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[therealestateagents]

Mortgage Broker vs Bank UK: Which Gets You the Best Deal in 2026?

She nearly paid £4,200 more than she needed to.

A friend of mine was buying her first flat last year. She walked into her bank, the one she had used since university, and applied for a mortgage. They offered her 5.2%. She was about to accept when someone suggested she speak to a broker first. Whether you are buying your first home or looking at a buy-to-let mortgage, this decision matters more than most people realise.

The broker came back with 4.6% from a lender she had never heard of. Over a five-year fixed term, that difference saved her over £4,200. Same deposit. Same income. Same property. Just a different route to the same destination.

Here is the thing about the mortgage broker vs bank debate that nobody tells you. Banks only offer their own products. A broker accesses fifty, sometimes a hundred different lenders, including exclusive deals you cannot find by walking into a branch or searching online.

Around 80% of UK mortgages now go through brokers. That number keeps climbing because the market has become impossibly complicated. With rates fluctuating and lenders constantly changing criteria, finding the best deal yourself is like finding a needle in a haystack while blindfolded.

Brokers also know which lenders accept complex income, self-employment, or unusual properties. If you are comparing variable rate mortgages against fixed deals, they can model exactly what each option costs over time.

Going direct to your bank feels familiar. Comfortable. But comfortable can be expensive.

Before you sign anything, get a broker quote. It costs nothing to compare. And the difference could pay for your entire moving costs.

[therealestateagents]

Neighbour Disputes UK: Do You Have to Declare Them When Selling Your House?

They thought they could stay quiet about the neighbour from hell. It cost them £47,000.

A couple I know sold their house last year. For three years, they had endured a nightmare next door. Loud parties until 3am. Rubbish thrown into their garden. A boundary dispute that nearly went to court. When they finally escaped by selling, they said nothing on the legal forms. Six months later, their buyer discovered the truth and sued them for misrepresentation. The couple lost badly.

If you are buying a property in London or anywhere else in the UK, you deserve to know what you are walking into. And if you are selling, you need to understand the rules before they catch you out.

Neighbour disputes must be declared on the TA6 property information form. This is not optional. It is a legal requirement. Boundary disagreements, noise complaints, reports to the council or police, written correspondence about problems — all of it must be disclosed. Failing to do so can result in your buyer taking legal action against you years after the sale completes.

The tricky part is knowing what counts as a dispute. A one-off argument that was resolved amicably probably does not need declaring. But anything ongoing, anything reported to authorities, or anything involving written communication absolutely does.

The temptation to stay silent is understandable. Nobody wants to scare off buyers. But the consequences of hiding property disputes far outweigh the discomfort of honest disclosure.

If you have neighbour issues, address them before listing your property. Resolve what you can. Document your efforts. And when the time comes, tell the truth.

Your future self will thank you.

[therealestateagents]

Buying Off Plan Property UK: Risks, Benefits and How to Protect Your Deposit in 2026

She paid £35,000 and never got the keys.

A friend of mine fell in love with a stunning apartment in a new development. The CGI images looked incredible. The show flat was immaculate. She handed over her deposit, exchanged contracts, and waited. Eighteen months later, the developer went into administration. The building was half-finished, and her money was gone. It's one of the most painful first-time home buyer mistakes I've ever witnessed.

Buying off plan sounds exciting. You secure a property at today's price, watch it being built, and hopefully benefit from capital growth before you even move in. Developers offer discounts, payment plans, and the chance to customise finishes. For many buyers, it feels like a smart move.

But nobody talks about the risks loudly enough.

Mortgage offers typically last six months. Construction takes twelve to twenty-four months. That gap creates a massive problem. If your circumstances change, if lenders tighten criteria, or if interest rates spike, you could find yourself unable to complete. You lose your deposit. You lose everything.

And here's the part that shocks most people. NHBC insurance typically only protects ten percent of the purchase price. If you've paid more than that in staged payments, that extra money is completely unprotected.

Before committing to any off-plan purchase, do your homework. Research the developer's track record. Ask your solicitor exactly how your deposit is protected. Get a mortgage broker who specialises in new builds and understands longer timelines. And never skip the final property viewing before completion, no matter how much you trust the brochure.

Buying off plan can work. But only if you go in with your eyes wide open.

[therealestateagents]

Stamp Duty 2026: How Much Will You Pay Under the New Rates? 

Nobody warned them about the extra £6,000.

