This time of year always feels like a hinge point. The rush of the first half has eased, the data’s in, and conversations start to sound more strategic. In the property world, November tends to be a planning month. Deals still happen, but most people I’m speaking to: landlords, developers, and investors, are using the quieter rhythm to shape next year’s direction. The urgency to act is starting to decline and I’m seeing focus and strategy has replaced it. Across the market, people are running the numbers, tightening models, and preparing for a more intentional 2026 – us included.

Reading the market right now

Some mortgage products have improved slightly, sentiment is stabilising, and there’s a noticeable return of patience.
No one’s expecting fireworks or crashes, but confidence is slowly edging back in (for some of us at least).

A few trends stand out to me, as we move through November:
• Refinancing conversations are increasing as investors position for early-2026 rate cuts.
• Developers are downsizing schemes to control costs and maintain liquidity.
• Landlords are reinvesting selectively, often improving existing stock, or changing the use class, rather than acquiring more.
• Regional hotspots continue to attract attention as affordability reshapes demand.

It’s a market where realism has taken centre stage. The numbers are driving the decisions, and that’s a relatively good place to be, depending on your circumstances.

Why this is the strategy season

When market activity slows, planning and forecasting becomes the real work.
This phase of the year isn’t always about finding quick wins, considering how the market this year; but instead, it’s about positioning yourself to make better ones at a later point.

The best operators I know are treating Q4 as their annual reset. They’re:

• Reviewing portfolio performance, not just in yield but in time cost.
• Redefining what “growth” means for them next year.
• Building frameworks for quicker, cleaner decision-making.

That’s the essence of strategy: not prediction, but preparation and considering pivoting if/where needed.

By spending this time modelling, analysing, and testing scenarios, they’ll enter 2026 with a true portfolio-building playbook.

Building for the year ahead

This is also the point in the cycle where strong foundations are built.
I’m seeing more property teams invest in systems, data tracking, and operational support (the quieter, often overlooked side of scaling).

For landlords, that means understanding performance property by property.
For developers, it’s scenario planning with contingencies rather than best-case assumptions.
For investors, it’s strengthening partnerships, with brokers, builders, and tech providers, who can withstand another unpredictable year.

These are the kinds of actions that rarely make headlines but shape long-term results.

What I’m seeing on the tech side

In PropTech, the same energy is surfacing.
This quarter, there’s been a clear move towards software that supports strategy rather than speed.
Tools for portfolio analysis, energy management, and data-driven forecasting are gaining traction.

It’s not about disruption anymore. It’s about direction.
The most interesting founders I’ve spoken to aren’t rushing to launch; they’re refining, testing, and ensuring what they build aligns with how operators actually work.

It feels like property and technology are finally moving in rhythm - both prioritising clarity over noise.

The value of perspective

Strategy season isn’t glamorous. It’s spreadsheets, forecasts, and long conversations about risk and timing.
But it’s also where the most progress happens quietly.

The investors who will thrive in 2026 are the ones treating this period seriously - using November to refine assumptions, strengthen systems, and decide what kind of growth they actually want.

Because once momentum returns, it’s too late to think. You’ll already need to know your next move.

A question for you

How are you using this strategy season?
Are you building, planning, or simplifying?

The property professionals who keep moving forward aren’t the loudest in the room. They’re the ones quietly aligning plans with purpose.

Thanks again for reading The PropTech Edit.
Feel free to subscribe, share, and forward this to someone who’s deep in spreadsheets right now, shaping their 2026 strategy before the noise begins again.

Melissa Lewis
Founder & CEO, ML Property Venture