Quick answer
The Autumn Budget is on Wednesday 28 October 2026, and until the Chancellor stands up almost everything about property tax is speculation. Three things are reasonably clear. Changes to stamp duty were reportedly ruled out for this Budget by the Prime Minister in July. A big rise in capital gains tax looks less likely after reports this week, although a smaller rise is still said to be possible. And the higher tax rates on rental income announced last November are already set to start on 6 April 2027. If you are buying, refurbishing or building with short-term finance, plan on today's rules and test your exit against a less friendly outcome.
What is confirmed so far
The date is fixed. The Chancellor confirmed it in a letter to the Treasury Select Committee published on 31 July 2026: the Budget will be held on 28 October 2026.
One property measure is already set. At the November 2025 Budget the government announced separate tax rates for property income, and its policy paper sets them at 22% for basic rate, 42% for higher rate and 47% for additional rate taxpayers, from 6 April 2027. That is two percentage points above the current income tax rates, in England, Wales and Northern Ireland. The new rates cover landlords who hold property in their own name; rental profits made inside a limited company pay corporation tax instead.
Everything else in this article is what has been reported, not what will happen.
Stamp duty: change reportedly ruled out for this Budget
Earlier this year there were reports that stamp duty and council tax could be replaced by an annual property or land value tax. On 28 July 2026, Propertymark reported that Prime Minister Andy Burnham had confirmed that changes to, or the abolition of, stamp duty would not be in the next Budget. It also noted that this does not rule out longer-term property tax reform.
For investors, that means the current Stamp Duty Land Tax rules are the ones to plan on for purchases in England and Northern Ireland. Buyers who already own a home usually pay the 5% higher rates for additional dwellings on top of the standard bands, and non-UK residents usually pay a further 2% surcharge. Scotland and Wales have their own property transaction taxes. Our guide to stamp duty and bridging loans explains how the tax is paid when you buy with a bridge.
In practice, there is no stamp duty reason to rush a purchase before 28 October or to wait until after it. If an auction lot or a below-value purchase is in front of you now, the deal itself should decide the timing.
Capital gains tax: the area to watch
Capital gains tax (CGT) is where most of the speculation sits. On GOV.UK, gains within the basic rate band are taxed at 18% and gains above it at 24%. Some senior figures in government have argued for bringing CGT into line with income tax, which would have been a large rise for anyone selling an investment property.
That now looks less likely. On 14 October 2026, Property Industry Eye reported, citing the Financial Times, that Chancellor John Healey will not align CGT with income tax, but that a smaller increase remains on the table. The same report suggests some owners may hold on rather than sell, while others may try to sell before any new rates apply.
Two points matter for the people we work with. First, if your exit from a bridge is a sale of an investment property, the tax on that sale affects the money you have left over, not the amount needed to repay the lender, so check the net figure with your accountant. Second, developers who build to sell through a company are usually taxed on trading profits rather than capital gains, so a CGT change may not touch the scheme at all. How it applies depends on how you hold the property, which is a question for your tax adviser.
Landlords: the 2027 rise is already set
Landlords do not need to wait for 28 October to know their rental income tax is going up. The 22%, 42% and 47% property income rates start in April 2027 whatever else the Budget says. For anyone planning to refinance a bridge onto a buy-to-let mortgage, the rental figures that matter are the ones the term lender will look at, and your own after-tax return is a separate calculation worth running now.
Our guide to limited company and SPV bridging covers how lenders treat company borrowers. Whether a company structure suits you is a question for your tax adviser.
If you are buying a property to refurbish and let, a bridge-to-let arrangement agrees the bridging loan and the term mortgage together, so you know the exit before you start.
What it means if you are using bridging or development finance
Bridging and development lenders lend on the property, the plan and the exit. A Budget changes the numbers around a deal rather than how lenders assess it. The questions to ask are practical ones:
- Does your exit still work? If you are repaying by sale, would a smaller net gain change your plans? If you are repaying by refinance, does the rent still support the mortgage? Our guide to bridging exit strategies sets out what lenders expect to see.
- Is your appraisal stress tested? For a development, run your development appraisal with a lower sales value and a longer sales period, then see whether the profit still holds.
- Are you buying before selling? If you need to complete on a purchase before a sale goes through, a chain break bridge can cover the gap. Tax timing should be a conversation with your accountant, not the reason for the loan.
None of this needs to wait for the Budget. You can see indicative terms from lenders on our panel for your deal on Instant Quotes before 28 October.
What to do before and after 28 October
- Before: keep live deals moving. A delayed completion can cost more than any tax change.
- On the day: read the Budget documents on GOV.UK rather than headlines, and look for start dates. Tax changes often take effect from a later date, not immediately.
- After: rerun your exit and appraisal numbers with your accountant, then talk to us if the structure needs to change. We search the market across bridging and development lenders and approach those that suit the revised plan.
If you are not sure which lenders would look at your deal, our bridging loan broker and development finance broker pages explain how we work.
Common questions
When is the Autumn Budget 2026?
Wednesday 28 October 2026. The Chancellor confirmed the date in a letter to the Treasury Select Committee published on 31 July 2026.
Will stamp duty change in the Autumn Budget 2026?
Changes to stamp duty were reported in July 2026 to have been ruled out for this Budget by the Prime Minister. Nothing is certain until the Budget is delivered, so plan on the current rules.
Is capital gains tax going up?
It is possible but not confirmed. Reports on 14 October 2026, citing the Financial Times, said CGT will not be aligned with income tax but that a smaller rise remains on the table. Current rates are 18% and 24%.
Should I delay a property purchase until after the Budget?
Not for stamp duty reasons, as no change is expected. Base the timing on the deal itself, and take tax advice on anything that depends on a sale or on how you hold the property.
This article reports news and published figures as at 17 October 2026. It is for general information only and is not legal, tax or financial advice. Bridge & Build Finance is a commercial finance brokerage service, not a lender. Finance is subject to status, lender criteria, valuation, underwriting and approval.
