Property Search

Sam Holden

What Are Homebuyers Really Looking for in 2026?

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There was a time when the property wish list was relatively predictable: the right number of bedrooms, a good-sized garden, parking and, ideally, a decent commute.

Those things certainly haven’t disappeared. But in 2026, the way people judge whether a house feels like the one has become much more interesting.

At McCarthy Holden, we speak to buyers every day across Fleet, Hartley Wintney, Odiham and the surrounding Hampshire, Berkshire and Surrey villages. And while every search is different, there are some themes that come up time and time again.

 

Location – but not necessarily the one they started with

One of the most interesting parts of a property search is how often the eventual purchase differs from the original brief.

A buyer may start convinced they want to live in a particular town, only to discover a nearby village that offers more space, a better setting or simply a house they fall in love with.

That is particularly true in our area, where moving just a few miles can take you from a bustling town centre to a village High Street, open countryside or a quiet rural lane.

For many buyers, the search has become less about a postcode and more about how they want to live.

A kitchen that does more than cook

The kitchen remains one of the biggest influences on how buyers react to a property, but expectations have changed.

It is increasingly the room where people cook, eat, entertain, supervise homework, work from a laptop and congregate at the end of the day.

A beautiful kitchen is always appealing, but size isn’t everything. Buyers also notice natural light, storage, where the dining table will go and whether the space connects naturally with the garden.

Shapley Grange, Hartley Wintney  – not currently on the open market, call Hartley Wintney on 01252 842100

The return of separate rooms

For years, knocking rooms together seemed to be the answer to almost every renovation question.

Now, we’re seeing buyers appreciate a little separation again.

Open-plan kitchen and dining spaces remain enormously popular, but a separate sitting room, snug, study or playroom can be a real advantage.

With homes having to accommodate work, family life and entertaining, sometimes being able to close a door is a luxury in itself.

Wychwood Lodge, Fitzroy Road – VIEW HERE

Gardens still matter

The garden remains high on many buyers’ lists, particularly for families and those moving out from more urban locations.

But it isn’t necessarily acres of immaculate lawn they’re searching for.

A manageable garden with space for children to play, somewhere to entertain and a sunny spot for a table and chairs can be every bit as appealing.

And, unsurprisingly, buyers notice which way it faces!

20 Waverley Close, Odiham –  VIEW HERE

Somewhere to work

Home working may no longer dominate property searches in quite the way it did a few years ago, but the need for a practical workspace hasn’t disappeared.

A dedicated study is a bonus, but buyers are equally good at spotting potential: a generous landing, garden room, spare bedroom or quiet corner can all work.

The important thing is helping people see how the space could work for them.

Holt Farm, Holt Lane – VIEW HERE

Storage – the unglamorous deal-maker

It may not make the front page of the brochure, but good storage can make a surprisingly big difference.

Utility rooms, boot rooms, garages, built-in cupboards and decent loft space all score points.

For families in particular, somewhere to hide the coats, school bags, muddy boots, bicycles and general clutter of everyday life can be just as valuable as a beautifully decorated reception room.

Oakley Drive, Fleet – VIEW HERE

Energy costs are part of the conversation

Buyers are also increasingly interested in how much a property will cost to run.

Double glazing, modern heating systems, insulation, solar panels and EV charging can all add to a home’s appeal.

An attractive period property will always have its audience, but buyers are much more likely today to ask practical questions about running costs alongside questions about character and location.

Alanbrooke Close, Hartley Wintney – VIEW HERE

And finally… the feeling

This is the one thing that property portals can never quite replicate.

You can compare floorplans, calculate price per square foot and save dozens of properties online, but buying a home is still an emotional decision.

Sometimes a buyer walks through the front door and simply knows.

It might be the view from the kitchen window, the sound of the village church bells, a sunny garden, the proportions of a hallway or something they can’t quite put into words.

That’s why presenting a property properly – and understanding what makes it special – remains so important.

Thinking of moving?

If you’re considering selling, it is worth looking at your home through a buyer’s eyes. You may be surprised by which features are most valuable.

At McCarthy Holden, our teams in Fleet, Hartley Wintney and Odiham combine detailed local knowledge with an understanding of what today’s buyers are actually looking for.

Whether you’re planning a move now or simply curious about the current value and appeal of your property, we’d be delighted to have a conversation.

Garden Structures: Creating More Space for Summer and Winter

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As homes continue to work harder than ever before, many homeowners are looking beyond their four walls to create additional living space. Garden structures have become one of the most popular home improvements across the UK, offering everything from peaceful home offices to stylish entertaining areas and practical storage.

Whether you’re planning to stay for years or thinking about selling in the future, the right garden addition can transform the way you use your property while potentially increasing its appeal to buyers.

Garden Rooms – The Modern Favourite

Purpose-built garden rooms have seen a huge rise in popularity over the last few years. Fully insulated and fitted with electricity, they provide comfortable year-round accommodation separate from the main house.

Homeowners are using them as:

  • Home offices
  • Gyms
  • Art or music studios
  • Teenager retreats
  • Guest accommodation (where planning regulations allow)
  • Cinema or games rooms

Costs vary depending on specification, but a quality garden room typically starts from around £12,000 for a smaller model, with larger bespoke buildings often costing between £20,000 and £40,000+.

For many buyers, a ready-made workspace has become a highly desirable feature, particularly for those who regularly work from home.