A couple I know spent months saving for their first home. They found the perfect flat in East London, negotiated a good price, and felt ready. Then their solicitor mentioned stamp duty land tax. Suddenly their carefully planned budget had a massive hole in it.

Since April 2025, the rules changed dramatically. First-time buyers used to pay nothing on properties up to £425,000. Now that threshold sits at £300,000. For anyone buying above that, the tax kicks in immediately. On a £400,000 property, you're now paying £5,000 that you wouldn't have paid before.

Standard buyers feel the squeeze even harder. The nil-rate band dropped from £250,000 to £125,000. Every pound above that threshold now attracts tax. On a £500,000 home, you're looking at roughly £15,000 in stamp duty alone.

Buy-to-let investors and second home buyers face the steepest climb. The surcharge increased from 3% to 5% on top of standard rates. A £300,000 investment property now costs £15,000 in tax before you've even picked up the keys.

The government has collected an extra £307 million from households since these changes took effect. Rightmove reports that 62% of homes used to be stamp duty free for first-time buyers. Now only 41% qualify.

If you're planning to buy this year, factor these costs into your budget from day one. Look into available first-time buyer schemes that might help offset the burden. Speak to your solicitor early. Get the exact figures before you fall in love with a property you can't actually afford.

The dream of homeownership just got more expensive. Plan accordingly.

[therealestateagents]

How Can Landlords Protect Themselves From Bad Tenants?

A landlord messaged me late one evening.

“Everything was fine at the start… now I don’t even recognise my own property.”

The tenant had seemed perfect. Good job. Polite. Paid the deposit without hesitation.

Three months later Rent started coming in late Then excuses Then silence

By month five Damage in the property Neighbours complaining Stress building every single day

He asked me one thing “Where did I go wrong?”

Honestly It usually starts at the beginning

Most landlords rush the process because they want the property filled quickly. But that one decision can cost months of income and peace of mind. Proper checks, real conversations, and taking your time matter more than anything else.

And when things do go wrong, not knowing the legal process makes everything worse. That is why understanding steps like how to legally evict tenants is not optional. It is protection.

But here is the part most people do not talk about.

Bad tenants are not always obvious.

Sometimes it is small signs Delayed replies Excuses that do not add up A reluctance to provide documents

Ignore those signs, and they grow.

The landlords who protect themselves best do three things consistently

They screen properly They set clear expectations They act early when something feels off

No hesitation

Because the longer you wait, the harder it becomes to fix.

The landlord I mentioned earlier eventually resolved the situation. But it took months. Time, money, and a lot of unnecessary stress.

His words stayed with me “I thought property was passive income”

It can be But only if it is managed properly

That is why many landlords move towards property management services. Not because they cannot manage, but because they do not want to deal with problems like this again.

The truth is simple

You cannot control every tenant But you can control how prepared you are

And that changes everything

[therealestateagents]

Which London Boroughs Require Selective Licensing in 2026? 

Let me tell you about a London landlord who had no idea he was doing something illegal.

He owned a two-bedroom flat in Croydon. Good tenant, no missed payments, no complaints from neighbours. He thought he had everything figured out. Then one day, a letter arrived from the council. His property was in a selective licensing zone. He had never applied for a licence. He had no idea the scheme even existed.

The fine? Up to £30,000.

This isn't a rare story. It's happening across London right now — and the number of boroughs running these schemes is only growing.

So what exactly is selective licensing?

It's a council-run scheme that requires private landlords in certain designated areas to hold a licence before renting out their property. It's not just for shared houses. It applies to ordinary single-let properties too. Councils use it to tackle anti-social behaviour, poor property conditions, and high tenant turnover in specific wards. If you own a rental in a designated zone and you're not licensed — you're already in breach.

This is exactly the kind of thing a good property management service catches before it becomes a crisis.

Which boroughs are running schemes in 2025?

Over 20 London boroughs now operate selective or additional licensing. Newham has had one of the strictest and longest-running schemes in the country. Croydon, Barking & Dagenham, Lewisham and Southwark all have active designations covering multiple wards. And in late 2025, Westminster quietly introduced a new scheme covering most of its wards — catching a wave of central London landlords completely off guard.

Hackney, Waltham Forest and Haringey also run additional licensing schemes targeting smaller HMOs. If your property has shared facilities or multiple tenants, you'll want to check your HMO management requirements alongside the selective licence rules — the two often overlap in ways landlords don't expect.

And if you're unlicensed?

