Property is a favourite British conversation topic. Nearly everyone has an opinion on where house prices are heading, the next property hotspot or where homes should – and shouldn’t – be built.
But to get a true sense of what’s driving the market, it is worth listening to the people who live and breathe property day in, day out.
In this series, we put a property expert through their paces each month.
We want to know their view on all of the hot-button topics mentioned above as well as mortgage rates, buy-to-let and housebuilding. We will even question them about their best and worst investments to date.
This month we spoke to James Nightingall, founder of property search service HomeFinder AI.
James has over 14 years’ experience in UK residential property and holds a degree in real estate.
He also acts as an advisor helping clients to buy and sell their luxury properties.
His clients include football players, FTSE 100 chief executives, entrepreneurs, property developers, Hollywood film stars and billionaires.
HomeFinder AI is essentially a property portal for London’s best homes. It offers personalised suggestions as well as off-market homes.
James Nightingall founder of property search service HomeFinder AI has over 14 years’ experience in UK residential property
What will house prices do over the next 12 months?
It really depends on location and property type.
Housing isn’t liquid, so over a 12-month period we’re talking about small movements, not dramatic swings.
In real terms, prices may tread water, but in nominal terms well-priced, well-located homes in sought-after locations will hold up and attract serious offers.
That’s very clear from the buyer behaviour we analyse at HomeFinder AI.
What about house prices over the next 10 years?
Barring a major structural policy shift, prices are very likely to be higher over the next decade.
The fundamentals haven’t changed: chronic undersupply, rising household formation and continued population growth.
Hybrid working has permanently widened search areas. I expect some of the strongest long-term growth in London Zones 4–6 and well-connected commuter locations, where value still exists and quality of life can be better.
In many cases, it’s now quicker to reach central London from these areas than from parts of inner London.
Where will mortgage rates be in 12 months?
No one can predict rates precisely but competition between lenders is intense.
We’re already seeing innovation, especially around new builds and energy-efficient homes.
If inflation continues to ease, competitive pricing in the high 3 per cent range for strong borrowers isn’t unrealistic.
The more important shift is improved choice and flexibility, not just headline rates.
What mortgage do you have?
I have a five-year fixed, secured in 2021 at 0.99 per cent, which was very fortunate. I always recommend using a good mortgage broker.
Too many buyers default to the bank they’ve always used rather than accessing the full market.
Strategically, I favour repayment mortgages for homes and interest-only for investments – this isn’t financial advice.
I also think people underuse longer mortgage terms. If borrowing is relatively cheap, spreading risk over time makes sense.
By how much will the Government miss its 1.5 m homes target?
By a significant margin. Planning delays, build costs, funding constraints and confidence all play a role.
Developers are commercial businesses; if schemes don’t stack up financially, they don’t get built. Targets alone don’t deliver homes.
How could the Government get housebuilding back on track?
Fix planning. Faster decisions, clearer rules and fewer grey areas.
At the moment, uncertainty is killing momentum and capital deployment.
What is the biggest property-related crisis right now?
Trust. Too many buyers and renters are being let down by some poor-quality developers, rogue landlords and bad agents.
Housing is an emotional and financial commitment, and some people exploit that. The solution is accountability: fines, transparency and reputational consequences.
What’s the biggest threat to rising house prices?
The biggest threat to rising house prices is affordability. Buyers simply can’t pay more if mortgage costs stay high relative to incomes.
Targets alone don’t deliver homes: Nightingall says the government will miss ita house building target a significant margin
What will be the biggest change in the property market over the next decade?
The buying process will become dramatically simpler. There will be better data, faster decisions, clearer pricing, and potentially people will buy a home with the same ease as making a major purchase online.
We’ll also see fewer small landlords, more institutional build-to-rent, and renting becoming a normal long-term choice.
We already see strong demand for flexible, fully-managed rentals across our buyer and renter data.
Is buy-to-let still a good investment?
Yes, with the right mortgage, unit, building and location, it’s a safe, long-term investment, but I wouldn’t expect wild returns.
It was exceptional for those who bought 15-plus years ago. Today, it’s far more effort for lower returns, particularly after tax.
What area would you invest in property for the next decade?
For the next decade, I’d focus on London locations with the best infrastructure, particularly the Elizabeth line.
It’s also where we see consistent buyer and renter interest across the searches we analyse at HomeFinder AI.
Hotspots: Nightingall thinks that buyers and renters will continue to flock to commuter areas along the Elizabeth line where he expects prices to rise over the coming years
Are there any locations you’d avoid?
Opportunities exist everywhere but the entry price matters.
Areas that have already seen extreme growth require much more discipline. Returns are made when you buy, not just when you sell.
Are new builds a bad investment compared to period homes?
Not at all. I bought and live in a new build near Battersea Power Station, bought before the tube, retail and regeneration arrived. The transformation has been significant.
The best-performing homes usually have timeless attributes, high-rise views, light, aspect and location.
They also have a 10-year warranty and low running costs thanks to better EPC ratings.
Should buyers avoid leasehold homes?
Not automatically. A reasonable service charge often means buildings are properly maintained.
Some of the worst homes I’ve seen are share-of-freehold.
New build fan: Nightingall says new builds can be good investments and also often have a 10-year warranty and low running costs thanks to better EPC ratings
Prime central London prices are below their 2014 peak: Will the capital boom again?
I don’t expect another 2014-style surge but London remains one of the safest global cities for capital growth.
The super-rich are still active, often seasonally and many prefer to rent. Growth will be slower, steadier and more rational.
If you were Chancellor, how would you help first-time buyers?
Scrap stamp duty for first-time buyers and build more homes.
Do you have a tip for buyers making offers to estate agents?
Write a clear, professional offer letter outlining funding, timelines and flexibility. Sellers often choose buyers they trust, not just the highest number.
What’s your best advice for someone trying to get on the ladder?
Be prepared but don’t rush. The right home is rarely the first one you see.
Ahead of the curve: Nightingall bought a new build near Battersea Power Station before the tube, retail and regeneration arrived. He says his flat has increased in value
And your best advice for someone selling this year?
Start early and launch quietly. Some of the best sales happen off-market, before a property becomes overexposed or price-anchored online.
Many of our clients have successfully sold this way.
What’s the best property investment you’ve ever made?
My home; near Battersea Power Station. I bought into a long-term vision and both the lifestyle and financial returns have exceeded expectations.