Outdoor Kitchens and BBQ Areas

Outdoor cooking and entertaining spaces have become increasingly popular in UK gardens, transforming patios into true extensions of the home. From built-in barbecues and pizza ovens to fully equipped outdoor kitchens with worktops, sinks and refrigeration, these areas are perfect for making the most of warmer months and hosting family and friends.

Depending on the level of finish, costs can range from around £2,000–£5,000 for a well-designed built-in BBQ area, while bespoke outdoor kitchens with premium appliances and seating can exceed £15,000–£30,000. While they may not add significant monetary value on their own, attractive outdoor entertaining spaces can create a memorable first impression and help buyers imagine enjoying the property’s lifestyle, making your home stand out in a competitive market.

Pergolas and Outdoor Living Spaces

Rather than creating enclosed space, pergolas help define outdoor living areas. Whether constructed from timber or aluminium, they can provide shade over patios, outdoor kitchens or dining spaces.

Many homeowners add:

  • Retractable roofs
  • Outdoor lighting
  • Heating
  • Built-in seating
  • Climbing plants
  • Outdoor kitchens or BBQ areas

A simple timber pergola may cost from £1,000–£3,000, while high-end aluminium systems with motorised roofs and integrated lighting can range from £8,000 to over £20,000.

Done well, these features create an attractive extension of the home and make gardens feel like additional living space.

Summer Houses

Summer houses remain a classic addition to British gardens. Traditionally used as quiet reading rooms or hobby spaces, modern designs are increasingly becoming flexible multi-purpose buildings.

Typical uses include:

  • Craft rooms
  • Children’s playrooms
  • Garden bars
  • Relaxation spaces

Prices generally range from £3,000 for basic models up to £15,000+ for insulated, fully finished buildings.

Garden Offices

Although often similar to garden rooms, dedicated garden offices are specifically designed for professional working environments.

Features often include:

  • High-speed internet connections
  • Full insulation
  • Heating and air conditioning
  • Acoustic insulation
  • Built-in storage

With hybrid working now firmly established for many professionals, buyers increasingly see a dedicated office as a major advantage rather than a luxury.

Gazebos and Covered Seating Areas

Permanent gazebos provide shelter from the British weather and help homeowners make greater use of their gardens throughout the year.

They are particularly popular for:

  • Outdoor dining
  • Hot tub enclosures
  • Family entertaining

Depending on size and materials, prices usually range between £2,000 and £12,000.

Planning Permission – What Should You Know?

Many garden structures can be built under Permitted Development rights, meaning planning permission isn’t always required. However, this depends on factors including:

  • Overall height
  • Position within the garden
  • Distance from boundaries
  • Whether the building is used for sleeping accommodation
  • If your property is listed or located within a conservation area

Before starting any project, it’s always sensible to check the current planning guidance or seek professional advice to avoid costly mistakes.

Will a Garden Structure Add Value?

While not every project will directly increase your property’s value by the amount spent, thoughtfully designed garden buildings can significantly improve marketability.

Features that buyers particularly value include:

  • Dedicated home working space
  • Additional entertaining areas
  • Flexible family accommodation
  • Low-maintenance landscaping
  • High-quality finishes that complement the main property

The key is ensuring any addition feels like a natural extension of the home rather than an afterthought.

Thinking Ahead

Garden structures are no longer simply sheds at the bottom of the garden. They have become valuable lifestyle spaces that allow homeowners to work, relax, entertain and enjoy their homes in entirely new ways.

If you’re considering improvements, it’s worth thinking not only about how you’ll use the space today, but also what future buyers may appreciate tomorrow. Choosing quality materials, sympathetic design and practical functionality will help ensure your investment continues to add value for years to come.

To find out how adding a garden structure can help the value of your property call your local branch. Contact details can be found HERE

Why Gardens Are Becoming the New Luxury in Property — Inspired by the Chelsea Flower Show

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Every May, the world of design turns its attention to London as the prestigious Chelsea Flower Show showcases the very best in garden innovation, outdoor living and landscape creativity.

While the event is traditionally associated with horticulture enthusiasts and designers, its influence increasingly extends into the property market — and for good reason.

In recent years, gardens have evolved from being a simple outdoor addition to becoming one of the most desirable and valuable features of a home. Buyers are no longer just looking at square footage inside the property; they are investing in lifestyle, wellness and connection to nature.

The themes emerging from this year’s Chelsea Flower Show reflect exactly what modern homeowners now want from their properties.

Outdoor Space Has Become Essential

Since the shift towards more flexible and home-based lifestyles, outdoor space has moved firmly up buyers’ wish lists. A thoughtfully designed garden is no longer considered a bonus — it is often a deciding factor.

From compact urban courtyards to expansive country landscapes, gardens now function as:

  • Outdoor dining spaces
  • Home working retreats
  • Wellness sanctuaries
  • Family entertainment areas
  • Extensions of interior living spaces

The Chelsea Flower Show consistently demonstrates how even smaller gardens can feel luxurious with clever planting, zoning and sustainable design.

The Rise of “Living Luxury”

Luxury property trends are changing. Instead of focusing purely on grand interiors, buyers are increasingly drawn to homes that offer balance, tranquillity and wellbeing.

At Chelsea, many of the standout gardens embrace:

  • Naturalistic planting
  • Biodiversity
  • Water features
  • Sustainable materials
  • Climate-conscious landscaping

This growing appreciation for nature is directly influencing high-end property design. Developers and homeowners alike are recognising that beautifully curated gardens can significantly enhance both property value and buyer appeal.

