Budget Autumn 2024 – Business Rates

For a Government that committed to replace the existing system with a new system of business property taxation and to level the playing field between the High Streets and online giants, the Budget was surprisingly light on detail and substance.

In the speech, the Chancellor confirmed the following for ratepayers in England:-

  • The Government intends to permanently lower business rate multipliers for High Street Retail, Hospitality & Leisure properties from 2026/27.  The shortfall in tax revenue will be funded through a higher multiplier for most valuable properties.  A separate discussion paper confirms these as having an assessment greater than RV £500k. the Government suggests this will capture warehouses occupied by the online sales giants, but of course it will also include other large occupiers unrelated to the High Street.
  • The small business multiplier has been frozen at 49.9p. There is no confirmation of the large business rate multiplier which we expect to increase to 55.5p
  • The Government has extended the current Retail, Hospitality & Leisure Relief Scheme albeit it has reduced the relief from 75% to 40% of the liability, subject to maintaining the current cash cap of £110,000 per business.  Whilst it is true that there was no scheme in place for 2025/26 this will still come as a massive shock to smaller retailers who currently rely upon the 75% relief granted to them.  There will be no impact upon larger retailers as they will still benefit from the overall total cash cap of £110,000. 
  • Private schools will lose their 80% charitable relief effective from 1 April 2025

Alongside the Budget Speech, the Government has published a Business Rates Discussion Paper setting out its priority areas for reforms and inviting interested parties and ratepayers to help design a fairer business rates system.  Of surprise was that the Government continues to “kick the can” down the road rather than grapple with some of the issues affecting ratepayers.  The Chancellor has failed to tackle reliefs that are currently available, especially to those that benefit from Small Business Rate Relief meaning that the burden of rates is shared unequally across all business properties. 

The discussion paper entitled “Transforming Business Rates” recognises that the system has many advantages over other types of tax especially as it continues to raise more than £26bn per annum.  It confirms:-

  • An intention to introduce permanently lower multipliers for Retail, Hospitality & Leisure properties with a Rateable Value under £500,000 from April 2026. Properties with an RV below £51,000 will benefit from a greater cut to the multiplier.
  • An intention to fund the higher multiplier on properties with a Rateable Value greater than £500,000 which includes the majority of large distribution warehouses.

Key areas within the discussion paper include:-

  • Tackling avoidance /evasion – it will consider whether the current empty rate rules are effective. It will publish a consultation on the adoption of a “general anti-avoidance rule” for business rates in England.  Both may have an impact upon empty rate management although there are no immediate proposals to change the current rules.
  • The potential cost and benefits of shortening the gap between the antecedent valuation date and the date on which valuations come into effect.
  • Giving greater transparency over valuations, evidence and a streamlined appeals process
  • The requirement for “Duty to Inform” will be rolled out in phases from 1 April 2026 and it will be formally activated and mandated for all by 1 April 2029.
  • A shortened appeal process comprising a single challenge timeline will be implemented for the 2029 Rating List.

The consultation process will commence immediately and the Government is seeking representations no later than March 2025.

We expected some substantial policy announcements, but the Government seems to have “kicked the can down the road” on many areas of the business rates system which require attention.

Whilst many retailers will be grateful that the Retail, Hospitality & Leisure Relief Scheme has been extended by a further year, they will be disappointed that the current relief has been reduced from 75% to 40% which brings it in line with Wales.  Future help for the High Street will be dependent upon the new multiplier applicable to this sector over which ratepayers have no visibility or certainty.

All in all, it is business as usual although we wait to see how the Government will tackle some of the issues affecting the system, particularly reliefs, multipliers and the appeal process.

A summary of changes below.

Current PositionPost Budget
Rate PoundageRV < £51,000 49.9p
RV > £51,000 54.6p
Frozen
Expected to be 55.5p
Small Business Rate Relief *RV £0-£12,000 – Exempt
RV £12,000-£15,000 – Tapered
Relief 100% – 0%
No Change
Transition 2025/26RV £20,000 (£28,000 London) – 25% + Inf
RV £20,001-£100,000 – 40% + Inf
RV £100,000 – 55% + Inf
No Change
Retail, Hospitality & Leisure Relief *75% Relief
Cash Cap £110,000 per business
40%
£110,000 cap
Empty Rate Relief3/6 Months Relief
13 week reset period
No Change
Improvement Relief *100% Relief on value of
improvements over 12 months
No Change
Enterprise ZonesNew Business – up to £55,000
relief over 5 years
No Change
FreeportsFree Ports – 100% relief
over 5 years
No Change
Other Measures
Business Rates Relief on private schools abolished from 1 April 2025
*Subject to property or ratepayer qualifying

For more information contact Gareth Buckley.