Beyond the £30,000 fine, tenants can apply for a Rent Repayment Order to claw back up to 12 months of rent. Under the incoming Renters' Rights Act, that rises to 24 months. You also lose the ability to serve a valid eviction notice until you're compliant.

That landlord in Croydon eventually got it sorted. But it cost him time, stress and money he didn't need to spend.

Don't be that landlord. 🏠

[therealestateagents]

"Generation Rent" Watching Everyone Else Buy While You're Stuck

I sat across from my friend last week. She just bought a flat. Her parents helped with the deposit.

I smiled. Said congratulations. Meant it, mostly.

But on the train home, I stared out the window and did the maths again. The same maths I do every month. Rent. Bills. Food. What's left. The answer is always the same. Not enough. Never enough. I've looked into the rent to buy scheme and other options, but even those feel out of reach sometimes.

They call us Generation Rent. Like it's a lifestyle choice. Like we picked this.

The average deposit in the UK is now around £61,000. In London, it's over £125,000. Meanwhile, I'm paying £1,400 a month to live in a flat I'll never own. That's £16,800 a year going nowhere. Building nothing. Just keeping a roof over my head.

I'm not asking for a handout. I work full time. I don't buy avocado toast or whatever they think we waste money on. I just want what my parents had at my age. A front door that's mine. A place to paint the walls. Somewhere to stay.

The worst part isn't the money. It's the waiting. Watching house prices climb while your savings crawl. Watching friends with family help leap ahead. Watching yourself stand still.

Some people talk about shared ownership schemes like they're the answer. Maybe they are for some. But even those require deposits, affordability checks, and luck. The system wasn't built for people like me.

I'm 32. I thought I'd own something by now. Instead, I'm one rent increase away from moving again. One landlord decision away from starting over.

Generation Rent didn't choose this. We just got here too late.

And the ladder keeps getting pulled up.

[therealestateagents]

She Had a Job, a Reference, and a Guarantor. They Still Said No

I met a woman last year who hadn't stopped crying for three days. She'd found the perfect flat. Two bedrooms. Close to her daughter's school. Affordable rent. She had a stable job, a glowing reference from her previous landlord, and her sister had agreed to be guarantor. But the moment she mentioned housing benefit, everything changed. If you're facing similar barriers, understanding your rights under fair housing laws could make all the difference.

The letting agent's voice went cold. "Sorry, we don't accept DSS."

Four words. That's all it took to crush months of searching.

She wasn't unemployed. She wasn't a risk. She was a teaching assistant whose wages didn't quite cover London rent without a top-up from Universal Credit. And for that, she was treated like a liability.

This happens every single day across the UK. Landlords and agents rejecting tenants the moment they hear "housing benefit" or "Universal Credit." No consideration of circumstances. No assessment of affordability. Just a blanket no.

Courts have already ruled that blanket "No DSS" policies can be unlawful discrimination. From May 2026, the Renters' Rights Act will make it even clearer—landlords cannot refuse tenants solely because they receive benefits. Every application must be assessed individually.

But right now, millions of renters are still being turned away. Working people. Single parents. Carers. Disabled tenants. People who would pay rent on time every month if someone just gave them the chance.

The system is supposed to help. Local housing allowance exists specifically to support people with rent. But what's the point of support if landlords slam doors the moment they hear about it?

That woman eventually found somewhere. It took four more months, dozens of rejections, and a landlord willing to see past three letters on a form.

Not everyone is that lucky.

If you've been rejected for being on benefits, know this: you're not the problem. The system is. And it's finally starting to change.

[therealestateagents]

She Had Three Months to Sell. Nobody Was Making Offers.

I spoke to a woman last month who couldn't stop her hands from shaking. She wasn't nervous. She was exhausted. If you're facing the same pressure to sell and don't know where to start, this guide might help

Her company was relocating her. Three months to sell her flat in East London or she'd be paying two mortgages indefinitely. She'd done everything she thought she was supposed to do. Listed with an agent. Put up a "For Sale" board. Waited.

Eight weeks passed. A handful of viewings. Zero offers.

She showed me the listing. The photos were dark, taken on a phone. The description was generic. "Spacious two-bedroom flat. Must see to appreciate." The price was £40,000 above what similar flats had actually sold for in the past six months.

Nobody had told her any of this.

She'd trusted the process. Trusted the agent who promised the price was "achievable." Trusted that the market would deliver a buyer eventually.