Kerb Appeal Starts with Greenery

First impressions matter enormously in property. A well-maintained front garden or landscaped entrance immediately elevates a home’s appearance and creates emotional impact before buyers even step inside.

Chelsea-inspired touches such as:

  • Structured planting
  • Wildflower borders
  • Contemporary pathways
  • Statement trees
  • Layered textures

can transform a property’s exterior and help it stand out in a competitive market.

Estate agents are increasingly finding that homes with professionally designed outdoor spaces attract stronger interest, more viewings and often achieve higher sale prices.

Sustainability Is Shaping Buyer Decisions

One of the strongest messages from the Chelsea Flower Show in recent years has been sustainability. Drought-resistant planting, pollinator-friendly gardens and eco-conscious materials are becoming central themes — and property buyers are paying attention.

Today’s buyers are more environmentally aware than ever. Gardens that support wildlife, reduce maintenance and encourage sustainable living can add meaningful long-term appeal to a home.

Features such as:

  • Rainwater collection systems
  • Native planting
  • Green roofs
  • Outdoor vegetable gardens
  • Permeable paving

are increasingly viewed as attractive lifestyle investments rather than niche additions.

Gardens as an Extension of Interior Design

Another trend heavily showcased at Chelsea is the seamless blend between indoor and outdoor living. Bi-fold doors, outdoor kitchens, fire pits and lounge-style seating are helping gardens feel like true extensions of the home.

For property owners, this presents a major opportunity. Investing in outdoor styling and landscaping can effectively increase usable living space without extending the physical footprint of the property.

In premium markets especially, outdoor presentation now carries almost as much importance as kitchens and bathrooms.

Final Thoughts

The enduring popularity of the Chelsea Flower Show highlights a wider shift in how people view their homes. Gardens are no longer secondary spaces — they are central to modern living, wellbeing and property value.

As buyers continue to prioritise lifestyle, sustainability and outdoor living, homes with thoughtfully designed gardens are likely to remain some of the most sought-after properties on the market.

Whether inspired by Chelsea’s show gardens or simple natural planting at home, the connection between property and green space has never been stronger.

How the Property Industry Has Managed the New Renters’ Rights Act

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The introduction of the UK’s Renters’ Rights Act marks one of the most significant reforms to the private rented sector in decades. Designed to strengthen tenant protections and rebalance landlord-tenant relationships, the legislation has forced the property industry to adapt rapidly to a completely new operating environment.

From letting agents and landlords to build-to-rent developers and legal advisers, the industry has had to rethink tenancy structures, compliance processes, and long-term investment strategies. While many organisations initially voiced concern over the scale of the reforms, the sector has gradually shifted from resistance to adaptation.

A New Era for the Rental Market

The legislation introduced sweeping reforms across England’s private rental sector, including:

  • The abolition of Section 21 “no-fault” evictions
  • The end of fixed-term assured shorthold tenancies
  • The move to periodic tenancies
  • Restrictions on rent increases
  • A ban on rental bidding wars
  • Greater protections for tenants with children or benefits
  • Stronger rights for tenants to keep pets

Since 1 May 2026, landlords can no longer remove tenants without a legally valid reason, fundamentally changing how possession cases are handled.

For an industry historically built around fixed-term contracts and landlord flexibility, these reforms represented a major operational and cultural shift.

Letting Agents Have Become Compliance Specialists

One of the clearest industry responses has been the transformation of letting agents into compliance-led service providers.

Agencies have spent the last year updating tenancy agreements, retraining staff, and introducing new systems to handle the legal requirements of periodic tenancies and revised possession grounds. Many firms invested heavily in legal guidance software, digital document management, and tenant communication platforms.

The end of fixed-term agreements meant agencies could no longer rely on routine renewals as a business model. Instead, they have focused on:

  • Tenant retention strategies
  • Faster maintenance response times
  • Improved communication
  • More rigorous referencing procedures
  • Stronger rent arrears management

Many agents also expanded landlord education programmes to explain how the new Section 8 possession grounds work and when they can legally be used.

Rather than acting purely as intermediaries, letting agents are increasingly positioning themselves as risk-management advisers.

Landlords Have Divided Into Two Camps

The landlord community’s response has been mixed.

Professional portfolio landlords and institutional investors have generally adapted more smoothly. Larger operators already had formal management systems, legal teams, and longer-term investment models in place. For them, the reforms accelerated trends that were already emerging in the sector.

Smaller private landlords, however, have expressed greater concern. Many fear the loss of Section 21 will make it harder to deal with difficult tenants, especially in cases involving antisocial behaviour or persistent arrears.

As a result, some landlords chose to exit the market altogether before the reforms took effect. Industry commentators noted a rise in property sales and a rush of Section 21 notices prior to implementation.

This has created a growing divide between:

  • Professional, compliance-focused landlords remaining in the market
  • Smaller accidental landlords leaving due to regulatory pressure

Many analysts believe the reforms will accelerate the professionalisation of the rental sector over the next decade.

Build-to-Rent Operators Have Benefited

Interestingly, the build-to-rent sector has largely welcomed the legislation.

Institutional landlords already operate on long-term tenancy models with professional management structures. Features such as rolling tenancies, tenant retention, and customer-service-focused operations were already common in purpose-built rental developments.

As smaller landlords leave the market, larger institutional operators may gain market share. Some investors see the reforms as creating a more stable and mature rental market similar to systems already established in parts of Europe.

