With the Autumn Budget taking place on 28 October, it’s understandable that some homebuyers and movers may be wondering whether to wait and see what happens before making their next move.
Budgets inevitably generate speculation. There may be headlines about potential changes to property taxes, support for first-time buyers and the wider economy in the weeks ahead. But until the Chancellor stands up and confirms what is changing, speculation is just that.
If you’ve found the right home, need more space, want to relocate or are ready to take your first step onto the property ladder, does it make sense to put everything on hold?
Not necessarily. At Gordon Anthony Mortgages, we believe it’s important to look at your own circumstances, rather than trying to predict what might happen next.
When is the Autumn Budget 2026?
The government has confirmed that the Autumn Budget will take place on Wednesday 28 October 2026.
We don’t yet know everything that will be announced, so buyers should be cautious about making significant financial decisions based purely on speculation around potential Budget measures.
What we do know is what the mortgage and property landscape looks like today. If you’re considering moving, speaking to a mortgage advisor can help you understand your current position and the mortgage options that may be available to you.
Do you need to wait until after the Budget to buy a home?
There isn’t one answer that will be right for everyone. For some people, waiting may make sense. For others, delaying a move purely because a Budget is approaching could mean putting personal plans on hold based on changes that may or may not happen.
There are plenty of reasons people need or want to move that have very little to do with Westminster.
Perhaps your family has outgrown your current home and you need an extra bedroom. You might be relocating for work, downsizing, moving closer to family or simply have found a property that feels right for you.
First-time buyers may also have reached the point where their deposit, income and circumstances mean they’re ready to explore buying their first home.
If that’s the case, understanding what is achievable now can be more useful than trying to second-guess future announcements.
Found your perfect home?
Property purchases aren’t purely financial decisions. They’re often driven by life.
The right property in the right location doesn’t necessarily appear at the same time as the perfect economic conditions. If you’ve found a home that meets your needs and you’re considering making an offer, an upcoming Budget is one factor to be aware of – but it’s not the only one.
Your deposit, income, affordability, mortgage options, likely monthly repayments and longer-term plans all need to be considered.
Speaking to mortgage advisors in Manchester can help you understand the options currently available based on your individual circumstances, so you can make a more informed decision about whether you’re ready to proceed.
What could the Budget mean for first-time buyers?
One housing policy has already been announced ahead of the Budget.
The government has unveiled a new scheme called Your First Home, designed to support some first-time buyers in England who may be struggling to save a large enough deposit.
Under the proposed scheme, eligible first-time buyers purchasing a new-build property from a participating developer are expected to be able to buy with a 2.5% deposit, supported by a 20% government-backed equity loan.
The equity loan will have an initial interest-free period. However, important details are still to come. Household income caps and local property price caps are expected to apply, while further information on costs, eligibility and implementation is due to be announced at the Budget.
So, while the announcement could be significant for some first-time buyers, it won’t necessarily be relevant or suitable for everyone.
If you’re already considering buying your first home, you don’t necessarily need to stop exploring your existing mortgage options while waiting for the full scheme details.
What about Stamp Duty?
One area where there is greater certainty is Stamp Duty.
Despite earlier speculation about potential changes to property taxation, Prime Minister Andy Burnham ruled out changing or scrapping Stamp Duty at the upcoming Budget when questioned in July, saying: “That won’t be happening.”
This means buyers don’t currently have a confirmed Stamp Duty change to wait for before deciding whether to proceed with a purchase.
Currently in England, eligible first-time buyers pay no Stamp Duty Land Tax on the first £300,000 of a property costing up to £500,000, with 5% payable on the portion between £300,001 and £500,000.
For anyone considering moving, this provides a little more certainty ahead of 28 October. Rather than delaying a purchase in anticipation of a Stamp Duty change, buyers can focus on their own circumstances, the property they want to buy and the mortgage options currently available to them.
Focus on your move, not the headlines
Jack Cunningham, Business Principal and Mortgage & Protection Advisor at Gordon Anthony Mortgages, says:
“It’s completely understandable that people see headlines about the Budget and wonder whether they should wait. But buying a home is a personal decision as well as a financial one. If you’ve found the right property or your circumstances mean it’s time to move, it’s worth understanding what your options are now rather than automatically putting your plans on hold. We can look at your individual circumstances and explain the mortgage options available to you.”
Mortgage advisors in Manchester: understanding your position now
Whether you’re buying for the first time, moving to a larger home, downsizing or simply considering your next step, getting a clearer picture of your mortgage position can help.
At Gordon Anthony Mortgages, we work with buyers and homeowners across Manchester, Rawtenstall, Burnley, Accrington and the wider North West. As experienced mortgage advisors in Manchester, we can discuss your circumstances, explain the mortgage options available and help you understand the costs involved.
The Budget may bring changes. Equally, some of the speculation we’re hearing today may come to nothing. The important thing is not to let uncertainty automatically stop you from exploring your options.
Frequently asked questions about buying before the Budget
When is the Autumn Budget 2026?
The Autumn Budget will take place on Wednesday 28 October 2026.
Should I wait until after the Budget to buy a house?
That depends on your individual circumstances. An upcoming Budget is one consideration, but your finances, mortgage options, property choice and reasons for moving are also important. You may wish to explore your current position rather than automatically delaying your plans.
What is the new Your First Home scheme?
Your First Home is a government scheme announced for England that is expected to allow eligible first-time buyers to purchase participating new-build properties with a 2.5% deposit and a 20% government-backed equity loan. Further details, including income and property price caps, are due to be confirmed at the Budget.
Can I find out how much I could borrow before deciding whether to move?
A mortgage advisor can look at your individual circumstances and discuss the mortgage options that may be available. The amount you can borrow will depend on factors including income, expenditure, deposit, credit history and individual lender criteria.
Thinking about moving?
If you’ve found your perfect home, need more space or simply feel the time is right for your next move, you don’t necessarily need to let Budget speculation put your plans on hold.
Speaking to a mortgage broker in Manchester can help you understand where you stand today and make your decision based on your own circumstances rather than the headlines.
Get in touch with Gordon Anthony Mortgages for a straightforward conversation about your mortgage options.
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