© Cluttons LLP. 2024. This publication is the sole property of Cluttons LLP and must not be copied, reproduced, or transmitted in any form or by any means, either in whole or in part, without the prior written consent of Cluttons LLP. The information contained in this publication has been obtained from sources generally regarded to be reliable. However, no representation is made, or warranty given, in respect of the accuracy of this information. We would like to be informed of any inaccuracies so that we may correct them. Cluttons LLP does not accept any liability in negligence or otherwise for any loss or damage suffered by any party resulting from reliance on this publication. We strongly recommend that you always seek advice and presentation from a suitable qualified professional on any matter.

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Manchester

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Gareth Buckley, national head of rating, Cluttons

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Does PDR have a chance to change its poor reputation and help revive town centres?
Opinion

Does PDR have a chance to change its poor reputation and help revive town centres?

It is no secret that our town centres are facing huge challenges recovering from a period of social and economic stagnation with many trends accelerated by the pandemic.
5 post-pandemic trends shaping the Central London sales & lettings market
Blog

5 post-pandemic trends shaping the Central London sales & lettings market

The COVID-19 pandemic led to dramatic changes in how we live and work and has had a huge impact on the UK housing market.
RNLI Porsche 911 Challenge team successfully drives to all 51 RNLI lifeboat stations in just 9.11 days
Blog

RNLI Porsche 911 Challenge team successfully drives to all 51 RNLI lifeboat stations in just 9.11 days

Cluttons is delighted to have supported this this year’s RNLI-911 Challenge in aid of the Royal National Lifeboat Institution.
More female leaders essential for young talent entering the real estate industry
Opinion

More female leaders essential for young talent entering the real estate industry

Diversity and gender equality simply must not be a tick box exercise.
Cluttons launches remaining 11 units at iconic former BBC TV Centre
Blog

Cluttons launches remaining 11 units at iconic former BBC TV Centre

The hugely successful scheme has just released the last 11 units of a total of 432 new homes. The Crescent and The Helios are collections of new apartments and penthouses that offer the rare opportunity to live in a listed mid-century modern masterpiece in a fantastic West London location.
Why landlords need to think of EV charging as the technology of today
Opinion

Why landlords need to think of EV charging as the technology of today

The electric vehicle market in the UK is gaining momentum and the popularity of electric vehicles is steadily growing.
Cluttons adds further senior appointment to newly launched Manchester office
News

Cluttons adds further senior appointment to newly launched Manchester office

Strategic property consultancy Cluttons, has appointed David Allen as partner in its building & project management team.
Electric vehicle charging: it’s all about location, location, location
Opinion

Electric vehicle charging: it’s all about location, location, location

The UK is currently the second largest market in Europe for the purchase of electric vehicles (Source: The Guardian) with more than 500,000 new electric vehicles (EVs) registered in the five months up to the end of May of this year (Source Nextgreencar.com).
Why local authorities and landlords must act fast to facilitate the growth in electric vehicles
Opinion

Why local authorities and landlords must act fast to facilitate the growth in electric vehicles

By 2030 it is estimated that nearly 5 million electric vehicles will be on the road throughout Britain, however, with consumers questioning whether their priorities for EV will be met, will this statistic become reality?
Cluttons is awarded a place on the Crown Commercial Service framework
News

Cluttons is awarded a place on the Crown Commercial Service framework

Cluttons wins a place on the prestigious Crown Commercial Service framework in a further boost to its growing public sector offer.
The Trojan Horse of more frequent revaluations
Opinion

The Trojan Horse of more frequent revaluations

The Local Government Finance Act 1988 introduced 5 yearly rating revaluations, the first being 1990 and this quinquennial cycle continued until 2010.
Cluttons launches its northern hub in Manchester
News

Cluttons launches its northern hub in Manchester

Cluttons bucked the trend in lockdown and has launched a northern hub with a team of experts based in Manchester.
Changes to the retail relief scheme
Opinion

Changes to the retail relief scheme

The British Retail Consortium have reported that there has been a growth in high street retail sales from April to June rising 28.4% from a year ago and up 10.4% from 2019.
Are you making the most out of your lease?
Opinion

Are you making the most out of your lease?