This could lead to:

  • Greater consolidation within the rental market
  • Increased investment in professionally managed developments
  • Higher operating standards across the sector

Technology Has Played a Major Role

The industry has also responded through technology adoption.

Property management platforms have introduced features specifically designed around the new legislation, including:

  • Automated compliance reminders
  • Digital tenancy records
  • Rent review tracking
  • Notice management systems
  • Tenant communication portals

With penalties for non-compliance increasing significantly, landlords and agents are relying more heavily on proptech solutions to reduce legal risk.

The reforms have effectively accelerated the digital transformation of the property industry.

Challenges Still Remain

Despite these adaptations, the transition has not been entirely smooth.

Many landlords remain concerned about court delays and the efficiency of the possession process. Since landlords must now rely solely on Section 8 grounds, the speed and reliability of the court system have become critical.

Industry bodies continue to argue that without faster housing courts and stronger enforcement mechanisms, legitimate possession claims may become increasingly difficult and expensive.

There are also fears that rising compliance costs could contribute to higher rents and reduced housing supply in some areas. Tenant groups, meanwhile, argue that enforcement must remain strong to ensure the reforms deliver meaningful protections in practice.

A Shift Toward Professionalism

Ultimately, the property industry has responded to the Renters’ Rights Act not by standing still, but by restructuring itself around a new reality.

The reforms have accelerated trends that were already underway:

  • Greater regulation
  • More professional management
  • Increased reliance on technology
  • Institutional investment growth
  • Stronger tenant expectations

While some landlords have chosen to leave the market, others have adapted by improving standards, strengthening compliance, and embracing longer-term tenant relationships.

The long-term success of the legislation will depend on whether the industry, government, and courts can work together to create a rental market that is both fair to tenants and commercially sustainable for landlords.

What is clear, however, is that the Renters’ Rights Act has permanently changed the way the UK property industry operates.

To speak to one of the McCarthy Holden Property Management and Lettings team, call them on 01252 622550

How the Colour Palette in Your Home Can Affect Your Mood

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The colours you surround yourself with every day quietly influence how you think, feel, and behave. While furniture and layout shape function, colour shapes emotion. From calming blues to energising yellows, your home’s palette can either support your wellbeing — or subtly work against it.

Understanding how colour affects mood allows you to design spaces that feel intentional, balanced, and aligned with how you want to live.

Blue: Calm, Focus, and Emotional Ease

Blue is widely associated with tranquillity and stability. Lighter shades create an airy, open feeling, while deeper tones like navy feel grounded and secure. Psychologically, blue can slow the heart rate and encourage relaxation, which is why it works so well in bedrooms and bathrooms.

In workspaces, softer blues can also improve concentration and mental clarity. However, very dark or cool-toned blues may feel distant if not balanced with warm lighting or natural textures.

Yellow: Warmth, Optimism, and Energy

Yellow carries the warmth of sunlight and tends to evoke positivity and energy. In kitchens and dining areas, it can create a welcoming, sociable atmosphere. In creative spaces, it may spark inspiration and mental stimulation.

That said, intensity matters. Soft buttery tones feel uplifting and gentle, while overly bright yellows can become overwhelming over time. The key is moderation and thoughtful placement.

Green: Balance and Restoration

Green sits at the centre of the colour spectrum and is one of the most restful shades for the human eye. Because it is strongly linked to nature, it often promotes a sense of renewal and harmony.

Soft greens such as sage or eucalyptus can make a bedroom feel calm and restorative. Richer shades like emerald introduce depth and sophistication while still maintaining a sense of balance. Green is particularly effective in living spaces where relaxation and connection are priorities.

Red: Passion and Stimulation

Red is emotionally intense and physically stimulating. It can increase energy levels and encourage

conversation, which makes it well suited to dining rooms and social spaces.

Because red is so powerful, it is often most effective as an accent colour. Used thoughtfully — perhaps on a feature wall or in décor elements — it adds warmth and vibrancy without overwhelming the room.

Neutrals: Space to Breathe

Neutral tones such as white, beige, taupe, and soft grey create a sense of simplicity and calm. They allow a room to feel open and uncluttered, offering visual rest in a busy world.

However, neutrals are not automatically soothing. Cool, stark whites can feel clinical, while overly flat greys may appear dull. Texture, layered lighting, and natural materials are essential to bring warmth and dimension into a neutral space.

The Power of the Overall Palette

Individual colours matter, but the overall composition of your palette shapes the emotional atmosphere of a home. Cool-toned schemes tend to feel restful and serene. Warmer combinations create energy and sociability. High contrast adds drama and stimulation, while monochromatic layering produces cohesion and calm.

Lighting also plays a significant role. Natural daylight softens and clarifies colour, while artificial lighting can dramatically shift undertones. Testing samples at different times of day is always wise.

Designing with Intention

Choosing a colour palette should begin with a simple question: how do you want to feel in this space? A bedroom might prioritise calm and comfort, while a dining room might benefit from warmth and vibrancy. A home office may require clarity and focus.

When colour choices align with the purpose of a room, your home becomes more than visually appealing — it becomes emotionally supportive. Thoughtful use of colour can improve rest, boost creativity, enhance sociability, and create an atmosphere that feels authentically yours.

Ultimately, colour is not just decoration. It is a powerful tool that shapes your everyday experience in subtle but meaningful ways.

I’m a parent, how worried should I be about AI?

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There is cause for concern, say the experts, but don’t panic.

