent to sell your house, another to manage a rental, and someone else entirely for surveying or block management. That’s a lot of handovers, a lot of admin, and not much joined-up thinking.
At Adair Paxton, we do things differently. We offer the full suite of services under one roof:
- Residential sales and lettings
- Commercial sales, lettings, and investment advice
- Block and estate management
- RICS-regulated surveys and valuations
Whether you’re a landlord with a growing portfolio, a family relocating across Leeds, or a business owner investing in commercial space, we can guide you at every step. Our director-led approach means you’ll always know who’s managing your property, and they’ll know you.
We also understand that no two people are the same. Some clients come to us needing a valuation and stay with us for decades, entrusting us with multiple services as their needs evolve. Others approach us for block management and go on to use our sales and lettings teams. That seamless journey is no accident, it’s part of our promise.
What this means for you:
- A seamless experience from valuation to completion
- Joined-up advice from a team that understands your goals
- No need to explain your situation multiple times
It’s not just convenient. It’s smart.
The People Behind the Results
What really sets us apart isn’t just our heritage or our services. It’s our people.
Our team brings together decades of experience across residential, commercial, lettings, block management and surveying. But more importantly, they bring personality, passion, and pride in what they do.
We’re local experts. Many of us live in the same areas we serve. We know the streets, the schools, the green spaces, and the hidden gems. We know how to position your property, who it’s right for, and how to get the best result.
And we don’t rely on scripts or call centres. Our clients deal with real people who are empowered to give honest, expert advice. We take time to understand what success looks like for you and tailor our approach accordingly. Whether it’s a quick city sale, a careful negotiation, or a long-term rental strategy, you’ll find a team who’s genuinely invested.
We also believe in continuity. Our directors don’t just sign off the paperwork, they’re involved. They’re visible. They lead from the front. That culture runs through every department.
What this means for you:
- A familiar face and consistent contact
- Straight-talking advice, backed by real insight
- A team that sees the bigger picture, not just the next sale
You won’t be passed from pillar to post. You’ll get honest, professional advice from people who value your time.
What This Heritage Means for You, Today
165 years in property isn’t just a headline. It means we know what works. We know what matters. And we know how to get results that stand the test of time.
It means we’ve seen every type of market – boom, bust, and everything in between. And through it all, we’ve kept delivering.
It means our advice is grounded in evidence, not empty promises. Our clients aren’t sold to. They’re listened to. And the results speak for themselves.
It also means we’re thinking long term. We’re investing in technology, team training, and improved client services to make sure we continue to lead. We’re proud of our past, but our eyes are firmly on the future.
Whether you’re buying, selling, letting or managing, you need more than a property agent. You need a partner you can trust.
That’s what we’ve always been. And that’s what we’ll continue to be.
Experience the Adair Paxton Difference
If you’re looking for a property partner with deep local knowledge, proven results, and a personal approach that puts you first, we’d love to help.
Explore our services, meet the team, or book a free valuation:
Contact the team at Adair Paxton and experience the difference for yourself.
Selling in 2026? December Could Be Your Smartest Move Yet
It might not be the obvious time to start planning to sell your home, but December is the ideal moment to get ahead. While many wait for the New Year to act, serious buyers are already searching, and competition is lower. From market trends in Horsforth and Moortown to practical advice on preparing your home, we cover what every West Yorkshire homeowner should know right now. Whether you’re upgrading, downsizing or relocating, it all starts with a trusted valuation.
Why December Makes Strategic Sense
Most vendors wait until January to book a valuation, but that means launching at the same time as everyone else. December gives you a quieter window where serious buyers are still active and listings are fewer, making yours stand out.
Rightmove’s data shows a consistent spike in buyer searches between Boxing Day and early January. In fact, their January 2025 report revealed a 26% increase in new property listings on Boxing Day compared to the previous year, with buyer enquiries up 20% over the festive period. This surge in activity can give December listings a valuable head start when competition is at its lowest. Listing in December means you’re ready to catch that uplift while others are still preparing. For properties in high-demand Leeds areas like Roundhay, Moortown, Horsforth and Cookridge, that visibility could mean faster interest and better offers.
Plus, it gives you a chance to prepare well in advance. Whether it’s updating marketing photography, securing a mortgage in principle, or planning a school move, the run-up to Christmas is often quieter in other areas of life, making it the perfect time to focus on next steps.
Serious Buyers Don’t Stop for the Holidays
Contrary to common belief, many buyers remain highly active over the festive period. Relocations, growing families, and job changes don’t wait for the weather to improve. These are motivated buyers, and they’re often working with deadlines.
