What's Changed In Property Investment since the Renters' Rights Act.

The Renters' Rights Act has changed the rules for landlords, and some investors are asking whether property still makes sense. For those who approach it carefully, the answer for many is yes - but what makes a good deal has shifted. Here's how we're thinking about property investment in Greater Manchester in 2026.

The fundamentals haven't gone away

Greater Manchester continues to attract investors for reasons that have little to do with tenancy law. The region has a large and growing population, major universities, a strong jobs market and ongoing regeneration across the city centre, Salford and the surrounding boroughs.

Demand for good-quality rental homes remains high. What the new rules change is not whether people need somewhere to live, but how investors need to buy and run their properties.

What's changed for investors

With periodic tenancies and the end of section 21, investors can no longer rely on fixed terms and quick exits. That puts more weight on a few things:

• Property quality. Well-presented, well-maintained homes attract longer-staying tenants and fewer disputes.
• Realistic rents. With increases limited to once a year and open to challenge, a deal needs to work on today's market rent, not an optimistic future one.
• Compliance from day one. Licensing, safety certificates and paperwork need to be right before a tenant moves in.
• Strong management. Good tenant relationships and clear records matter more than ever.

In short, the deals that stack up now are the ones built on solid numbers and run professionally.

How to assess a deal

Before committing to any purchase, it's worth looking closely at:

1. The location. Local rental demand, transport links, amenities and who the likely tenants are.
2. The true costs. Purchase price, stamp duty, refurbishment, furnishing, licensing, insurance, management fees and an allowance for voids and maintenance.
3. Evidenced rents. Comparable properties that have actually let, not just asking prices.
4. The exit. How the property would perform if you chose to sell, refinance or hold long term.
5. The strategy. A single let, an HMO or a property with added-value potential each come with different levels of work, risk and regulation.

Choosing a sourcing partner

A good sourcing partner can save you a great deal of time, particularly if you don't live locally. But not all sourcers work to the same standards. Before working with one, check that they:

• Are registered with a property redress scheme
• Hold professional indemnity insurance
• Are registered for anti-money laundering supervision
• Provide full, transparent figures and are open about their fees
• Can show what happens after you buy, not just before

That last point is often overlooked. Finding the property is only the start. Refurbishment, compliance, tenanting and day-to-day management are where an investment succeeds or struggles.

Our hands-off approach

At Donelan, sourcing and lettings sit under one roof. We find opportunities across Greater Manchester, run the numbers, coordinate any refurbishment and then manage the property once it's let. Because we manage properties every day, we know what tenants want and what the new rules demand - and we factor that in before a deal ever reaches you.

If you're considering investing in Greater Manchester property and would like to talk through your goals, get in touch with our sourcing team.

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