Managing your child’s screen time and keeping the dinner table phone-free can feel like more than enough digital-related stress. AI though? That brings with it all new potential terrors that lots of parents would, understandably, rather ignore. But if we’re to protect our children and help them navigate AI, we must get to grips with it, say the experts.

“There is a fear of the unknown because AI is moving so quickly, potentially moving faster than childhood itself,” says Jake Moore, global cybersecurity advisor at software company ESET. “We’ve got parents who don’t necessarily understand AI, and then we’ve got children growing up with it.”

This leaves a gap, and parents can end up being “pushed further and further” away from the new technology. “We don’t want a world of technophobe parents,” says Moore. “We want parents to understand what their kids are going through.”

“Parents do need to be alert, but not alarmed [by AI],” says Yasmin London, child digital safety and wellbeing lead at digital safeguarding firm Qoria. “They need to develop their own AI literacy on what their kids might be exposed to.”

Four key concerns

With AI regulation from the Government lagging, parents need an idea of the risks their kids might face…

1. AI companions

Big tech used to be interested in the ‘attention economy’, but now it’s moving into the ‘attachment economy’, which is where AI companions come in. Sites like Nomi are being used by kids to “create any avatar they want and use that avatar as a friend,” explains London. “Kids perhaps who are vulnerable, feeling lonely, struggling with self-esteem or real-world relationships, might find themselves attracted to a chatbot like that because they constantly reiterate positive comments to them and mirror and validate them,” she continues. “While that can seem nice for them in the beginning, it can isolate kids further, and cause concerns around their critical thinking ability and relationship skills.”

2. Deepfakes

Parents might have heard about Grok, but kids have been using AI for some time to create images, “whether for fun or more malicious purposes, and sometimes those are sexual in nature, which could lead them down a very problematic route with legalities,” says London. “They’re not always intended to harm, but the outcome for a victim, if there’s a deepfake created of them in an embarrassing position, something that might perhaps even be defamatory, that can be a really big problem.”

3. Unrealistic beauty standards

“AI definitely disproportionately impacts young girls,” flags London. “A lot of them follow Instagram accounts that are just an AI avatar, but they look so hyper-realistic, girls still compare themselves to these unrealistic beauty standards.” This can “impact their worldview, their wellbeing”.

4. Misinformation

For boys, there’s fears around them being “sucked into a manosphere, radicalisation and incel culture”. “AI can certainly be used to scale harm in those ways, as well as to share fake information,” says London. “If a young person starts to search for that content over and over again, like any other AI, it will learn what they like, and start to share whatever information is fed into it, which may or may not be very accurate.”

How to protect your kids

The first thing to do, says Moore, is: “Download every app your kids are using, whether you like it or not. Start with things like Snapchat.” It might feel like you’re awkwardly trying to get down with the kids, but “if you adapt and communicate with your kids on the apps they are using, they will actually have more respect for you. And then, if you go through the settings, you might just be able to offer them a few tips on their privacy and security, which, if you’ve got the app, it’s much easier to talk about because you’re talking in their language and saying the right things”.

From there, you can move into trickier areas like AI. “Let’s all learn together, regardless of what generation you are,” says Moore.

London also recommends parents apply the ‘ABC model’. “A stands for managing access. So for kids, if they’re using an AI, firstly, let’s make sure it’s age-appropriate, so young kids certainly shouldn’t be using chatbots, ChatGPT and companion apps if we can avoid it,” she notes. “B stands for boundaries, and this is the difficult thing for all parents, but it’s about implementing and staying consistent with rules around technology use, whether it be AI, gaming or messaging.

“C is for communication,” she continues. “Having safe, trusted adults they can speak to is the number one protective factor when it comes to the online world.”

Try to be open to AI too. “Your children are likely going to have jobs that incorporate AI, so by learning it now, when they need your help, you’ll be able to understand what their troubles might be, or how to make their life more efficient,” encourages Moore.

And London warns against demonising new tech, as banning it can push your kids away from you, not AI. “We know that we thrive as humans when we’re active, out in nature, having a real life laugh with our friends,” she says. “It’s all about balance.”

How to bag the best mortgage deal in the current market

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Mortgage experts tell Lisa Salmon what the best deals are currently, and what borrowers should bear in mind.

If you’re looking for a new mortgage deal, some attractive offers are available right now. But experts warn that the ‘cheapest’ rate is rarely the most suitable.

Financial experts say that following the Bank of England’s base rate cut to 3.75% in December 2025, there’s been a significant price war among high-street lenders for the start of 2026.

But getting the lowest interest rate doesn’t necessarily mean you’re getting the best overall deal.

“For those searching for mortgages independently, it’s easy to be drawn in by the headline interest rate,” says Rachel Geddes, strategic lender relationship director at the Mortgage Advice Bureau. “However, the ‘cheapest’ rate is rarely the most suitable deal.

“The most common pitfall for DIY searchers is the fee-to-rate ratio. A lender might offer a highly competitive rate, but if it comes with a costly arrangement fee, you could end up paying more over the fixed term than you would with a slightly higher rate and no fee.”

And Hannah McEwen, Money Saving Expert’s money editor, says: “Major lenders have kicked off 2026 by cutting fixed mortgage rates. That’ll come as welcome news for many of the 1.8 million people whose fixes are due to end this year, especially if they locked in at a higher rate over the past few years.”

She says overall, mortgage deals have been edging down recently. In mid-January, the cheapest two-year and five-year fixed rates on the open market were around 3.5% and 3.7% respectively – lower than at any point in 2025.