We’ve seen this time and again at Adair Paxton. The number of valuation requests rises sharply in early January, but those who start early tend to secure stronger interest before the market becomes more competitive. If you want to sell by spring or early summer, now is the time to act.
Buyers who view homes in December often come prepared. They may have sold their property, arranged finance, or be in rented accommodation – all of which speeds up the sale process. By listing when they’re looking, you could benefit from shorter timescales and more committed offers.
What’s Happening in the Leeds Market?
According to the latest Office for National Statistics (ONS) figures, the average house price in Leeds stood at £246,000 in September 2025. This represents a 4.4% increase compared to September 2024, reflecting a steady upward trend in local property values.
This trend reflects ongoing demand across popular family neighbourhoods like Moortown, Roundhay, Adel, Horsforth and Cookridge. These areas continue to appeal to buyers thanks to their green space, school catchments, and strong local amenities. Even with minor seasonal fluctuations, realistically priced homes in these areas are still attracting strong buyer interest.
The Advantage of Early Preparation
Even if you don’t plan to list until January or February, booking your valuation in December allows time to:
- Get expert advice on your property’s current market value
- Plan and complete small improvements that could boost appeal
- Organise your finances and paperwork
- Capture professional photos before the darker days of January
- Line up marketing for when buyer interest spikes
- Discuss timelines and expectations with your estate agent
Preparing early also helps reduce stress. Selling a property involves coordination across several parties – solicitors, surveyors, mortgage lenders, removal firms. The more organised you are, the smoother the process will be when your sale progresses.
Target the Right Audience, in the Right Area
Selling in Horsforth? Family buyers are searching now. Downsizing in Moortown? You could attract younger professionals ready to move quickly. City apartment in Leeds centre? Investors often act before year-end to prepare for the new tax year.
Each area and property type has its own seasonal nuances. At Adair Paxton, we tailor our advice and marketing approach based on your circumstances, ensuring your home appeals to the right buyers at the right time.
Our experienced team knows how to highlight what makes your home stand out. From garden potential to school catchments, modern kitchens to energy efficiency – we focus on the features that matter most to buyers in your area.
Don’t Wait for the Rush, Make December Count
By January, many new listings will hit the market, and buyer attention will be more divided. But December allows your home to shine. The buyers searching now are not window-shoppers, they’re ready to view, offer and complete.
A December valuation gives you breathing space to prepare without pressure. You can decide when to launch based on expert guidance, and your agent can start marketing quietly if preferred, including lining up early viewings and generating interest before the New Year rush.
Remember, the goal isn’t just to list your home. It’s to sell well, and that starts with the right preparation, timing and support.
Final Thoughts
Selling a property is a big decision, and the timing matters. December might feel too early, but the truth is, it’s one of the best times to lay the groundwork for a successful 2026 move.
With 165 years of local experience, surveying expertise, and a clear-eyed view of the market, Adair Paxton is here to guide you through every step. Whether you’re upsizing, downsizing, or relocating, now is the time to start the conversation.
Book your free expert valuation with Adair Paxton today.
Are You Ready for 2026’s New Compliance Rules?
Now that the Renters Reform Act has passed into law, 2026 will bring one of the most significant shake-ups in lettings legislation for a generation. But not everything is happening at once. The changes will roll out in stages, beginning with Phase 1 in May 2026 and continuing into 2028 and beyond.
For landlords across Leeds and Yorkshire, the scale and complexity of reform means that acting early isn’t just wise, it’s essential. Whether you manage one property or a full portfolio, here’s what you need to know.
Phase 1: What’s Happening From 1 May 2026
The first set of changes will take legal effect on 1 May 2026. These reforms focus on tenancy structure, eviction grounds, and rent controls:
- Abolition of Section 21 evictions: ‘No fault’ evictions will be banned. Landlords will only be able to regain possession using Section 8 grounds and must provide a legally valid reason.
- Mandatory periodic tenancies: Fixed-term Assured Shorthold Tenancies (ASTs) will be phased out. All tenancies will become periodic by default, giving tenants more flexibility to end their tenancy with two months’ notice.
- Updated Section 8 grounds: These will be reformed to better protect landlords where a tenant is in serious arrears, commits anti-social behaviour, or the landlord intends to sell or move back into the property.
- Limits on rent increases: Rent can only be increased once per year with a minimum of two months’ notice. Tenants will be able to challenge increases via the First-tier Tribunal.
- Ban on rental bidding: Landlords and agents will not be allowed to invite or accept offers above the advertised rent.
- One month’s rent in advance only: Landlords can no longer ask for or accept more than one month’s rent upfront.
- Anti-discrimination laws: It will be illegal to refuse a tenancy to someone on benefits or with children.
