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After several years of turbulence, the last 12 months have finally brought the first signs of calm to interest rates and the housing market. Inflation has fallen sharply from its peak, the Bank of England has started to cut rates, and while the property market is certainly not booming, it is beginning to look more stable and predictable.
For owners, buyers and investors across the West Midlands, the key questions now are: where will interest rates go next, and what does that mean for house prices and activity over the coming year?
The interest rate journey over the last 12 months
In late 2024, the Bank of England base rate was 4.75%, already down from the peak of 5.25% reached in August 2023. Since then, the Bank has delivered a series of measured cuts as inflation has eased and the economy has slowed.
November 2024: base rate at 4.75%
February 2025: cut to 4.50%
May 2025: cut to 4.25%
August 2025: cut to 4.00%
November 2025: held at 4.00%
Inflation, which had been well into double digits at its peak, is now running at about 3.8%, still above the Bank’s 2% target but moving in the right direction.
In short: we have moved from an emergency “put the brakes on” phase to a cautious “gently easing off” phase, with the Bank clearly alive to the risk of cutting too quickly and reigniting inflation.
What this has meant for mortgages and borrowing
Mortgage markets tend to move ahead of the Bank of England. Lenders began shaving fixed rates as soon as it became clear that base rate had peaked, and although costs remain higher than in the ultra-low rate era, the worst of the shock appears to be behind us.
Tracker and variable-rate borrowers have seen their payments ease slightly with each cut, while new fixed-rate products are now generally cheaper than they were 12–18 months ago.
For buyers, the combination of lower rates and a cooler market has improved choice. For existing owners, the picture is more mixed: the pressure is easing, but we are not going back to the days of 0.1% base rate.
The North Birmingham property market in 2025
Against that backdrop, the housing market has been surprisingly resilient.
Official Land Registry figures show that, as of August 2025, average house prices across the West Midlands were around £250,000, up 3.7% on the year.
Independent analysis puts the average property price in the wider West Midlands region slightly higher, at around £279,000, with prices up about 2% over the last 12 months, although transaction volumes are down by nearly 13%.
Nationally, the picture is similar: the UK House Price Index shows average prices up around 3% year-on-year, while Zoopla’s index reports a smaller rise of about 1.3% over the year to September 2025.
Demand, however, is patchy. RICS data for the West Midlands shows a negative net balance for new buyer enquiries in late summer, indicating that more agents are seeing a slight fall in demand than a rise.
At the same time, the rental market remains strong: in Birmingham, average private rents rose by just over 5% in the year to September 2025, supporting yields for landlords.
Where next for interest rates?
Looking ahead, most economists and market forecasters expect interest rates to edge down gradually. Recent commentary suggests there is a good chance of another quarter-point cut from 4.0% at the Bank’s meeting in December 2025, if inflation continues to cool.
Several major banks and research houses expect base rate to be somewhere in the region of 3.75%–3.25% during 2026, depending on how inflation and growth evolve.
For practical purposes, that means the next 12 months are likely to see:
A gently falling path for rates rather than a dramatic return to rock-bottom borrowing cost. A continued emphasis on affordability checks and sensible underwriting from lenders.
House price forecasts are always an educated guess, but most reputable forecasters now expect modest nominal growth over the next couple of years rather than big swings.
Here at Acres we are projecting low growth in 2026 of perhaps 2-4% eith stronger pockets where demand is resilient and stock is tight.
Transaction volumes remaining below long-run norms, but stabilising as rate cuts slowly improve affordability and confidence. Continued strong rental demand, supporting investor interest in well-located houses and family properties.
What this means for buyers, sellers and landlords
For buyers, the coming year may represent a window of opportunity. Competition is more measured, there is usually more choice than in a boom market, and the direction of travel for interest rates is gently downward.
For sellers, realism is key. The market is not in “panic mode”, but buyers are price-sensitive and have options. Well-presented, correctly priced homes in popular areas will still attract strong interest, but ambitious over-pricing is more likely to lead to stagnation. Flexibility on timing and negotiation will remain important.
For landlords and investors, the picture is cautiously positive. While higher rates have squeezed some highly leveraged landlords, easing borrowing costs combined with firm rental growth should improve net yields over time. Demand for quality rental property in and around Birmingham and the wider West Midlands remains robust, particularly for good family homes and properties near transport links and employment hubs.
Are you considering moving home? If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams / offices :
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
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As a long-established, family-owned and run estate agency serving the local areas Acres is committed to keeping our clients fully informed about changes that may affect the property market.