“This time last year, both were closer to 4.2%,” she says. “But when choosing a mortgage deal, it’s about finding the right balance between three key factors: the interest rate, any arrangement fees, and how long you want to fix for.

“It’s crucial to use a whole-of-market comparison tool, ideally one that shows deals available both direct from lenders and via mortgage brokers, so you’re not missing out on some of the best options.”

Don’t try to time it perfectly

Although there’s been a consistent downward trend over the last six months, and this is expected to continue throughout 2026, shifts in the global market can impact pricing at any time, says Geddes, and the best time to get a mortgage is simply down to a borrower’s circumstances and when they’re ready to move.

“Early January has seen lenders aggressively reducing rates to capture new business,” she says. “While analysts predict another two rate cuts this year, I’d caution against trying to time the market perfectly.

“Mortgage pricing is influenced by swap rates [which reflect where lenders think the base rate is heading over the next two to five years] and geopolitical factors that can fluctuate overnight, so if you find a rate that makes your move affordable, securing it now is far wiser than gambling on a further 0.1% drop that may never materialise.”

Be sure your finances are in order

Geddes warns borrowers they need to be aware that underwriting has become far more complex, and explains: “Lenders aren’t just looking at your salary, they’re auditing your lifestyle.

“Closer attention is being paid to discretionary spending, such as recurring subscriptions and high-frequency small transactions, which can impact your affordability. Before you start searching for a property, make sure to tidy up your bank statements for at least three months to demonstrate you can handle future repayments with ease.”

Check the flexibility of the mortgage

Geddes says another critical factor often overlooked is the flexibility of the product.

“In an environment where rates are falling, you don’t want to be locked into a deal that restricts your future options,” she says. “Check the early repayment charges (ERCs) – if your circumstances change, those exit fees can run into the thousands, wiping out any initial savings from a low rate.

“Ultimately, while searching for a deal yourself may give you a top-level overview, it doesn’t show you what you’re eligible for. This is where professional advice is invaluable. A broker doesn’t just find the rate – they’ll help secure you the most suitable deal for your individual circumstances.

“In this market, the most competitive deal isn’t just about the lowest monthly repayment, it’s about a strategy that fits your long-term financial health.”

How long to fix for

McEwen says at the moment, rates on many five-year fixes aren’t much higher than two- or three-year deals, so there’s no one-size-fits-all answer to how long to fix your mortgage for.

“Shorter fixes give you flexibility to switch your deal again sooner, while longer fixes offer payment certainty,” she points out. “Just make sure the term fits your plans – for example, a 10-year fix can be poor value if you expect to move, as early-repayment charges can be eye-watering.”

Always take fees into account

Fees matter too, stresses McEwen. “Some of the cheapest headline rates come with hefty arrangement fees, which can wipe out savings – especially if you regularly remortgage every two or three years.”

Beware falling onto the Standard Variable Rate

If your current fixed deal is ending, McEwen stresses it’s important to avoid falling on to your lender’s Standard Variable Rate (SVR), which is usually far more expensive.

She says most lenders let you secure a new deal three to six months before your fix ends, and you can either take a product transfer with your existing lender or remortgage to a new lender.

“Product transfers are often quicker and involve less paperwork, as lenders might not need to do a full affordability assessment if your circumstances are the same. However, they don’t always offer the best rates, so it’s worth comparing them against the wider market. If you remortgage elsewhere, you’ll usually get access to more deals, but it can involve more checks and admin.

“This is where a good mortgage broker can be useful – particularly if your situation isn’t straightforward, you’re self-employed, or you’re buying an unusual property. Some brokers are fee-free, though always check how they’re paid.”

Consider a tracker mortgage

If you’re nearing the end of a fixed mortgage and don’t want to lock into another one straight away, a tracker mortgage can be a reasonable stop-gap, says McEwen.

“Trackers move in line with the base rate, and while they’re not as cheap as the best fixes, they’re often far better than a lender’s SVR. Many are also free of early repayment charges, giving you flexibility to switch to a fix later if rates fall further.”

How to Buy a House in England as a First-Time Buyer

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Purchasing your first home in England is a significant financial and legal undertaking.

Purchasing your first home in England is a significant financial and legal undertaking.

While the process follows a broadly structured path, it is important to understand the specific stages involved, particularly the legal position prior to exchange of contracts and the rules surrounding Stamp Duty Land Tax (SDLT).

The following guide explains the process in a clear and formal manner.

Preparing Financially

Before beginning your property search, you should assess your financial position carefully. Most lenders require a deposit of at least 5% of the purchase price, although a deposit of 10–20% often secures more favourable mortgage rates. In addition to the deposit, buyers must budget for associated costs such as legal fees, survey fees, mortgage arrangement charges and removal expenses.

It is prudent to retain a financial buffer after completion to cover unforeseen repairs or adjustments in living costs. First-time buyers frequently underestimate these additional expenses.

Viewing and Selecting a Property

When viewing properties, attention should be given not only to presentation but also to structural condition, heating systems, insulation standards and evidence of damp or movement. If purchasing a flat, particular care must be taken to review the lease term, service charges and ground rent provisions, as these can significantly affect long-term affordability and resale value.

You should also establish whether the seller is involved in a property chain, as this may influence the timeline of the transaction.

 

Making an Offer

In England, offers are submitted through the estate agent. Once accepted, the property is typically marked “Sold Subject to Contract.” At this stage, the agreement is not legally binding. Either party may withdraw prior to exchange of contracts without legal penalty, which distinguishes the English system from that of Scotland.

