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Published: 29 December 2025

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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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Published: 26 December 2025

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Why January great time to market

As this is our first post of the year, may we start off by wishing you all the very best for 2025. Following a much better year than expected, the general election, a reduction in interest rates, and better optimism things are geared up to be interesting, to say the least, but one thing is  certain throughout 2025, Acres are here for you.

We all spend a lot of time at home over Christmas, often your home can seem perhaps a little small with many visitors, or indeed too large now the family have their own homes perhaps ? So, for many of us it’s only natural to start thinking about the future. Some take the opportunity in the January “ sales “ to embark upon that long-awaited new kitchen, or bathroom, while lots decide it’s time to look for a new home. In fact, many of families locally will place their home on  the market in January, with many many more buyers also joining them.

If you’re looking to make a move, it’s a great opportunity to achieve a timely sale with such an influx of newly energised buyers. 

The early bird catches the worm

Perhaps unsurprisingly, the Christmas – New Year holidays are busiest days for people looking at homes on portals like Rightmove and OnTheMarket. Fed up with a dear family member  banging on about the election result or perhaps that new year diet, people start dreaming of what the new year could bring, and buying a new home is high up on the agenda.

This trend continues throughout January, with buyer enquiries and sales normally more than doubling. For those looking to sell, getting on the market as early as possible in January is vital to capture this spike in interest. Remember most sellers don’t know this and so look to market in February or even March, basic supply and demand, lots of buyers not as many sellers, a quicker sale generally, and perhaps even a better price….. Also, of course if you’re looking to buy on, once sold in a few weeks, your perfectly placed for the aforementioned influx of sellers.

Earlier on we touched on the idea that buyers are eager to get out and about, touring and looking at different properties as the weather warms and summer knocks. But how sure can you be that all of those viewers are serious buyers? The simple fact is that house hunting and touring different neighbourhoods is a lot more fun in the warmer spring and summer months, and so the chances of getting time wasters in your home is much higher. 

Marketing your property in January is a sure fire way of ensuring that those who do book viewings are serious – after all, with the sofa calling and the weather outside often cold and fairly miserable, why would someone book to view a property if they weren’t serious? 

While not all of these buyers will be interested in your home specifically, you can rest assured that those who do book a viewing are at least serious buyers who are looking to move in the near future. 

If you’re ready to sell, choose your estate agent wisely and make sure they understand the market, as clearly Acres do, and are fired up to get you on sale,  and sold as soon as possible. click here to book your free valuation.  

Tips to get a quick sale

 Now that you’ve got an idea of the benefits of selling your property or home in January, how can you place yourself in the best possible position to gain a quick sale?

• Make your home welcoming for potential buyers, by lighting the fire (if you have one), turning up the heating, and presenting a cosy and homely environment.
• Take down your Christmas decorations (after all, it is January) to give potential buyers a sense of everyday life in the property.
• Don’t let your garden let you down. Cut the grass and make sure it is as aesthetically pleasing as possible – even without flower beds and lots of greenery.
• Open blinds and curtains to show off how much natural light the property gets.
• Conduct tours and viewings in the daytime as much as possible. While this can be difficult in January with daylight hours so limited, you will find that potential buyers want to see the exterior of your home and its surrounding area in daylight and will be more likely to show interest if they can book a daytime viewing. 
• Consider the journey of potential buyers from car to front door. Will they have to walk through any mud or puddles? What can you do to make that journey the best it can be and enhance your property’s kerb appeal?

 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

Thank for reading and your interest in Acres and our property for sale.  Nigel & Jayne  Deekes – Acres Partners

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Published: 20 December 2025

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Personal circumstances are always the main driver when moving home, but the wider market can influence both timing and value. So what could the next 12 months hold for the housing market? Our forecast below will help ensure you plan with confidence.

2026 is expected to remain a buyer’s market

Rightmove reported 2025 as a buyers’ market, and many indicators suggest this could continue into 2026. A wider choice of homes for sale, cautious pricing, and the impact of higher interest rates have ensured buyers retain some bargaining power.

However, correctly priced properties are still selling quickly, with competitive interest and multiple viewings.

What’s happening with house prices now?

According to Halifax, average UK house prices reached a peak in 2025. However, market confidence may continue to be influenced by policy changes and the stamp duty increases implemented on 1st April 2025, which are expected to continue affecting purchasing costs into 2026.