Chancellor Rachel Reeves has now delivered the Autumn Budget, setting out tax measures aimed at addressing a reported £20bn fiscal shortfall. Following months of speculation around potential sweeping property tax reforms—including rumours of new annual taxes on homes over £500,000, changes to capital gains tax, and levies on rental income—the final announcements have proved more limited than anticipated.
Below is our summary of the key points and what they could mean for the market locally and nationally.
1. Landlords: 2% Increase in Income Tax on Rental Income (from April 2027)
Landlords will see property income tax rates increase by 2%, meaning the new rates will be:
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22% basic rate
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42% higher rate
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47% additional rate
This builds on last year’s rise in stamp duty on additional homes (from 3% to 5%) and comes alongside incoming regulatory requirements under the Renters’ Rights Act and enhanced energy efficiency rules.
How this may affect the rental sector:
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Net returns for landlords will fall further after several years of increased costs.
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Some landlords may look to increase rents, which are already 25% higher than five years ago.
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Others—particularly those with smaller portfolios—may choose to exit the market, adding supply to sales but tightening rental availability.
At Acres, we anticipate continued pressure on supply, which remains a significant driver of rental prices both locally and nationally.
2. Stamp Duty: No Changes Announced
Despite intense speculation—especially rumours of a new annual charge on homes valued over £500,000—the Chancellor confirmed no changes to the stamp duty system.
This provides stability:
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Buyers will continue to pay stamp duty on homes over £125,000.
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First-time buyers retain relief up to £300,000 on purchases up to £500,000.
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Sellers will not be forced to adjust pricing strategies to absorb an annual tax.
Although the system remains unchanged, it is worth noting that stamp duty price bands were set a decade ago, meaning average buyers are paying more over time as property values have increased.
3. When Will the Market Feel These Changes?
The phased introduction of policy changes means that the wider impact will unfold gradually:
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Landlord income tax increases: April 2027
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Mansion tax: April 2028
With uncertainty now lifted, many home-movers can plan with more confidence. Although the very top end of the market may pause for reassessment ahead of the 2028 surcharge, the majority of UK households remain unaffected by the new measures.
In Sutton Coldfield and surrounding areas, where most transactions are comfortably below the £2 million mark, we expect activity to stabilise rather than slow, with continuity in stamp duty helping restore momentum.
4. ‘Mansion Tax’ Introduced for Homes Worth Over £2 Million (from April 2028)
A new annual surcharge—informally referred to as a mansion tax—will apply to homes valued above £2 million. This is payable by the owner, not the occupier, and is charged in addition to council tax.
Annual surcharge bands:
| Property Value | Annual Charge |
|---|---|
| £2.0–2.5m | £2,500 |
| £2.5–3.5m | £3,500 |
| £3.5–5.0m | £5,000 |
| £5m+ | £7,500 |
The government will carry out a targeted valuation exercise every five years to determine which band applies.
Nationally, only a small proportion of properties fall within this threshold, and the impact will be concentrated primarily in London and the South East, where higher-value homes are more common.
However, as with most taxation affecting the upper end, there is a likely trickle-down effect that can influence buyer behaviour below these thresholds. Markets may edge slower, particularly as we approach the 2028 implementation date.
Acres View
At Acres, we believe that stability, clarity, and confidence are essential for healthy market activity. While certain aspects of the Budget introduce additional cost pressures, particularly for landlords and the premium sector, the absence of major changes to stamp duty will be welcomed by the majority of movers.
Whether you're considering selling, buying, renting, or investing, our experienced team across all four offices is here to offer honest, informed advice tailored to your circumstances.
Want more tips and advice? We love being able to help! Acres Estate Agents are your local, family owned and run property experts for the Sutton Coldfield and Great Barr areas. Call your local office on the numbers below or email This email address is being protected from spambots. You need JavaScript enabled to view it. to find out how we can help you.
Want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
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The past 12 months have been exceptional for the Residential Lettings department at Acres Estate Agents. What began as a promising start to the year developed into one of the strongest and most productive periods the department has seen. With an impressive rise in new instructions, successful lets, and continued growth in managed properties, Acres has firmly reinforced its reputation as one of the leading lettings specialists in the region.
A Year of Exceptional Performance and Expansion
Throughout the year, the Acres Lettings team has handled a substantial number of new instructions from both new and returning landlords. Many clients have chosen Acres not only for our local expertise but also for our proven ability to let properties swiftly to high-quality tenants.