But markets don't care about your timeline. Buyers don't make offers out of sympathy. And overpriced, poorly presented properties don't sell themselves no matter how long you wait.

We talked about what needed to change. Better photos. Honest pricing. A description that actually highlighted what made her flat worth buying.

Three weeks later, she had two offers. One above asking.

I think about her often. How close she came to financial disaster. How easily it could have been avoided if someone had been honest with her from the start.

Selling a home isn't just a transaction. For most people, it's one of the most stressful experiences of their lives.

They deserve better than being set up to fail.

[therealestateagents]

Why Are We Making It Impossible for Students to Live in London?

I met a student last week who had tears in her eyes. Not because she failed an exam. Not because of a breakup. Because she had two weeks until term started and nowhere to live. If you're struggling with the same situation, I've put together a guide that might help: https://realestateagentslondon.co.uk/student-accommodation-london/

She'd been accepted to study in London. Her dream since she was fourteen. First in her family to go to university. Her parents saved for years to help her.

But nobody told her how brutal the housing market would be.

She started looking in August. Too late, apparently. Every viewing had fifteen other students competing. Landlords wanted six months' rent upfront. Guarantors had to earn three times the annual rent. Her parents, back home in Manchester, didn't qualify.

She showed me the listings she'd saved. Tiny rooms with mould around the windows. Shared bathrooms between eight people. £800 a month for what was essentially a cupboard with a bed.

"I thought getting into university was the hard part," she said.

It broke my heart.

London needs students. Our universities are world-class. Our city thrives on the energy and diversity they bring. Yet we've made it nearly impossible for them to find somewhere safe and affordable to sleep.

I think about her often. I wonder if she found somewhere. I wonder how many other eighteen-year-olds are scrolling through SpareRoom at midnight, panicking about whether their degree dream will collapse before it begins.

We talk about housing crises in abstract terms. Statistics and policy debates. But behind every number is a young person with a suitcase and a reading list and absolutely nowhere to go.

That's the part we forget.

[therealestateagents]

The Couple Who Lost Their Dream Home to Gazumping

I watched a couple fall apart in my office last year.

Not their relationship. Their dream.

They'd found the perfect home. Victorian terrace in Forest Gate. Garden for the kids. Walking distance to the station. Everything they'd spent two years searching for.

They paid £600 for a survey. £1,200 in legal fees. Took time off work for viewings and meetings. Told their children they'd finally have a garden.

Three months in, the seller accepted a higher offer from someone else.

Gazumped.

Just like that, everything collapsed. The money is gone. The dream shattered. Back to square one.

I see this happen constantly. One in three property transactions in England falls through before completion. One in three. Think about that for a moment.

Thousands of pounds wasted on surveys for houses people never buy. Legal fees for purchases that never complete. Emotional investment in homes that slip away at the last moment.

The system is broken. Everyone knows it. Buyers know it. Sellers know it. Agents know it.

Finally, something is changing.

The UK home buying and selling reforms are coming. Proper commitment from both sides after offer acceptance. Upfront information before marketing. Digital processes that actually work. An end to gazumping.

Will it be perfect? Probably not. Change never is.

But the direction matters. After decades of a system that treats buyers and sellers as disposable, we're finally moving toward something that respects people's time, money, and dreams.

That couple I mentioned? They eventually found another home. It took another eight months. They're happy now.

But they shouldn't have had to go through that. Nobody should.

If you want to understand what's actually changing and how to prepare, I've written a detailed breakdown here

Change is coming. Better to be ready for it.

[therealestateagents]

The Teacher Who Might Have to Sell His Only Investment Property

I had a conversation last week that's stayed with me.

A landlord I've worked with for years sat across from me looking deflated. Not angry. Just tired. The kind of tired that comes from doing the maths over and over and watching the numbers get worse each time.

The budget changes hit him hard. Increased income tax on his rental profits. Another squeeze on an already tight margin.

He's not wealthy. He's a teacher. He bought a flat fifteen years ago when prices were lower. Kept it when he moved in with his partner. Rented it out. Thought it would help fund his retirement one day.

Now he's questioning whether it's even worth keeping.

That's the thing about increased income tax that headlines don't capture. The people it affects aren't always who you'd expect. They're not property tycoons with portfolios worth millions. They're ordinary people who made sensible decisions years ago and now find the rules changing around them.

I see it constantly in my work across East London. Landlords doing mental arithmetic in their heads. Rental income minus mortgage. Minus maintenance. Minus insurance. Minus agent fees. And now minus more tax.