- Right to request a pet: Tenants will be able to request a pet, and landlords must respond within 28 days with a valid reason if refusing.
- Strengthened enforcement powers for councils: Civil penalties will double, and local authorities will be required to report enforcement activity. Rent repayment orders will be extended to superior landlords.
It’s also worth noting that from 27 December 2025, local councils will gain new investigatory powers to inspect properties, demand documents, and access third-party data.
Phase 2: From Late 2026 Into 2028
This phase brings mandatory infrastructure requirements for landlords, which will begin rolling out from the end of 2026:
- PRS Database (landlord register): All landlords must register on the new national portal, providing contact and property details, and uploading compliance documentation (e.g., gas safety, electrical safety, EPC). An annual registration fee will apply.
- Private Rented Sector Ombudsman: A new redress scheme will become compulsory for all landlords, even accidental or single-property landlords. The Ombudsman will offer a route for tenants to escalate complaints and require landlords to engage in early dispute resolution.
The Ombudsman rollout will happen in stages. A scheme administrator will be appointed 12 to 18 months before it becomes law, with full implementation expected in 2028.
Phase 3: New Housing Quality Standards
Although timelines are not yet final, these measures are expected to come into force over the next decade:
- Decent Homes Standard (DHS): Already in place for social housing, the DHS will apply to private rentals for the first time. Aimed at tackling poor housing conditions, it will mandate minimum standards for safety, condition, and energy efficiency.
- Energy Efficiency Upgrade: The government has proposed all PRS homes achieve EPC rating C by 2030, with limited exemptions. This will require many landlords to invest in insulation, heating systems, or other energy improvements.
- Awaab’s Law: Serious health and safety hazards must be fixed within a legally enforceable timeframe. Although implementation is still being consulted on, it will likely bring new compliance pressures.
What These Changes Mean for Landlords
These are not just tweaks to existing regulations. They introduce new legal duties, reduce flexibility, and require a much higher standard of property management. Crucially, compliance will be enforceable and tracked via the PRS database.
That means:
- Landlords must prove they meet obligations with documentary evidence
- Properties will be open to greater scrutiny, with enforcement powers rising
- Self-managing landlords face rising risk if unaware of changing standards
- Possession proceedings may become more complex and time-consuming
The need for legal awareness and operational consistency has never been greater.
More Demand, Tighter Regulation
The lettings market remains strong in Leeds and across Yorkshire, with demand continuing to outpace supply. According to the ONS, private rental prices in Yorkshire and the Humber rose by 3.8% in the year to September 2025.
But while yields may look healthy, the compliance burden is rising fast. The new rules bring not just legal change, but reputational risk and potential financial penalties for landlords who fall behind.
Why Now is the Time to Consider Full Property Management
Preparing for these changes involves far more than updating a tenancy agreement. With full management from Adair Paxton, you benefit from a structured, proactive approach to compliance and tenant care:
- We maintain accurate tenancy records and safety documentation
- We conduct regular property inspections with detailed reports
- We provide 24/7 emergency maintenance for tenants
- We manage communication, rent collection and deposit registration
- We ensure your property stays aligned with changing regulations
Our in-house team is already working to standards that reflect the Renters Reform Act. With over 165 years in the Leeds market and a director-led lettings service, we take the complexity out of your hands and keep your investment protected.
What To Do Next
Waiting until 2026 may leave you little time to act. There are legal, operational, and reputational consequences for landlords who aren’t ready.
Start now by:
- Auditing your current tenancies and legal documents
- Reviewing rent increase policies and recordkeeping
- Assessing whether your properties will meet proposed DHS and EPC requirements
- Exploring management options ahead of the PRS register rollout
If you’re unsure where you stand, our lettings team can help. We’ll conduct a portfolio review, identify risks, and recommend clear steps to prepare you for what’s ahead.
Final Thoughts
The Renters Reform Act is designed to raise standards, but it also adds significant responsibilities for landlords. Self-managing may still be possible but it will require time, expertise and constant attention to detail.
With a fully managed service from Adair Paxton, you gain peace of mind, legal protection, and a team that knows the market inside out.
Book a compliance consultation with our team today or contact our Leeds lettings office to find out how we can help you get ahead of the changes.
What Does a ‘Smooth Sale’ Really Mean?
Selling your home is often described as one of life’s most stressful events, but it doesn’t have to be. At Adair Paxton, we believe a smooth sale isn’t just possible, it should be the standard. With over 165 years of experience in the Yorkshire property market, we’ve helped thousands of homeowners navigate the selling process confidently, calmly, and successfully. Here’s what a truly seamless experience looks like, and how we make it happen.