The lettings department has achieved:
- A significant increase in new properties coming to market
- Highly competitive letting times, often securing tenants within days
- Growth in our fully managed portfolio, demonstrating strong landlord confidence
- Consistent demand across all types of rental property, from starter homes to executive residences
This sustained surge in activity reflects both the buoyancy of the rental market and the professionalism, knowledge, and commitment of the Acres team. Across Four Oaks, Sutton Coldfield, Walmley, Great Barr and surrounding areas, the department has delivered strong, reliable results for landlords seeking peace of mind and maximum return.
A Team Delivering Excellence Every Day
The continued success of the lettings department is built on the dedication and hard work of its outstanding team. Each member brings extensive knowledge of the local market, a strong grasp of legislation, and a commitment to delivering the high standards Acres is known for.
A special mention must go to Annabelle Reynolds, our exceptional Lettings Manager. Annabelle has been instrumental in driving growth, strengthening processes, and ensuring every landlord and tenant receives the highest level of service. Her calm leadership, attention to detail, and extensive understanding of the rental sector have been central to the department’s achievements.
Annabelle’s team consistently excels in:
- Providing accurate rental valuations
- Preparing and presenting properties to the market
- Conducting viewings and negotiating successful lets
- Managing tenancy agreements and legislative compliance
- Handling maintenance and day-to-day property management
- Offering clear, proactive advice on market changes
The result is a department known not only for performance, but for its integrity, communication, and reliability.
A Changing Landscape: Upcoming Reforms to the Rental Market
The rental sector is set to undergo significant reform over the coming year, particularly regarding Section 21 notices and the future of no-fault evictions. These changes are expected to reshape the landlord-tenant landscape, placing greater emphasis on transparency, compliance, and structured grounds for possession.
Key anticipated changes include:
- The phased abolition of Section 21
Landlords will no longer be able to end a tenancy without formal grounds. - A strengthened Section 8 process
Revised legal grounds will allow possession for rent arrears, property sale, landlord occupation, anti-social behaviour and other legitimate reasons. - More stringent documentation and compliance requirements
Ensuring all certificates, notices, and legal paperwork are perfectly in order. - A more formalised eviction framework overseen by the courts
Meaning accuracy, process and timing will become even more important.
Understandably, these reforms have raised questions among landlords, many of whom are seeking guidance to ensure they remain compliant, protected, and fully informed.
Acres remains at the forefront of legislative updates and industry guidance. Our lettings team is continuously trained on these developments, ensuring that landlords receive clear, calm, and practical advice on their rights, obligations, and options as the new system evolves.
Supporting Landlords Through Uncertainty and Opportunity
The coming year is expected to bring both challenges and opportunities for landlords. With the rental market remaining strong across the West Midlands, well-maintained, well-located properties continue to attract excellent tenants and strong yields. However, the new legal requirements will make professional advice more important than ever.
Acres provides expert guidance on:
- Market conditions and achievable rental values
- Preparing properties for the strongest returns
- Full property management and maintenance
- Handling compliance and legislative requirements
- Eviction processes and legal changes
- Maximising income and reducing void periods
- Portfolio expansion and investment strategy
Whatever the size of your portfolio—whether it’s a single rental property or a growing investment portfolio—the Acres Lettings team offers tailored, professional support to help you navigate the year ahead with confidence.
Contact Acres Lettings for Professional Advice
After a year of outstanding growth and performance, Acres Estate Agents is proud of what the Residential Lettings department has achieved—and remains fully committed to continuing this momentum throughout the next 12 months.
If you are considering renting out your property, would like a valuation, or require clear advice on the upcoming Section 21 and tenancy reforms, our team is here to help.
Contact Acres Lettings:
📧 This email address is being protected from spambots. You need JavaScript enabled to view it.
📞 0121 312 4997
For trusted guidance, expert local knowledge, and a genuinely proactive lettings service, you can rely on Acres Estate Agents.
Want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
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When it comes to moving home, every buyer has a wish list — whether it’s a stylish open-plan kitchen, a sun-drenched garden, or that ever-practical downstairs loo. But what features are really drawing in today’s home-hunters?
We’ve looked at recent trends across of thousands of property searches to uncover the most in-demand features for buyers in today’s market. Here’s what’s topping the charts — and what you might want to highlight if you’re considering selling your home.
1. Space to Renovate
Buyers continue to fall in love with potential. Listings described as “renovation project” or “scope for alteration / modernisation” are seeing huge demand — especially as they often come with a more accessible price point. Savvy purchasers are looking to add value and personalise their homes, particularly in areas with strong resale potential like the general Sutton Coldfield, Four Oaks and Great Barr areas.
