How to navigate the changing rental landscape as a buy-to-let investor

“The buy-to-let investment market is far more sophisticated now than it used to be. There is great opportunity – but also great uncertainty – and that’s where high-quality, personalised advice becomes crucial,” explains Knight Frank’s Keir Waddell.

Waddell leads Knight Frank’s newly launched Residential Client Advisory team, a dedicated advisory hub that supports domestic and international investors who hold buy-to-let investments and portfolios.

The desk provides a detailed review of clients’ existing buy-to-let portfolios and future ambitions, combining data‑informed insights with the breadth of Knight Frank’s network to identify opportunities across the lifecycle of clients’ rental properties.

“Whether a property entrepreneur, buy-to-let landlord or private individual, we act as a central point of contact. We get to know your aspirations and identify opportunities that genuinely align with your goals,” he says. “

These ambitions differ from client to client. Some are more risk-averse, while others prioritise long-term portfolio growth or look for the highest yields. And not every decision is driven by the spreadsheet. Personal circumstances change – perhaps a family is relocating, and they need to know whether to sell or let a property, and whether now is the right moment. We help answer those questions.”

Waddell brings previous experience within Knight Frank leading sales teams in King’s Cross during its major regeneration, and later in Knight Frank’s Battersea & Riverside offices, alongside sector‑wide investment and development expertise gained externally. Here, he shares the trends shaping today’s landscape, and how his clients can position themselves to act.

What factors are shaping today’s buy‑to‑let environment?

Waddell: Legislation and government policy are significantly changing the landscape, with major reforms to the private rented sector set to be implemented from 1 May 2026 under the Renters’ Rights Act. Alongside other taxation changes it is a constantly evolving picture that we are helping clients navigate. In reality, it is now more complicated to be a landlord than in recent years, but there is also plenty of opportunity when you have the right advice.

Beyond the UK, global politics will continue to shape the buy-to-let investment landscape. Meanwhile, as wealth transfers to younger generations, we may begin to see evolving priorities around sustainability and energy efficiency, alongside traditional capital‑growth considerations. Many of the best opportunities are now off‑market, and this is where Knight Frank can play a key role in connecting our clients. 

Where are opportunities emerging?

Waddell: Regional cities in the UK, such as Manchester, Birmingham and Leeds, have been a strong focus for buy-to-let investors in terms of capital appreciation and the sophistication of new development. Large‑scale schemes are increasingly lifestyle‑orientated, with concierges, gyms and other amenities more commonly associated with high‑net‑worth developments in London.

This reflects tenant demand for higher‑quality living spaces, and part of our role is helping clients ensure their properties stand out in this competitive market. Buy-to-let investment is also spreading across different asset classes, and there are numerous options depending on each client’s aspirations.

How do you work with other teams across Knight Frank?

Waddell: Our Residential Client Advisory team works closely with our local office network, Private Office and New Homes teams both in London and regionally to support our clients across the full breadth of their residential holdings.

How important is the London market?

Waddell: London remains very much a safe-haven for buy-to-let investors. In the domestic market, people are recognising that the capital is now offering relatively good value. A notable trend over the last 12 months has been UK buyers seeking a pied‑à‑terre in London and opting for two or three‑bedroom properties rather than traditionally smaller units, so the whole family can use them.

We’ve also seen strong overseas interest in acquiring a collection of buy-to-let properties, particularly from landlords in the US, which is a testament to the sophistication of the market and the quality of the product available. Against the backdrop of geopolitical uncertainty in the Middle East, London’s reputation as a stable and secure market has become even more relevant for investors.

What advice would you give to newer investors?

Waddell: In the property world, it is very easy to become overwhelmed by headlines about the market and prices, and these can be difficult to decipher. It’s essential to seek trusted advice that cuts through the noise and helps you make decisions based on accurate insight rather than sentiment.