At what point does the number turn negative?

Some are holding on. Hoping things stabilise. Hoping rents rise enough to cover the gap. Hoping interest rates keep falling.

Others are selling. Adding their properties to an already complicated market. Reducing rental stock in areas where tenants are already fighting for every available home.

The ripple effects are real. Fewer landlords means fewer rental properties. Fewer rental properties means higher rents. Higher rents means more pressure on the people who can least afford it.

I'm not here to argue politics. I just see what happens on the ground when policy meets reality.

If you're a landlord trying to understand how increased income tax affects your situation, I've written a detailed breakdown here

Knowledge helps. Even when the news isn't great.

[therealestateagents]

A Two-Year-Old Boy Changed UK Housing Law Forever

I can't stop thinking about a story I read last year.

A two-year-old boy named Awaab Ishak. He lived in a housing association flat in Rochdale with his parents. There was mould in their home. Black mould. The kind that spreads across walls and ceilings and never really goes away.

His parents complained. Multiple times. They were told to paint over it. They were told to open windows more. They were told it was their lifestyle causing the problem.

None of that was true.

Awaab died in December 2020. A respiratory condition caused by prolonged exposure to mould. He was two years old. A coroner confirmed the mould killed him.

Two years old.

I work in property. I've seen mould in flats. I've seen landlords dismiss it as a tenant problem. I've seen agents tell people to just wipe it down and ventilate better.

But I've never been able to look at mould the same way since reading about Awaab.

The law changed because of him. It's called Awaab's Law now. Strict deadlines for landlords to investigate and fix damp and mould. No more endless delays. No more painting over problems. No more telling families it's their fault.

Fourteen days to investigate. Seven days to start repairs. Twenty-four hours for emergencies.

Real consequences for landlords who ignore it.

I think about his parents sometimes. How many times they must have asked for help. How many times they were dismissed. How they watched their son get sicker in a home that was supposed to keep him safe.

No family should ever go through that.

If you're a landlord, this law isn't a burden. It's a responsibility. One that should have existed long before a little boy had to die to make it happen.

If you want to understand what Awaab's Law means and how to stay compliant, I've written a full guide here

His name deserves to be remembered for the change it created.

#awaabslaw #ukproperty #landlords #tenants #mouldawareness #housingcrisis #rentersrights #propertymanagement #dampandmould #housinglaw

[therealestateagents]

Variable Rate Mortgage

I had coffee with a landlord last week. Someone I've known for years. Confident guy. Always had his finances sorted.

But he looked exhausted.

His fixed rate ended three months ago. He'd been putting off dealing with it. Life got busy. He assumed he'd sort it out eventually.

Now he's on his lender's standard variable rate mortgage. His payments have jumped by over £400 a month. Just like that.

He sat there staring at his coffee and said something that stuck with me.

"I knew it was coming. I just didn't think it would hit this hard."

That's the thing about variable rate mortgages. They feel fine when rates are low. You might even save money compared to fixing. But when rates climb, there's no protection. No buffer. Just a letter from your lender and a bigger number leaving your account.

I think about how many people are in similar situations right now. Rates rose so quickly over the past couple of years. Some homeowners saw payments double. Landlords who had comfortable margins suddenly found themselves barely breaking even.

The uncertainty is the worst part. You can't budget properly. You can't plan ahead. Every Bank of England announcement becomes a source of anxiety.

Fixed rates offer peace of mind. You know exactly what you're paying for two years, five years, however long you choose. Variable rates offer flexibility but demand constant vigilance.

Neither is inherently better. It depends on your circumstances, your risk tolerance, your ability to absorb sudden increases.

What I do know is this. Ignoring your mortgage situation is the most expensive choice of all.

If you're on a variable rate right now or coming off a fixed deal soon, it's worth understanding your options properly. I wrote a detailed guide on variable rate mortgages here: https://realestateagentslondon.co.uk/variable-rate-mortgages/

Knowledge costs nothing. Ignorance costs everything.

#variableratemortgage #mortgage #ukproperty #landlords #homeowners #interestrates #propertyinvestment #mortgageadvice #londonproperty #financeplanning

[therealestateagents]

Rent Payment Disputes

I read something today that made me stop scrolling.

A tenant posted online. Panicked. Their landlord called claiming they'd missed rent payments. Six months. Twelve months. Some even longer apparently.