First-time buyers are often viewed favourably by sellers because they are chain-free and therefore reduce transactional complexity.

Instructing a Conveyancer

Once an offer is accepted, you should instruct a conveyancer or solicitor to manage the legal process. The conveyancer will conduct local authority searches, environmental checks and title investigations, raise enquiries with the seller’s solicitor, and liaise with your mortgage lender.

This stage typically lasts between eight and twelve weeks, although transactions involving chains or complex leasehold arrangements may take longer.

Formal Mortgage Application and Survey

Following acceptance of your offer, you will submit a full mortgage application. The lender will conduct a valuation of the property to ensure it represents suitable security for the loan. This valuation is for the lender’s benefit and should not be relied upon as a detailed inspection.

It is therefore strongly recommended that buyers commission an independent survey. A RICS Level 2 (HomeBuyer Report) is appropriate for most standard properties, whereas older or altered buildings may require a more comprehensive RICS Level 3 (Building Survey). If significant issues arise, you may seek to renegotiate the purchase price or reconsider proceeding.

Following acceptance of your offer, you will submit a full mortgage application. The lender will conduct a valuation of the property to ensure it represents suitable security for the loan. This valuation is for the lender’s benefit and should not be relied upon as a detailed inspection.

It is therefore strongly recommended that buyers commission an independent survey. A RICS Level 2 (HomeBuyer Report) is appropriate for most standard properties, whereas older or altered buildings may require a more comprehensive RICS Level 3 (Building Survey). If significant issues arise, you may seek to renegotiate the purchase price or reconsider proceeding.

Exchange of Contracts

Exchange of contracts is the pivotal legal moment in the English conveyancing process. Upon exchange, the agreement becomes legally binding and a completion date is fixed. The buyer usually transfers a deposit, commonly 10% of the purchase price.

Prior to exchange, there is no binding commitment. After exchange, withdrawal would normally result in severe financial penalties.

Completion

On the agreed completion date, mortgage funds are transferred to the seller’s solicitor and ownership passes to you. You receive the keys and may take possession of the property. Your solicitor will then arrange payment of any Stamp Duty due and register your ownership with HM Land Registry.

Stamp Duty Land Tax for First-Time Buyers

First-time buyers in England may qualify for SDLT relief on properties valued at £500,000 or less. Under current rules, no SDLT is payable on the first £300,000 of the purchase price, with 5% payable on the portion between £300,001 and £500,000. Properties exceeding £500,000 do not qualify for first-time buyer relief.

As tax rules are subject to change, buyers should verify current thresholds at the time of purchase.

Government Support Schemes

Eligible first-time buyers may also benefit from the Lifetime ISA scheme, which provides a 25% government bonus on qualifying savings used towards a first home (subject to conditions, including a £450,000 property value cap and a minimum account duration of 12 months). Shared Ownership schemes are also available in England, allowing buyers to purchase a percentage of a property and pay rent on the remaining share.

Typical Timeline

From offer acceptance to completion, the process generally takes between ten and fourteen weeks, though delays may occur where multiple transactions are linked in a chain.

Heart-shaped flowers and foliage to mark the season of romance

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As Valentines Day approaches, who needs roses when there are so many other plants of the heart to choose from?

The season of romance is here, but if you’re yawning at the thought – and cost – of red roses, there’s a mass of other plants which spell love for both outdoor gardeners and houseplant lovers.

Take a look at some of the plants with heart-shaped leaves and flowers which can last a lot longer than a dozen red roses.

Bleeding heart

This beautiful, dainty-looking heart-filled perennial, also known as Lamprocapnos spectabilis (reclassified from dicentra), produces arching stems hung with heart-shaped flowers in late spring and early summer. Growing to around 90cm, they look beautiful in semi shade as each stem produces lines of these little romantic blooms. For those who aren’t fans of pink or red, there are also white varieties (‘Alba’), all of which look beautiful with low-lying plants such as saxifrages and hellebores.

Growing tips: They like cool, moist, sheltered situations, but will also do well in a sunny border. However, keeping them out of the heat of the day and making sure the soil is moist are likely to extend their flowering period. They will form clumps which will last for years and don’t like to be moved.

Hoya kerrii

Also known as the sweetheart plant, thanks to its heart-shaped fleshy succulent leaves, you can pick up this this popular houseplant in all its romantic glory at most garden centres, where a single heart-shaped leaf cutting will form the stand-alone attraction.

A native of Thailand and south China, it can, given the right conditions, fill pots with its thick, leathery love heart leaves. However, be aware that if you buy one which is just a heart-shaped leaf planted in a pot, most won’t grow into a full plant because they are not true stem cuttings. If you want one that’s going to grow properly you’ll need to find a plant with a properly rooted stem and visible other leaves. Mature plants can produce star-shaped cream and red flowers.

Growing tips: Never over-water this succulent. Only water it when the soil feels really dry and don’t water the leaves, only the soil. Keep it in a light position out of direct sunlight and don’t put it near radiators or in draughty spots. And if you want to have more chance of it lasting, buy a more mature plant.

String of hearts (Ceropegia woodii)

Native to South Africa and Zimbabwe, this trailing succulent houseplant produces thin wiry stems carrying heart-shaped grey leaves with pinkish undersides. It’s ideal for trailing down off shelving or a hanging pot, maybe alongside other trailers, such as string of pearls and string of dolphins.

