Worrying Trends in the Greater Manchester Property Market (And How to Navigate Them)
Introduction
Greater Manchester has long been one of the UK’s most dynamic property markets. With its diverse neighbourhoods, booming student population, and strong transport links, the region has attracted landlords, homeowners, and investors alike. However, the tide may be turning.
A combination of economic, political, and structural challenges are now threatening the stability of the property sector across the region. Whether you’re a landlord, investor, or tenant, understanding these trends — and knowing how to respond — is crucial.
In this blog, we dive deep into the most pressing concerns facing the Greater Manchester property market in 2025 and share practical strategies to help you stay ahead.
1. Landlord Exodus: Why the PRS Is Shrinking
More and more landlords are leaving the Private Rented Sector (PRS). Reasons include:
- Rising interest rates making buy-to-let mortgages less attractive
- Section 24 mortgage interest tax relief changes hitting profits
- Heavier regulation, including licensing, EPC upgrades, and right-to-rent checks
- Concerns about the Renters Reform Bill and the abolition of Section 21
Impact: Shrinking rental stock, soaring rents, and a growing divide between tenant needs and available housing.
Tip: Landlords who stay must double down on efficiency. Consider switching to a fully managed service that handles compliance and tenant management. At Let Me Manchester, we support landlords in adjusting to these changes without losing control.
2. Slowing or Stalled New Builds
Developers are pausing projects due to:
- High build costs
- Labour shortages
- Mortgage instability affecting buyer demand
In boroughs like Salford, Trafford, and Stockport, large-scale developments are being shelved or delayed. This lack of new stock will have a knock-on effect on affordability and availability.
Tip: Buyers should be cautious with off-plan purchases and prioritise due diligence. Investors may find better short-term value in existing properties that can be upgraded.
3. Overpriced Listings & Market Stagnation
Some sellers are still clinging to 2021 pricing expectations, but buyers have less borrowing power. The result?
- Properties sticking on the market for months
- Price reductions becoming the norm
- Valuations falling short of asking prices
Tip: Sellers should price realistically and stage homes effectively. Let Me Manchester’s expert team can help landlords and homeowners prep a property for quicker sales or tenancies.
4. Rising Tenant Arrears and Financial Hardship
With inflation and interest rates putting pressure on household budgets:
- More tenants are falling into arrears
- Eviction processes remain slow and uncertain
- Some landlords are caught with mortgages to pay and no income
Tip: Clear tenant communication and proactive arrears management are key. We offer rent protection options and vetting services to mitigate these risks.
5. Planning System Bottlenecks
Council funding cuts and staffing shortages mean that:
- Planning decisions take longer
- Local Plan updates are delayed
- Smaller developers struggle with bureaucracy and costs
This slows regeneration and discourages housing creation.
Tip: Work with experienced planning consultants and stay engaged with your local authority’s process. Let Me Manchester can recommend trusted professionals.
6. Fire Safety & Retrofit Costs
The fallout from Grenfell continues to affect flat owners:
- Ongoing issues with cladding and EWS1 forms
- Expensive remediation bills for leaseholders
- Difficulty selling or remortgaging affected properties
Tip: If you’re buying a flat, always request the building’s fire safety documentation. Leaseholders should explore government funding schemes where available.
7. Court Delays & Enforcement Backlogs
The county courts are overwhelmed:
- Evictions can take over 12 months
- Bailiff appointments are delayed
- Landlords are unable to recover properties promptly
Tip: Prevention is better than cure. Vet tenants properly and consider rent guarantee products. Fully managed landlords with Let Me Manchester benefit from comprehensive tenant vetting processes.
8. HMO Licensing Pressure
Houses in Multiple Occupation (HMOs) remain popular but:
- Some boroughs (e.g. Manchester, Oldham) are expanding Article 4 zones
- Licensing costs are rising
- Planning compliance is increasingly strict
Tip: HMO investors must factor in higher compliance costs and stricter enforcement. Those considering HMOs should ensure their investment is viable with current and future rules.
9. Post-Election Uncertainty
With the July 2024 general election a distant memory, the property sector is watching closely as the not so new government sets out its legislative agenda. Key concerns continue to include:
- How and when Section 21 abolition will be implemented
- Potential moves toward rent control or caps, especially in high-demand cities like Manchester
- Accelerated environmental regulation, including EPC upgrades and decarbonisation targets
- Reforms to the leasehold system and new powers for local authorities over planning and licensing
Tip: Landlords and developers should keep close tabs on emerging policy, especially if investing in new areas or expanding portfolios. Let Me Manchester offers regular updates and hands-on guidance to help clients stay compliant and agile.
10. Rents Rising Faster Than Wages
Greater Manchester rents are increasing 8-12% year-on-year in many areas. But wages are not:
- Key workers and young professionals are being priced out
- Families are moving further out or into poorer quality housing
Tip: Landlords should invest in good quality homes and consider longer tenancies with inflation-linked increases. Tenants who feel secure are more likely to stay long-term and care for your property.
11. EPC Regulations and the Net-Zero Transition
Though delayed, the government still plans to raise the minimum EPC standard:
- From E to C for new tenancies (likely by 2028)
- Retrofitting older homes can cost £10,000+
Tip: Start early and be opportunistic when doing other works. Get an EPC review and explore grants or tax relief for upgrades. Don’t panic — the implementation date has already been pushed back several times, and the next government could delay or scrap it altogether.
Navigating the Challenges: Key Takeaways
While there’s no denying that the Greater Manchester property market is under strain, informed landlords and investors can still thrive. Here’s how:
1. Stay Informed & Compliant
Legislation is evolving rapidly. Subscribe to reliable sources (like Let Me Manchester’s updates) to avoid fines and missed opportunities.
2. Think Long-Term
Don’t chase short-term gains. Focus on quality tenants, efficient properties, and steady cash flow.
3. Embrace Professional Management
If you’re self-managing, now is the time to reconsider. Compliance, court delays, arrears, and tenant vetting are no longer DIY-friendly. Let Me Manchester provides a fully managed service built for the realities of 2025.
4. Diversify & Upgrade
Consider mixed portfolios, high-efficiency upgrades, or renting to specific demographics (e.g. key workers, corporate lets, pet-friendly tenancies).
5. Build a Trusted Team
From mortgage brokers to energy assessors, surround yourself with professionals who understand the local market and legal landscape.
Why Work with Let Me Manchester?
Let Me Manchester is more than just a property agency. We’re your partner in navigating a fast-changing property world.
- We understand the complexities of Greater Manchester’s neighbourhoods and council policies.
- Our fully managed services reduce your risk and save you time.
- We support landlords with compliance, tenant relations, maintenance, and market intelligence.
- We care about getting results — not just signing contracts.
Whether you have one property or a full portfolio, our expert team is here to make your life easier.
Contact us today to find out how we can help you thrive in 2025 and beyond.
Final Thoughts
The Greater Manchester property market is evolving. There are risks, but also opportunities for those who stay smart, strategic, and supported. With the right guidance, you don’t have to face these challenges alone.
Let Me Manchester is here to help.
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