The tenant knew they'd paid. They had bank statements. Cleared checks. Proof sitting right there in black and white.

But they were still terrified.

"Can they evict me?"

That question broke my heart a little.

Here's someone who did everything right. Paid their rent. Kept their records. Held up their end of the deal completely.

And yet one phone call from a landlord sent them spiraling into fear of losing their home.

This happens more than people realise.

Sometimes it's a landlord with poor record-keeping. Payments logged wrong. Bank accounts not reconciled. Simple admin errors that snowball into accusations.

Sometimes it's something worse. Landlords hoping tenants won't have proof. Hoping they can pressure someone into paying twice or leaving quietly.

Either way, the tenant suffers. The anxiety. The sleepless nights. The fear of being made homeless over something they didn't do.

I've worked in property long enough to know that documentation is everything. Not just for landlords. For tenants too.

If you pay rent, keep proof. Every single payment. Bank statements. Screenshots. Receipts. Whatever it takes.

Because when disputes happen, memory means nothing. Only evidence talks.

To that tenant who asked the question. No. They cannot evict you for payments you can prove you made. Your bank statements are your shield. If they try anything, you have every right to fight it.

And honestly, any landlord making claims without checking their own records first needs to do better.

Trust is fragile in tenancies. Once broken, it rarely heals.

I think about how many tenants don't know their rights. How many pay twice out of fear. How many leave homes they were entitled to stay in because they didn't know they could fight back.

Knowledge protects people.

Keep your records. Know your rights. Don't let anyone intimidate you out of your home.

#tenants #tenantrights #rentinguk #landlords #ukproperty #housingadvice #rentalproperty #proofofpayment #knowyourrights #londonrentals

[therealestateagents]

Dilapidation Survey

I sat across from a landlord last week who looked completely defeated.

She had rented her flat to what she thought was a lovely tenant. Three years passed. Rent was always paid on time. No complaints. Everything seemed perfect.

Then the tenant moved out.

She walked into the property and barely recognized it. Holes in the walls. Stained carpets. Broken fixtures. The garden completely overgrown. Three years of neglect hidden behind polite emails and on-time payments.

She wanted to claim damages, but she had no evidence of the property's original condition. No proper inventory. No schedule of condition. Just her memory against the tenant's denial.

She asked me what she could do. I had to tell her the truth: without documentation, very little.

That is when I explained what a dilapidation survey actually does.

It is not glamorous. Nobody gets excited about property surveys. But when things go wrong, this single document becomes everything. It is proof. It is protection. It is the difference between recovering thousands of pounds and walking away with nothing.

I think about how many landlords learn this lesson the hard way. They trust. They assume. They skip the paperwork because everything seems fine.

And then one day, it is not fine.

I also think about tenants who get hit with unfair claims – landlords demanding money for damage that existed before they moved in. Without proper records, tenants have no defense either.

A dilapidation survey protects everyone. It removes arguments. It replaces memory with evidence.

Property is emotional – people's homes, people's investments. When disputes happen, emotions run high and facts get blurred.

Documentation cuts through all of that.

That landlord I mentioned? She is now my client. The first thing we did was commission proper surveys for all her properties.

She will never make that mistake again.

Neither should you.

[therealestateagents]

Council Housing London

I drove past an estate in East London yesterday. One I have passed hundreds of times before. But for some reason, I actually stopped and looked this time.

Children were playing outside. An older woman was carrying shopping bags up the stairs because the lift was broken again. Just ordinary life happening in a place most people drive past without a second thought.

I work in property. I see the glossy side of London real estate: new developments with rooftop gardens, flats selling for half a million pounds, investors buying apartments they will never live in.

But council housing is an entirely different world. And it is disappearing.

The waiting lists in London are brutal. Some boroughs have 20,000 families waiting – not individuals, families. People spend years in temporary accommodation. Children grow up in single rooms shared with their parents.

I spoke to a woman last year who had been on the waiting list for seven years. She was not unemployed; she worked full time as a teaching assistant. She simply could not afford private rent.

Seven years of waiting for a stable home while working every single day.

There is something deeply broken about that.

London is one of the richest cities in the world. The fact that thousands of families cannot access stable housing is not a resource problem; it is a problem of priorities.

I think about that estate I drove past – all those lives unfolding behind those windows, the dreams, the frustrations, the children who deserve better.

We talk about property markets, investment returns, and rental yields. Sometimes we forget that behind every number is a human being just trying to find a place to live.

That is worth remembering.