Growing tips: Allow the soil to dry out completely between waterings and never let the roots sit in water or you’ll kill the plant. If the leaves start to yellow, cut off the damaged foliage and don’t water until the soil is really dry. Feed with a houseplant fertiliser twice a year and keep the plant in a light, bright spot out of direct sunlight, turning it from time to time so all the stems get sufficient light.

Anthurium andraeanum

Native to South America and the Caribbean, and also known as the flamingo flower, this tropical-looking houseplant’s heart-shaped red waxy flowers (also known as spathes) and central yellow or cream spikes are instantly recognisable and add a huge splash of colour to any indoor area. You can also find pink, orange and white varieties.

Growing tips: They come from warm, humid parts of the world so try to imitate those conditions. Place them in a warm, bright spot out of direct sunlight in fast-draining peat-free acidic soil and water them with rainwater, preferably at room temperature, allowing the top third of the soil to dry out between waterings. Don’t water them with cold tap water or you will shock them. To maintain humidity, they may be best off in a bathroom, or alternatively mist the leaves regularly.

Indoor cyclamen

A great alternative to a Valentines bouquet, the dainty flowers – in shades of red, pink and white – atop pretty green and grey heart-shaped leaves should last longer than many other floral gifts, maybe even up to six weeks.

Growing tips: Keep it cool if you want it to survive. It won’t thank you being put near a radiator. If frost isn’t forecast, you could even put it in its pot on a covered porch or in an unheated conservatory or greenhouse. Again, don’t overwater, waiting until the pot has partially dried out, and water from below, putting the pot into a shallow bowl of water and letting the soil absorb the water, but make sure you drain the pot thoroughly after watering.

4 simple styling tricks to put a stamp on your space

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From ambient lighting to shelving and rug rules, pro tips to enhance your decor. By Sam Wylie-Harris.

Flick through any glossy interiors magazine and it’s easy to get carried away with what’s trending; especially with a string of decorative ideas to spur your creativity.

But it can be a bit of a reality check, and you end up asking yourself: How can I express myself so it’s about me… as much as it is the decor?

Given all this – and depending on your design ethos – Lara Clarke of Lara Clarke Interiors says it’s about taking a personal approach with clients: “It’s a collaborative process – instead of putting our style on you, we pull your style out.

“We work with you to try and create something that’s essentially yours and unique, and not a carbon copy of everything else.”

From how you live, to a fabric you love, to where you’re going to be sitting with a cup of tea in the morning, the Surrey-based designer says those sorts of things are really important.

“We get into the nitty gritty detail… how this home is going to work for you as a family, and how it’s going to work best for you – and not for anyone else.”

An advocate of how simple styling tricks make a room feel more expressive, Clarke shares her top tips to inspire creatives and interior enthusiasts…

1. Layered lighting

One of the key things is lighting. “A lot of people might just have downlights; but if you layer your lighting, it makes a huge difference.”

Clarke suggests using a rechargeable wall lighting – flexible and cordless, simply mount a bracket or use strong adhesive – think brass sconce and decorative shade.

“You just put it on your wall, and instantly you’ll have some wall lights… it’s a great way to layer lighting in your home.”

“Table lamps are another one,” suggests Clarke. “On a table, go for a different lampshade.”

So if you buy a table lamp from John Lewis for example, she suggests choosing your own designer lampshade. “It elevates that lamp in a way an ordinary, plain white shade wouldn’t.”

She also prefers to add colour. If you’re not painting the walls and want to refresh your space by influencing the mood, Clarke says it’s another tool to add colour and pattern.

“I like using coloured lampshades in my designs, I kind of link with the scheme… a plain white one can be boring; but a patterned lampshade makes a big difference.”

2. Shelving & placement

To style your shelves and place accessories just so, the designer says it’s good to have a mixture of taller things, think photos, books, and suggests including some flowers within the scheme.

“Sometimes people tend to stuff it full when actually less is more.”

And if you’re torn between symmetry and scale, it’s an equilibrium. “So if you’re looking at a shelf or bookcase as a hole, there will be some elements of symmetry.

“But you don’t want everything to be symmetrical, because then it will feel too staged, there needs to be a balance between both.”

Clarke likes to do a mixture. “I put a lot of books flat, and then it’s nice to have something on top of them.

“If you have some books you want to balance, and they’re stacked on top of one another, then balance that with an object, vase or candle on top.”

3. The secret to scatter cushions

“I think cushions is one of those massive areas where it can completely change the look of your room,” highlights Clarke.

“The key is to get a quality cushion with a good plump; you can buy cushions from the high street, but they won’t have a nice feather insert.”

Therefore, if you’re buying a cushion cover, she says to buy a feather insert one size bigger. “So you stuff it, and then your cushion looks fuller than if you were to buy the corresponding insert which normally looks a bit flat.

“It makes the cushion look more expensive, I like a very plump cushion, it’s more luxurious rather than something limp on the sofa,” she quips.

Moreover, Clarke says you can never have too many cushions. “It’s a really good way to add colour and interest to potentially a plain sofa.”

4. Rug rules

When it comes to do’s and don’ts, the designer says a lot of people always buy a rug too small for the space. “And actually, it makes the space look a bit smaller if anything.

“So you want to oversize your rug… you don’t want it to look like a doormat under your coffee table.”

Ideally, she says to have most of the furniture sitting on it. “So that would be your sofa, your side tables, your accent chairs, if possible – but if in doubt, bigger is better.”

“You want to zone the space by including the furniture within that,” she says confidently.

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