2. Open-Plan Living
Whether it’s for entertaining friends or keeping an eye on the children while cooking, open-plan layouts remain top of the list. Buyers want flexible, light-filled spaces where kitchen, dining and living areas blend seamlessly.
3. Home Office / Study
Hybrid working is here to stay. A separate study, converted loft, or even a dedicated garden room is now seen as a real asset. This is especially desirable in properties to ensure the main living space isn’t compromised by working from home.
4. Off-Road Parking & Driveways
Increased car ownership and tighter parking controls make a private driveway or garage a major selling point. In areas like Walmley, Streetly and Great Barr, off-road parking often adds significant appeal — especially to family buyers. Another factor becoming ever more important is of course the ability to charge an electric car at home on your drive.
5. Modern Kitchen
The kitchen is still the heart of the home. Buyers are drawn to stylish, modern kitchens with integrated appliances, ample storage and that all-important island or breakfast bar for casual dining and entertaining.A fitted kitchen with the wow factor really does make a difference, both to the comfort of home living and of course it's always lovely to have that super impressive room for guests !
6. Downstairs WC or Shower Room
Particularly popular with families and multi-generational households, a downstairs WC is more than a convenience — it’s a must-have. If space allows, adding one can instantly boost your property’s value and appeal.
7. Bi-Fold or French Doors to the Garden
The desire for indoor-outdoor living continues to grow. Homes with bi-fold or French doors opening onto a patio or deck are seen as more connected to the garden — ideal for summer entertaining or simply enjoying more natural light.
8. Garden Space
Post-lockdown, outdoor space has become more important than ever. Whether it’s a south-facing lawn, a landscaped patio or a low-maintenance courtyard, gardens remain high on the priority list — especially for buyers with children or pets.
9. Energy Efficiency
With rising utility costs, EPC ratings and energy-saving features like double glazing, modern boilers and insulation are increasingly scrutinised by buyers. Solar panels or EV charging points are starting to become “future-proof” features too.
10. Proximity to Good Schools
A perennial favourite – especially in our part of the Midlands – properties close to sought-after primary and secondary schools continue to command a premium. Whether it’s catchment for Bishop Vesey’s, Arthur Terry or Sutton Girls, or indeed, the many other impressive junior and senior schools in the area, school proximity plays a crucial role in many purchase decisions.
A Market Poised for Positivity - 2026 ?
After a cautious couple of years marked by rising interest rates and wider economic uncertainty, the local housing market is resilient, over the past 18 months months, buyer activity has strengthened, particularly across mid-range family homes and properties offering long-term value.
Looking ahead to 2026, early indicators are encouraging: mortgage rates are expected to continue easing, there si confidence in to the market, and buyer demand remains strong across the West Midlands. With many homeowners having delayed moving in recent years, we anticipate increased activity from both upsizers and downsizers — making it an ideal time to consider your next move.
Thinking of Selling?
If your property ticks some of these boxes, now may be the perfect time to consider marketing. At Acres, we know what today’s buyers are looking for and how to highlight your home’s best features — from strategic Rightmove listings to professional photography and floorplans.
Want more tips and advice? We love being able to help! Acres Estate Agents are your local, family owned and run property experts for the Sutton Coldfield and Great Barr areas. Call your local office on the numbers below or email This email address is being protected from spambots. You need JavaScript enabled to view it. to find out how we can help you.
Want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
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As the days grow shorter, the leaves turn golden and the nights draw in, autumn is one of the most atmospheric times of the year. It’s also when we naturally spend more time indoors, so now is the perfect opportunity to create a cosy, welcoming haven at home.
At Acres Estate Agents here in Sutton Coldfield, we see first-hand how the right touches can make a home more comfortable and also more appealing to prospective buyers. With energy efficiency and cost savings in mind, there are plenty of ways to keep your home snug without breaking the bank. Below we’ve gathered some of our favourite ideas – from simple décor tweaks to more practical upgrades – to help you transform your space this season.
Rugs – Simple Yet Impactful
Rugs remain a timeless favourite for adding warmth and personality. Whether your home features hard flooring or carpet, a rug can instantly bring softness underfoot and a sense of comfort. A boldly patterned or textured rug can act as a piece of “floor art,” creating a striking focal point.
Layering rugs – think a smaller patterned rug over a larger neutral base – creates a luxurious, deep-pile effect. It’s also a great way to zone open-plan spaces or add definition to a seating area. With thousands of styles, colours and price points available, there’s a rug for every room and budget.