Mortgage rates have climbed sharply since 2022 following the mini-budget, but have since eased. While still higher than early-2020 levels, rates have dropped significantly from the 2023–2024 highs, improving affordability.

Mortgage rate outlook

Industry forecasts suggest that mortgage rates will continue to fall through 2026 as the Bank of England cuts interest rates further. However, external factors such as inflation or global events could still influence the speed of change.

What’s happening with sold prices?

Sold prices provide the most reliable insight, but reflect agreements made months before completion. Recent reports from 2025 show:

Nationwide recorded an annual rise compared to 2024.

Land Registry reported annual price growth through 2025, confirming modest improvement in values.

Conclusion: Sold prices confirm modest growth, with well-priced homes performing strongly.

What’s happening with asking prices?

Asking prices provide a live snapshot of seller confidence. They are not final achieved prices, but they reflect trends and sentiment. With more stock available and buyers staying cautious, realistic pricing matters more than ever.

House price predictions for the next 5 years

Savills forecast that UK average prices will rise inexcess of 20%. Growth will be driven by: Gradually falling mortgage rates and a long-term lack of supply

Continued demand from first-time buyers and families

2026 pricing outlook

Experts anticipate average asking prices could increase by around 4% in 2026, in line with long-term averages. This contrasts sharply with the pandemic boom years (2020–2022), when demand far exceeded supply and prices saw unprecedented growth.

Mortgage market outlook

Two- and five-year fixed rates could fall to around 3.5% in 2026, offering improved affordability.

Mortgage pricing will be closely tied to the pace of interest rate cuts.

Two-year deals may grow in popularity for buyers wanting flexibility.  It is unlikely we will see a return to the ultra-low rates of 2020–2021.

Stamp duty costs increased for many buyers from 1st April 2025, which fuelled a burst of activity early in 2025 and could continue to influence buyer behaviour into 2026.

Nigel Deekes, Partner at Acres, comments :   We expect the market to remain active as buyers continue their search to secure a new home. As is typical, January is likely to bring a sharp upturn in activity, with a number of new listings already being quietly marketed on a low-profile basis. We anticipate strong interest, although negotiations are likely to continue as buyers seek to secure the best property at the most competitive price.

Remortgaging will be a key theme in 2026

Many homeowners are reaching the end of fixed deals taken during either the pandemic or the post-mini-budget peak.

What this means:  Those who fixed in 2020–2021 will likely face higher rates.

Those who fixed in 2022–2023 may see lower monthly repayments if rates continue to fall.

Need mortgage advice?

Lisa Brown of Acres Financial Services adds: “Buyers need to act decisively, as lenders are changing rates rapidly. A deal today may look very different a week later.” 

If you’re thinking of moving home soon, a good way to find out how much you could borrow is to use our mortgage calculator. You can get a personalised result by applying for a  Mortgage in Principle This email address is being protected from spambots. You need JavaScript enabled to view it. , which will take you one step closer to a mortgage offer.  

Want to check how much your home is worth? You can get an Instant Valuation here.

Acres’ 2026 outlook

Following the Base Rate cuts in 2024–2025, buyer demand has risen sharply:

Enquiries to Acres increased by 33% compared to 2024

Sales were agreed up over October and November 2025

Despite seasonal price dips in late 2024, strong activity through 2025 suggests upward movement in 2026, particularly if mortgage rates continue to fall.

Rightmove notes: “Momentum is building again, but the market will still face twists and turns.”

Local activity at Acres

Prices remain strongest for properties priced under £300,000, particularly among first-time buyers, where demand continues to outpace supply. Areas situated near well-regarded schools, green spaces, and transport links are consistently performing above the local average.

In the Sutton Coldfield area specifically, we’re seeing particular strength in the mid-range market (£350,000 to £600,000), driven largely by families looking to upsize. This sector remains buoyant, with competitively priced homes attracting strong interest and often multiple viewings.

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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Published: 02 December 2025

Hits: 3271

We all know how important first impressions can be in life, people, places, smells and the feel of somethings, it a “ gut “ reaction, and this is certainly true when it comes to putting your property on the market.

The initial impression of a property and its surrounding area can have a huge impact on potential buyers.

What is / What does “Kurb appeal” even mean ?

Well in essence its that drive by, first impression; how does the property look. and feel. Having a strong kerb appeal can make your home a much more attractive option for buyers.

