Five standout topics from the audience at our evening with Savills

The Q&A session that followed the Savills presentations brought forward the concerns, hopes, and practical challenges facing investors across sectors. The audience, which included landlords, developers, and advisers, raised pointed and pragmatic questions. In response, Lucian Cook and Clare Bailey from Savills offered thoughtful, experience-based perspectives that further contextualised the broader themes.

1. Election uncertainty is already priced into sentiment

Several questions touched on the likely general election and what it might mean for tax, planning, and regulatory direction. Rather than speculate on outcomes, the message was clear: investors have already begun adjusting to a period of policy uncertainty. What they are looking for is clarity, not consensus.

2. The private rented sector is shifting – not shrinking

Lucian addressed concerns around landlord behaviour, making it clear that exits are happening – but not at scale. Many landlords are adjusting rather than retreating: restructuring portfolios, updating documentation, and repositioning assets to meet both compliance and income objectives.

The market is becoming more professional and increasingly selective.

3. Planning remains a primary frustration

Clare reinforced that planning risk continues to undermine confidence. Delays, resourcing issues, and political interference were all cited as barriers to delivery. While there is some optimism around digitalisation and reform proposals, the operational challenges remain acute – particularly in commercial and mixed-use development.

4. Occupier demand is focused and functional

The question of where demand is strongest drew a consistent response: occupiers want well-located, flexible, and ESG-compliant space. Regional cities are seeing renewed office take-up, and logistics continues to benefit from diversified demand. The key factor is no longer scale – it is suitability.

5. Rents are under pressure from both sides

While constrained supply continues to support rents, both Lucian and Clare acknowledged the rising challenge of affordability. In residential markets, price sensitivity is slowing growth in some locations. In commercial, small and mid-sized tenants are pushing back on lease costs. The next phase of the cycle will require careful pricing – not just high-quality stock.

The views and opinions expressed are those of the individual participants and do not necessarily reflect the official policy or position of Arbuthnot Latham.