It Starts with an Honest, Expert Valuation
A successful sale begins with an accurate appraisal. Too often, sellers are given overinflated figures in an attempt to win instructions, but unrealistic pricing can lead to extended time on the market, multiple price reductions, and lost buyer confidence.
At Adair Paxton, every valuation is backed by our surveying heritage and intimate knowledge of the Yorkshire property market. We draw on comparable sales data, local insights and property-specific factors to give you a fair, evidence-based valuation you can rely on. It’s not just about listing high, it’s about getting you sold at the right price, with the right buyer, in the right timeframe.
Our valuations also include an explanation of market conditions and comparable sold prices, helping you make an informed decision. Whether you own a modern apartment in Leeds City or a characterful family home in Roundhay, our tailored advice sets realistic expectations from day one.
Preparation That Sets Your Property Apart
Presentation plays a huge role in attracting serious interest. That’s why we help every client prepare their home for market in a way that enhances its best features and appeals to the most relevant buyers.
From practical tips on decluttering and staging, to arranging professional photography and accurate floorplans, we make sure your home looks its best online and in person. In a market where buyers often scroll listings quickly, those first impressions really count.
We’ll also advise on repairs or upgrades worth doing pre-sale. Whether it’s a fresh coat of paint, tidying the garden, or simply dressing a spare room as an office, small changes can make a big difference to how buyers perceive value.
Every detail matters, and we’ll work with you to make sure your property stands out.
Targeted Marketing That Reaches the Right Buyers
A smooth sale depends on more than just listing your home online. It requires strategic, multi-channel marketing that puts your property in front of serious, qualified buyers.
At Adair Paxton, we tailor our marketing approach to each home. That means professional listings across Rightmove, OnTheMarket and our own website, as well as exposure through email alerts, buyer databases, social media and direct prospecting. We also leverage our strong local network to reach motivated buyers looking for homes just like yours.
We use data to ensure your home is positioned competitively, and our marketing is always supported by quality visuals and clear, compelling descriptions. Our aim isn’t just to generate interest; it’s to attract the right buyer who’s ready and able to proceed.
Clear Communication Throughout
One of the most common frustrations we hear from sellers who’ve used other agents is a lack of communication. We do things differently.
You’ll have a single, senior point of contact throughout your sale. Someone who knows your property, understands your goals, and keeps you informed at every step. From regular updates on viewings and feedback, to clear guidance during negotiations, we make sure you’re never left in the dark.
It’s all part of our director-led, client-first approach. Selling your home is personal, and we treat it that way.
We also make ourselves available when it matters most. You won’t be passed from person to person or left chasing updates. We understand how important clarity is, especially when making major decisions.
Sales Progression Done Properly
Here’s something many sellers aren’t told: agreeing a sale is only half the story. Without strong sales progression, things can stall. That’s where our team comes in.
We don’t step back once an offer is accepted. Instead, we proactively manage the transaction through to completion by liaising with solicitors, surveyors, mortgage brokers and the buyer to keep things moving.
This attention to detail helps avoid common pitfalls, reduce the risk of fall-throughs, and give you peace of mind during the final stages.
It also allows us to anticipate issues before they escalate. For example, if a survey raises queries, we can provide expert guidance and suggest practical resolutions to keep things on track.
What a ‘Smooth Sale’ Looks Like in Practice
Every sale is different, but the principles of a seamless experience remain the same: realistic pricing, strong marketing, clear communication, and active management from start to finish.
A smooth sale is rarely down to chance. It comes from the combination of a clear strategy, local market knowledge, and attention to the details that matter most to buyers. From ensuring the listing stands out in a crowded marketplace, to handling negotiations with care and clarity, it’s the cumulative effect of doing every stage well that leads to a successful outcome. That’s the value of working with a team that understands both the practical steps and the emotional journey behind selling your home.
That’s what a smooth sale really means. And it’s what we deliver every day for sellers across Yorkshire.
Ready to Take the Next Step?
Selling your home doesn’t need to be stressful. With the right support, it can be a straightforward and rewarding process.
At Adair Paxton, we combine experience, expertise and a personal approach to deliver sales that are smooth from start to finish. Whether you’re upsizing, relocating or simply exploring your options, we’re here to guide you every step of the way.
Get in touch with our residential sales team or request a free expert valuation today.
Is Now the Time to Invest in a Second Rental Property In Leeds?
With tenant demand staying strong and new regulation on the horizon, many landlords are wondering whether now is the right time to grow their portfolio. If you already own a rental property in Leeds, a second investment could help you boost returns and build long-term financial resilience. But is it the right move for 2025?