Kerb appeal is important as it can be a decisive factor for potential buyers. According to the HomeOwners Alliance, 68% of all buyers say that they are swayed by their initial impression of a property, and that it has a lasting effect on their perception of it.

Even if you aren’t looking to sell your property immediately, giving the exterior of your house a tidy up, or redesign can make it feel more homely and add a more welcoming presence to any visitors, or passers-by. It will also save you a job for when you decide to put your property on the market, as kerb appeal can have a significant impact on potential buyers.

Ways to improve kerb appeal

Revamp the front door  The front door of your home is the main focal point as your potential buyer approaches the property, you need it to look appealing. A damaged front door, or one that is in a poor state of repair will likely be an instant red flag for buyers, and could stop a viewing, or at least give an impress, saying “ if it looks poor from outside, what the inside like…….well, not for me, I’m looking for a well kept home”

Giving your front door a fresh coat of paint can help to bring your property to life. With a nice-looking entrance point, perhaps a handing basket, or some pots, winter or summer, buyers are more likely to have a positive first impression and be more inclined to keep that perception throughout the rest of the viewing.

Give driveways and patios some attention

As driveways and patios will likely be part of the first area people see / pass through, it’s important that they are maintained and kept looking good. Paths, driveways and patios can get grubby over time, so they need to be cleaned every once in a while. For larger areas, it’s a good idea to use a pressure washer to clean off any dirt or grubbiness. Being over run with weeds, also not good, again a few minutes work can make a massive difference to the look.

Hide the rubbish bins

Of course, every household needs bins, but it can’t be denied that they aren’t exactly appealing. If you don’t have anywhere to store your bins, it could be worth purchasing a bin shed to store them in. As Acres will, make sure your agent gets them out of the way for the pictures, and the car off the drive, you’d be amazed how many Agents don’t, thus not really assisting the seller with that first impression.

Make pathways tidier

Similarly to driveways and patios, it’s important that pathways around the outside of your house are maintained and kept in a good condition. You easily can give pathways a clean down with a power washer or a scrubbing brush and hot water. You should also make sure that your pathways are free of potholes or bumps, so it’s accessible for people in wheelchairs as well as families with pushchairs.

Improve exterior paintwork

If the exterior of your house is looking worn or damaged, it is highly recommended that you give it a touch up, or new coat of paint. A freshly painted house can improve its aesthetic and therefore its kerb appeal ten-fold. Touching up the exteriors of window frames with a new coat of paint can also add a bit extra to your home and leave it looking pristine from the outside.

Fix broken gutters, gates and fences

Damaged gutters, unhinged gates and broken fences are all likely to give off a negative perception to any potential buyer, so it’s essential that these details are fixed. Taking time to fix these problems yourself can make your home look more presentable whilst also adding additional security for your property.

Clean windows

This is a simple job you can do which will make the exterior of your home look much cleaner. You can either give it a go yourself or hire window cleaner, either way, having fresh shining windows will add more kerb appeal to the exterior of your property.

Keep on top of vegetation and lawns

Overgrowing vegetation can leave your garden looking untidy so giving any bushes, vegetation and grass a cut can leave your outdoor space looking more presentable. Trimming any tall bushes or trees you may have will also allow more light into your garden which is more welcoming to any potential buyers you have that are coming to view the property.

Refresh gravelled areas

Gravelled areas can easily be diminished over time and can be left looking bare or unfinished. Adding in some new gravel to paths or driveways can add a more finished look to your outdoor area. Using a garden rake to even out the gravel and get rid of any bumps or holes can make easy work of the job.

If you have a visible garage door, consider upgrading it to a more aesthetically pleasing one. Alternatively, you can paint the existing door to freshen its look

So, in summary poor kerb appeal can dissuade a potential buyer before they have even stepped foot in the property. Remember, the exterior of the property is the very first thing the buyer will see. In a worst-case scenario, the buyer may not even choose to go inside the property. 

You are not going to attract the same pool of potential buyers if your home doesn’t have much appeal. Potential buyers could be immediately put off just when looking through the photos of your home on line if the kerb appeal is poor.  

If you would like to discuss selling your home, our proactive approach and ideas 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

Thank you for reading our latest article, your interest in Acres, and our property for sale. 

Nigel & Jayne  Deekes – Acres Partners