In today’s uncertain market commercial tenants must ensure they utilise their lease to make the most of the opportunities and benefits from the inevitable change in work patterns.
Webinar: How is Prime Central London residential evolving?
News

Webinar: How is Prime Central London residential evolving?

As we near the pandemic recovery period, our expert panel discusses what trends will continue and are they set to alter the boundaries of Prime Central London residential as we know them?
Top tips for first-time home buyers
Blog

Top tips for first-time home buyers

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Telecoms rent reviews: a brief guide
Opinion

Telecoms rent reviews: a brief guide

Rent reviews offer both landlords and tenants the chance to negotiate their rental rate for a telecoms site and, when handled well, can be a beneficial arrangement for both parties.
The implications of lockdown on building maintenance
Opinion

The implications of lockdown on building maintenance

COVID-19 has caused, and continues to cause, extraordinary levels of disruption to the real estate sector and the insurance market that serves it with property owners struggling to manage and maintain unoccupied properties.
Industrial & logistics: rethinking ‘inside the box’
Opinion

Industrial & logistics: rethinking ‘inside the box’

During the pandemic, industrial and logistics was highlighted as an important part of urban infrastructure.
Future office and 5G
Opinion

Future office and 5G

The complexities and changes resulting from the pandemic have forced workers to adapt, expectations around working practices have changed rapidly and workplaces must evolve to keep pace.
What do commercial property owners need to be mindful about following the MEES Consultation?
Opinion

What do commercial property owners need to be mindful about following the MEES Consultation?

The MEES Consultation is designed to reduce energy consumption and carbon emissions related to commercial buildings in England and Wales.
Portugal’s Golden opportunity
Blog

Portugal’s Golden opportunity

Following the UK’s departure from the EU, Cluttons’ Portugal have seen a spike in interest from UK citizens looking to take advantage of the country’s popular Golden Visa.
Capital allowances – unique value engineering
Opinion

Capital allowances – unique value engineering

Capital allowances are a governed system of UK tax reliefs that provide savings through a reduction of business profits chargeable to tax.
Amendments to the General Permitted Development Order: Class E to Residential (Class MA)
Opinion

Amendments to the General Permitted Development Order: Class E to Residential (Class MA)

Following the changes to the Use Classes Order last year and the creation of Class E, it has become necessary for the Government to regularise the associated permitted development rights to residential.
Fundamentals of getting site access management right for the smooth running of a large network estate
Opinion

Fundamentals of getting site access management right for the smooth running of a large network estate

These days, regardless of where you are, the expectation is that you can speak to anyone at any time whether it is on your phone or over the internet.
The Queen’s Speech 2021: what did it say?
Opinion

The Queen’s Speech 2021: what did it say?

Sweeping changes to the property industry were announced in the Queen’s Speech.
Proposed changes to commercial EPC minimum ratings
Opinion

Proposed changes to commercial EPC minimum ratings

benchmarks the building and makes recommendations on how energy efficiency can be improved. EPC requirements are not new, they have been in place since 2008, however, they are changing, and landlords need to be aware or they risk being fined.
Formulating a stay vs go decision
Opinion

Formulating a stay vs go decision

You couldn’t have missed the headlines on changing attitudes to agile working over the past year.
Cluttons hires Scott Joseph as head of Hyde Park office
News

Cluttons hires Scott Joseph as head of Hyde Park office

London May 2021 – Cluttons, the property consultancy, has appointed Scott Joseph to head up their Hyde Park residential sales and lettings office.
Understanding Portugal’s Golden Visa for British Buyers
News

Understanding Portugal’s Golden Visa for British Buyers

Following the UK’s departure from the EU, Cluttons’ office in Portugal has seen a spike in interest from UK buyers looking to take advantage of the country’s popular Golden Visa program.
Understanding connectivity: terminology
Opinion

Understanding connectivity: terminology

The terminology around Connectivity can be tricky to decode. Here our team tells us the most frequently heard terms and explains what they mean.
What is connectivity?
Opinion

What is connectivity?