The Current Leeds Rental Market at a Glance
The Leeds rental market remains one of the most active in the country. Strong demand continues to outpace supply in many parts of the city, particularly for well-maintained homes in popular suburban areas such as Horsforth, Moortown and Headingley. City centre apartments also remain in demand, especially among young professionals and postgraduates.
According to the latest Rightmove Rental Trends Tracker (Q3 2025), average monthly rents in Leeds have risen by 6.2% year-on-year, with the average rent now standing at £956. Void periods remain low across the board, particularly for properties close to transport links and key employment hubs.
Yield performance also remains healthy. Rental yields in Leeds range between 5% and 8%, depending on property type and location, with smaller terraced homes and apartments typically delivering the highest returns.
Second Property, Second Income Stream
One of the clearest benefits of investing in a second rental property is the opportunity to create a more robust and diversified income stream. By spreading your investment across two properties, you reduce your exposure to income disruption caused by voids, maintenance issues or tenancy changes.
With interest rates still comparatively stable and mortgage products becoming more competitive again, now may be a strategic time to explore buy-to-let finance options. Speak with a mortgage broker to assess affordability and loan-to-value limits based on your current portfolio.
A second property can also support long-term goals, whether you’re building a retirement income, creating intergenerational wealth, or looking to re-invest returns into property improvements or future purchases.
What to Consider Before Expanding
Expanding your portfolio should always be a calculated move. Here are some key considerations to weigh up before committing to a second investment:
- EPC and compliance: Government proposals around minimum EPC ratings could significantly impact buy-to-let landlords in the coming years. Investing in a property with a low EPC may require upfront spending to bring it up to standard.
- Location and tenant demand: Just because your first rental is successful doesn’t mean every location will perform the same. Use local market insight to understand which areas and property types are currently most in demand.
- Ongoing costs: A second property brings additional responsibilities, from maintenance and insurance to licensing, tax and regulatory compliance. It’s important to budget for both expected and unexpected costs.
- Time and management: Managing multiple tenancies can quickly become time-consuming, particularly if properties are in different areas. This is where professional management can prove its value.
- Capital vs income priorities: Consider whether you’re investing for capital growth, rental income, or a mix of both. Different strategies suit different property types and locations.
If you’re unsure about any of the above, a property consultation with an experienced lettings agent or surveyor can help you clarify your position.
How Adair Paxton Supports Landlords Who Scale
Expanding your portfolio doesn’t have to mean doubling your workload. With our fully managed lettings service, landlords can grow their investment with confidence, knowing their properties are being proactively looked after by an experienced and locally-based team.
We work with new and seasoned landlords alike to help identify properties with strong rental potential. If you’re considering an acquisition, we can advise on:
- Rental yield forecasts based on local demand
- EPC and compliance implications
- Tenant demographics and what they’re looking for
- Ongoing maintenance considerations
- Local pricing and long-term area growth potential
Once a property is let, our team handles everything from marketing and referencing to rent collection, property inspections, compliance updates and maintenance coordination. We also provide detailed monthly statements and access to our landlord portal so you can track performance in real time.
Our in-house surveying expertise means we can also support with accurate rental valuations, refurbishment advice, and future-proofing your property for upcoming legislation.
If your current agent isn’t offering this level of insight or support, it may be time to switch.
A Note on Legal and Tax Guidance
Before expanding your portfolio, it’s important to get independent financial and tax advice. Tax rules around second properties and buy-to-let income have changed in recent years, and you’ll want to be clear on how any new purchase affects your income tax, capital gains, and stamp duty liabilities.
While we don’t offer tax advice, we can help ensure your investment decisions are informed by current market conditions, tenant expectations and compliance requirements.
When Might it Not be the Right Time?
For some landlords, holding off may be the wiser move. If you’re still managing ongoing repairs on your current property, have limited cash reserves, or are approaching retirement without a long-term management plan, a second rental might introduce more risk than reward.
It also may not be the right time if your current property is underperforming and you haven’t yet addressed the cause; whether that’s poor presentation, high management costs, or lack of tenant appeal. At Adair Paxton, we’ll always offer honest advice and can support you in reviewing your existing portfolio before expanding.
Final Thoughts
A second rental property can be a smart investment in the right circumstances. It offers the potential for stronger income, increased portfolio resilience, and long-term asset growth – provided you choose the right property, in the right area, and with the right team behind you.
At Adair Paxton, we’ve been supporting landlords in Leeds since 1859. Our lettings and management team is here to offer straightforward advice, accurate valuations, and proactive support every step of the way.
Ready to explore your options?
Speak to our lettings experts or request a free rental valuation today.
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