February, 2026
If you own a leasehold property or are considering buying one in Bolton, Greater Manchester or the wider Lancashire area, the recent shake-up of the leasehold system in England and Wales brings genuinely positive changes. These reforms are set to make ownership fairer, more transparent, and far easier to sell - a major boost for homeowners and buyers alike.
Millions of homeowners have long been burdened by costly ground rents, confusing fees and poorly explained service charges. Historically, leaseholders didn’t own the land their home sits on, and this has led to spiralling costs for little return. The government’s latest reforms mark a significant shift, promising real savings and greater control over your home.
In England there were an estimated 4.8 million leasehold homes in 2023-24, around 19% of all housing stock, most of these being flats. In regions like the North West where this tenure is especially common, these changes are particularly relevant to potential buyers and existing owners here.
Local market data also shows that Bolton stands out regionally, with one of the highest proportions of leasehold transactions outside London, as many as about 68% of property sales in Bolton were leasehold in recent analyses, underlining just how prevalent and important this tenure is locally.
Ground rents, often an unexpected extra cost for leaseholders, will be capped at £250 a year on most existing residential leases.
Over the course of 40 years, this cap will reduce to a peppercorn (effectively zero) ground rent.
This ends spiralling ground rent increases and prevents surprise bills that can affect affordability and resale potential.
The result: Many leaseholders will start saving money immediately, and this will make properties easier to sell or remortgage.
Under the reforms, most new flats will no longer be sold as leasehold. Instead, they will be introduced under a system called commonhold - a model where you actually own your flat and share ownership of the building with your neighbours.
This means:
You own your flat outright, including the land it sits on
You and your neighbours control how the building is run
There’s no external landlord charging ground rents or hidden fees
For buyers, this means clearer ownership and fewer costs tied to rules you didn’t negotiate yourself.
If you already own a leasehold flat, you won’t be left behind. The reforms include new rights to convert to commonhold if the majority of residents agree, giving you control of your building and how costs are managed.
The controversial rule allowing landlords to forfeit a lease (and potentially someone’s home) for non-payment of small amounts, sometimes as little as a few hundred pounds, will be scrapped and replaced with a fairer court-led process.
This means greater security and peace of mind for leaseholders everywhere.
Reforms also build on recent changes to improve transparency around service charges and building costs, helping leaseholders understand and, where appropriate, challenge unfair or unexplained fees.
Even before these reforms, the North West, including Bolton and Greater Manchester, has consistently shown strong leasehold activity. Bolton, in particular, has one of the highest proportions of leasehold transactions outside London, reflecting a strong local market for flats and leasehold ownership.
Now, with ground rents capped, improved rights and the future move toward commonhold ownership, leasehold home ownership here is set to become more transparent, predictable and desirable - both for existing owners and those looking to buy.
For buyers, this means greater confidence when choosing a leasehold property
knowing that long-standing issues with the leasehold system are finally being addressed.
Changes to leasehold law could be significant for your home, but you don’t have to navigate them alone.
- Thinking of buying?
We can walk you through what the reforms mean for your purchase and future costs.
- Already own a leasehold property?
We can help you understand how the new system could affect ground rent, service charges and resale value.
- Curious about valuation in this new landscape?
Book a valuation with us today to see how these reforms may impact your property’s market position.
Contact us on 01204 800292, or email enquiries@redpathleach.co.uk for tailored advice or to book a valuation - we’re here to make the complex simple.
Redpath Leach Estate Agents
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