We answer the most commonly asked questions around connectivity.
UK offices: the best, and the rest
Opinion

UK offices: the best, and the rest

The debate about the future of the office rolls on.
COVID-19 MCC Appeals Ruled out by government
Opinion

COVID-19 MCC Appeals Ruled out by government

It has been reported by HM Treasury that government will legislate against appeals citing COVID-19 as a material change in circumstances (MCC).
Cluttons has answered the call for input into the consultation on the ECC
News

Cluttons has answered the call for input into the consultation on the ECC

The Government announced in January that they were opening a consultation on the Electronic Communications Code 2017 (ECC) so that they can assess “whether changes are needed to support digital coverage and connectivity.”
Empty rate solutions: Opportunities to reduce the business rate on an empty property
Opinion

Empty rate solutions: Opportunities to reduce the business rate on an empty property

If you are currently holding any vacant commercial property where your initial period of relief has been eroded or you are aware that you will be faced with an empty rate liability soon, it is important that you plan for this and maximise any savings available to you.
Cluttons appoints new head of planning
News

Cluttons appoints new head of planning

Veevers has joined Cluttons adding planning services to strengthen and complement the wide range of expertise currently offered to clients, working within the transactional and development advisory team led by Steven Cooper.
Cluttons appoints new head of project and building consultancy
News

Cluttons appoints new head of project and building consultancy

Cluttons has hired Robert Burke to head its project management and building consultancy teams, the latest in a raft of recent senior appointments that strengthen its multi-disciplinary service offer.
Does the budget go far enough on business rates?
Opinion

Does the budget go far enough on business rates?

The Chancellor delivered his budget for recovery this week. As expected, there was some help for business ratepayers, but not as much as was needed.
International virtual tour: Campo de Ourique, Lisbon
Blog

International virtual tour: Campo de Ourique, Lisbon

Allow us to set the scene; you’ve had a long day exploring the local delights. You arrive home to your beautiful villa and head straight up to the balcony to relax with a chilled glass of Porto wine.
How will the budget affect business rate relief?
Opinion

How will the budget affect business rate relief?

The current business rates holiday has provided businesses, many of whom have been forced to close or suffered a significant impact on their income, with the means to fight for their survival.
Is your home at risk of flooding?
Blog

Is your home at risk of flooding?

Flooding can be devastating; it can destroy properties and within it, precious possessions and memories. At the end of last year, the Environment Agency shared that at any given time 5.2 million homes and businesses are at risk of flooding across England.
Connectivity: how big an impact will it have on residential property transactions in 2021?
Blog

Connectivity: how big an impact will it have on residential property transactions in 2021?

Whilst good connectivity has always been a factor in the property decision-making process (no one wants their streaming to be interrupted by constant buffering), it is becoming increasingly important to home hunters in the UK.
A home from home: working from abroad
Blog

A home from home: working from abroad

Has lockdown made you consider working from abroad?
Don’t let flooding turn off the lights
Opinion

Don’t let flooding turn off the lights

It is not only the direct risk of flooding which can impact your home or business, it is also the indirect impact of flooding at critical infrastructure sites that can put you in the dark.
Collaboration is key for rent collections
Opinion

Collaboration is key for rent collections

A mountain of some £7bn of uncollected rent has been cited (Remit Consulting, November 2021).
8 tips for new landlords
Blog

8 tips for new landlords

Cluttons’ Tower Bridge and Islington lettings expert, Chris Morris, shares his top tips for those who are thinking of renting out their properties
A Code of Practice for Property Flood Resilience
Opinion

A Code of Practice for Property Flood Resilience

Property Flood Resilience (PFR) is a key response to reducing the costs of repair, recovery time and reoccupation of buildings and thus reducing the misery and disruption caused to people and businesses affected by flooding.
London residential: what’s happening on the ground?
Opinion

London residential: what’s happening on the ground?

2020 has been a roller coaster ride for the UK economy and residential property markets. When the March lockdown and a temporary shutdown of the housing market was announced, predictions were catastrophic.
London residential: what’s happening on the ground?
News

London residential: what’s happening on the ground?

