Debenham Property Market Update – September 2025

The local property market has had a quieter month, with sales slowing and stock levels dropping — but as always, there’s more to the story than first meets the eye. 


Sales Take a Summer Dip 
Sales are down compared to August, when we saw 52 homes sold. The school holidays have almost certainly played a role, with families focusing on travel and childcare rather than moving house. 
But here’s the interesting part: we’ve also seen a big reduction in the number of homes available. At one stage this year there were nearly 400 properties on the market across our patch — the highest in four years of tracking the data. Now we’ve dropped back down to just 341. 
The last time stock was this low was in March, and sales were strong in the months that followed. There’s every chance we could see a similar bounce as we move into autumn. 


What the Numbers Are Telling Us 

• Fewer Homes for Sale: Buyers have less choice than earlier in the summer. 
• Sales Dipped in August: A seasonal trend we’ve seen before. 
• Price Reductions Still High: 56 homes reduced their asking price last month. While that’s down from 69 in July, it shows sellers are adjusting to today’s more balanced market. 

What This Means for Buyers and Sellers 

For sellers, the message is clear: pricing sharply and realistically from the start matters more than ever. Homes that come on strong and well-presented in their first two weeks stand the best chance of selling.
For buyers, the quieter summer period has offered more breathing space — but with stock lower, the best properties are still moving quickly. Autumn has traditionally been one of the strongest times of year for the market, so expect activity to pick up. 


Property Taxes Under Review 
Alongside the local numbers, there’s a bigger national conversation going on that could affect homeowners, landlords, and buyers here in Suffolk. The government has confirmed that property taxes are under review ahead of the Autumn Budget. 
Here are the key ideas currently being discussed: 

• Stamp Duty Reform: Replacing or reducing stamp duty for many buyers, and instead taxing sellers or applying a new property transaction tax. For Suffolk buyers, where average prices sit below national peaks, this could make moving more affordable. 
• Council Tax Revaluation: Council tax is still based on 1991 property values. A full revaluation is being considered, which would affect households differently depending on their property type and location. Villages like Debenham, with a wide mix of homes, could see some pay more while others benefit. 
• Landlords in Focus: Proposals to extend National Insurance to rental income would increase the tax burden on landlords. This could mean some leave the market or raise rents, impacting local tenants. 
• Capital Gains Tax on High-Value Homes: For very high-value properties, the government is considering removing the exemption on main homes. While this won’t affect most local villages directly, it could change the picture for premium homes in Bury St Edmunds, Woodbridge, and along the coast. 

Nothing is final yet, but with the Autumn Budget due in November, it’s one to watch closely.


Looking Ahead 
As we move into September and beyond, we’ll be keeping a close eye on whether sales follow the same trend we saw earlier in the year when stock dropped. With schools back, holidays over, and the nights drawing in, many people will be looking to make their move before Christmas. 
And with possible tax changes on the horizon, it’s a good time to stay informed and think ahead about how these shifts might affect your plans — whether you’re selling, buying, or renting out a property. 


As always, we’ll keep sharing the numbers honestly, without the usual national doom-and-gloom headlines.