Extra tip from Acres: If you’re planning to sell, a well-placed rug can make a room look bigger, warmer and more inviting in photographs and during viewings.
Add Warmth and Character With Lighting
As daylight fades, lighting becomes more than just functional – it shapes how a room feels. Instead of relying on a single ceiling light, create a “layered” lighting scheme with floor lamps, table lamps and wall lights. This lets you adjust the ambience to suit your mood, whether it’s bright and energising for working or soft and golden for relaxing evenings.
Warm-toned LED bulbs are energy-efficient yet give a cosy glow. Dimmers are another simple but effective upgrade, enabling you to control brightness and atmosphere at the touch of a switch.
Extra tip from Acres: Highlighting artwork, architectural features or even a fireplace with subtle spot lighting can add depth and sophistication – perfect for making your home memorable to visitors or viewers.
Comforting Colours, Textures and Scents
Colour and texture can completely change the feel of a room. Autumn is the perfect time to introduce richer shades – think deep rust, warm ochre, forest green or burgundy – through cushions, throws and accessories. If you prefer neutrals, layer textures instead: chunky knits, soft velvets and tactile weaves all add warmth and interest.
Throws are wonderfully versatile, doubling as a cosy cover on cold evenings and an attractive accessory during the day. You can also refresh your home affordably by swapping cushion covers, updating lampshades or adding a seasonal centrepiece to your dining table.
And don’t underestimate scent: diffusers, scented candles or simmering citrus-and-spice on the hob can create a welcoming autumnal aroma.
Cosy Curtains and Clever Draught-Proofing
Curtains are more than decoration – they’re a frontline defence against heat loss. Thermal-lined curtains or blinds can cut heat escaping through windows by up to 25%. Door curtains are another traditional yet effective way to stop draughts in their tracks, especially in porches, hallways or conservatories.
You can also upgrade simple touches like draught excluders, door seals and even keyhole covers to retain more warmth. Combined, these small changes can make a noticeable difference to your comfort and your heating bill.
Extra tip from Acres: Buyers are increasingly asking about energy efficiency. Simple upgrades like thermal curtains and draught-proofing can be attractive selling points and a conversation starter during viewings.
Smart Heating and Energy-Saving Tips
It’s not just décor that makes a home feel snug. A modern, programmable thermostat or smart heating system can save money and keep rooms at exactly the right temperature. Heating only the rooms you use regularly and lowering the temperature slightly in unused areas can add up to significant savings.
Bleeding radiators, adding reflective panels behind them and checking insulation in your loft are all quick wins to improve efficiency.
Create a Sleepy Sanctuary
Cooler weather is the perfect excuse to refresh your bedroom. Switching to a higher-tog duvet and flannelette sheets helps maintain the ideal temperature for sleep. Layering with blankets and throws gives you flexibility on nights when the temperature fluctuates.
Consider upgrading pillows or adding a mattress topper for extra comfort. Blackout or thermal curtains can also keep bedrooms warmer and darker for a deeper sleep.
Create Inviting Social Spaces
As we move indoors for autumn, our living and dining areas often become the heart of the home. Rearranging furniture to create a more intimate seating layout, adding a statement centrepiece or hanging a new piece of artwork can breathe fresh life into familiar spaces. If you have a fireplace, dressing the mantel with seasonal decorations or lighting the first fire of the year can create an instant focal point.
Don’t Forget the Outside
Your home’s exterior sets the tone before anyone even steps inside. A swept driveway, a few potted evergreens by the front door and warm outdoor lighting make for a welcoming approach – something prospective buyers always notice. Clear gutters, check roof tiles and seal any gaps now to prevent leaks or draughts later in winter.
Bringing It All Together
With a few thoughtful touches, you can make your home feel warmer, more stylish and more energy-smart this autumn. From rugs and lighting to curtains, bedding and energy efficiency, these changes don’t just enhance your comfort – they can also add real appeal if you’re thinking of selling.
At Acres Estate Agents we’re always happy to chat about ways to make your home stand out in today’s market. Whether you’re looking to sell, buy or simply get some inspiration, feel free to get in touch with our friendly team in Sutton Coldfield.
Want more tips and advice? We love being able to help! Acres Estate Agents are your local, family owned and run property experts for the Sutton Coldfield and Great Barr areas. Call your local office on the numbers below or email This email address is being protected from spambots. You need JavaScript enabled to view it. to find out how we can help you.
Want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