2020 has been a roller coaster ride for the UK economy and residential property markets. When the March lockdown and a temporary shutdown of the housing market was announced, predictions were catastrophic. However, changes in consumer behaviour and Government incentives have contributed to a surprising bounce back for some markets.
Flood – payout – reinstate
Opinion

Flood – payout – reinstate

Our flooding specialist and contributor to the new Code of Practice for Property Flood Resilience, Ian Paton, discusses the benefits of flood prevention schemes.
6 tips for selling your property quickly in the current climate
Blog

6 tips for selling your property quickly in the current climate

Do you want to be in your new home by Christmas or the New Year? James Hyman, head of residential sales at Cluttons, gives his advice to sellers wanting to speed up the sales process of their property.
Property of the month: peek inside this five storey riverfront house for sale in Rotherhithe for £1.75m
Blog

Property of the month: peek inside this five storey riverfront house for sale in Rotherhithe for £1.75m

Join us as we peek inside a charming riverfront home in Rotherhithe Village, with extensive outside spaces and inimitable views of the Thames and some of London’s most famous landmarks.
Bankside buzz is drawing in investors
Blog

Bankside buzz is drawing in investors

Bankside has it all – a central location, growing transport links, a lively cultural scene and a burgeoning reputation as a business hub, making it a safe bet when investing in property.
Royal-tea: tour Queen Elizabeth’s 1949 Maltese home from the comfort of your couch
Blog

Royal-tea: tour Queen Elizabeth’s 1949 Maltese home from the comfort of your couch

Cluttons’ Maltese associate partner, Dhalia, has collaborated with Heritage Malta to grant exclusive access to some of the country’s most awe-inspiring locations.
Planning reform: A Guide to changes to the Use Classes Order in England
Opinion

Planning reform: A Guide to changes to the Use Classes Order in England

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Stamp duty holiday: 5 properties under £500,000
Blog

Stamp duty holiday: 5 properties under £500,000

In early July Chancellor Rishi Sunak announced that the Stamp Duty threshold would be temporarily raised to £500,000 when purchasing residential property in England and Northern Ireland.
Landlords and Tenants: The impact of the Coronavirus Act
Opinion

Landlords and Tenants: The impact of the Coronavirus Act

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New permitted development rights for homeowners to build upwards
Opinion

New permitted development rights for homeowners to build upwards

Changes in permitted development rights announced by the government will allow upward extension on purpose-built residential buildings to create new homes without the need for planning permission.
Flood risk surveys: how to get the most out of a property flood assessment
Opinion

Flood risk surveys: how to get the most out of a property flood assessment

We have teamed up with FloodFlash to help commercial property owners know how to set up a flood risk analysis so they can prepare for flooding better.
Budget 2020: new flood defence funding is a drop in the ocean
Opinion

Budget 2020: new flood defence funding is a drop in the ocean

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Are we prepared for the impacts of climate change on flooding in the UK?
Opinion

Are we prepared for the impacts of climate change on flooding in the UK?

At the end of last year, The Environment Agency shared that 5.2 million homes and businesses across England are at risk of flooding, that’s one in every six properties.
Flooding – prevention is better than cure
Opinion

Flooding – prevention is better than cure

February has already seen two storms battering the British Isles, with homes and businesses counting the cost of high winds and months’ worth of rain. Now we have Storm Jorge on the way.
Cluttons builds commercial valuations team with three senior hires
News

Cluttons builds commercial valuations team with three senior hires

Cluttons has hired industry experts Jonathan Rhodes, Paul Watling and Philip Cazenove to enhance and grow its already well-established valuation proposition.
Cluttons bolsters business development team to support growth plans
News

Cluttons bolsters business development team to support growth plans

Cluttons has bolstered its business development team with two new hires who will help support Cluttons’ experts across sectors such as telecoms, infrastructure and not for profit, as well as driving its new business aspirations as part of the growth strategy.
Cluttons welcomes Ofcom’s plans to accelerate fibre rollout
News

Cluttons welcomes Ofcom’s plans to accelerate fibre rollout

Charles Thomas, head of fibre networks at Cluttons, the property consultancy and market leading adviser to the largest mobile operators and fixed-line providers, said:
Cluttons hires new head of portfolio and lettings management
News

Cluttons hires new head of portfolio and lettings management

Cluttons has hired Eve Larard-Tansley has head of portfolio and lettings management.
Cluttons hires development and planning head
News

Cluttons hires development and planning head

Cluttons has hired Steve Cooper as head of development and planning with a remit to grow this area of expertise as part of the business’s strategic plan.
Victoria Martin proves resi is relevant at EG’s Future Female Leaders
News

Victoria Martin proves resi is relevant at EG’s Future Female Leaders

Twelve women who work across property joined forces with EG and Ginger Public Speaking as part of the Future Female Leaders programme.
Cluttons expands its property management team with new hire
News

Cluttons expands its property management team with new hire

Cluttons, the property consultancy, has appointed Claire Collins as head of block management, further strengthening its London-based property management team.
Cluttons advises elderly care provider Whiteley Homes Trust on multi-phase development
News

Cluttons advises elderly care provider Whiteley Homes Trust on multi-phase development

Cluttons, the property consultancy, is advising leading elderly care provider, Whiteley Homes Trust, on their development programme at Whiteley Village in Weybridge, Surrey.
Cluttons advises Alzheimer’s Society on new office space and wellness
News

Cluttons advises Alzheimer’s Society on new office space and wellness

Cluttons, the property consultancy, has advised Alzheimer’s Society, the leading care and research charity for people with dementia, on the development of office space in Birmingham as part of its move to regional hubs across the UK.
Cluttons partners with the Institute of Legacy Management
Opinion

Cluttons partners with the Institute of Legacy Management

Cluttons partners with the Institute of Legacy Management to discuss effective property asset management strategies.
Cluttons advises London City Mission on property estate
News

Cluttons advises London City Mission on property estate

Cluttons has been appointed by London City Mission, a Christian charity dedicated to serving churches and working with people in London who are living in poverty or on the margins of society, to review and realign its property portfolio in the capital.
Cluttons builds its outer London agency focus with two new hires
News

Cluttons builds its outer London agency focus with two new hires

Cluttons is building its outer London agency focus with the appointment of two senior hires.
Creating property strategies to enhance your charity’s mission
Opinion

Creating property strategies to enhance your charity’s mission

Recently, a group of experts convened to discuss the role of property in charities’ long-term strategies.
Cluttons boosts lease advisory offer with new hire
News

Cluttons boosts lease advisory offer with new hire

dvisory and compulsory purchase to further boost its offer in this area.
Cluttons welcomes PM’s commitment to connectivity – but there are significant challenges ahead
Opinion

Cluttons welcomes PM’s commitment to connectivity – but there are significant challenges ahead

Cluttons, the property consultancy and market leading adviser to the largest mobile operators and fixed-line providers, welcomes Boris Johnson’s commitment to making connectivity one of his top five priorities.
A well connected workplace is a win win
Opinion

A well connected workplace is a win win

In an age where good connectivity has become more important to occupiers than transport links and amenities, digital infrastructure is now a key factor in the decision making process when it comes to taking on a new office space.
Why wellness is here to stay
Opinion

Why wellness is here to stay

The topic of wellbeing in the workplace has been on the agenda for some time and shows no sign of abating.
Digital infrastructure is key to unlocking performance
Opinion

Digital infrastructure is key to unlocking performance

In a wide-ranging discussion at today’s London Real Estate Forum, a distinguished panel of experts explored how London’s digital infrastructure is being improved so that it can effectively compete on the global stage.
City of Westminster – changing with the times
Opinion

City of Westminster – changing with the times

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New report links good connectivity and financial returns for commercial landlords
News

New report links good connectivity and financial returns for commercial landlords

connectivity of their buildings, according to Cluttons’ annual connectivity report in partnership with YouGov launched today.
Charity property strategies are evolving – here’s why
Opinion

Charity property strategies are evolving – here’s why

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Cluttons market leaders in unique homes
News

Cluttons market leaders in unique homes

The award-winning team at Cluttons explains why they are market leaders in finding the right buyer for spaces with a story to tell.
Flood defence – a watertight investment
Opinion

Flood defence – a watertight investment

On 9 May 2019, BBC News published an article on climate change and how flood planners across the country ‘must prepare for the worst’.
Cluttons joins European Valuers’ Alliance
News

Cluttons joins European Valuers’ Alliance

Cluttons has joined a European Valuers’ Alliance, a network which combines the expertise of market-leading valuation companies across 10 European countries.

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