Editor's note: This brief was summarised by The Property AI Team from a report by Property118. Read the original article for full details.
Two thirds of landlords over 75 cite age as a reason to sell, yet oldest stand still
Age is one of the strongest forces shaping landlords' plans, according to Property118's Q3 2026 Landlord Sentiment Survey. The survey ran from 1 to 8 October 2026, with 1,654 landlords taking part and 1,472 completing every page. It found that 68.6% of landlords aged 75 or over said their own age, retirement or health is a factor in deciding whether to sell (base 191), as did 58.7% of those aged 65 to 74 (base 487).
Age as a reason to sell rises with age
The share citing their own age, retirement or health as a reason to sell rises steadily with age: from 24.5% of landlords aged 45 to 54 (base 188), to 38.9% of those aged 55 to 64 (base 517), 58.7% of those aged 65 to 74 (base 487) and 68.6% of those aged 75 or over (base 191). The same pattern holds for buying. Age, retirement or health weighs on decisions about whether to buy more property for 61.2% of 65 to 74 year olds (base 466) and 71.6% of the over-75s (base 183). Across the whole survey, almost half of landlords (46.5%, base 1,474) cite age, retirement or health as a factor in selling.
The 65 to 74 exit: a third fewer homes than at their peak
Comparing the largest number of rental properties landlords have ever owned at one time with what they own now shows where the exit is already happening. Two thirds (66.9%) of landlords aged 65 to 74 now own fewer properties than at their peak (base 465), and more than a quarter (28.6%) are down to half or less. Taken together, this age group owns 35.7% fewer properties than the combined total at each landlord's peak. For landlords aged 55 to 64 the shortfall is 23.5% (base 489), and for those aged 45 to 54 it is 18.1% (base 185).
This is also the age group selling most actively now. Plans: 72.8% of 65 to 74 year olds expect to sell some or all of their portfolio over the next three years (base 493), the highest of any age group. Recent sales: 36.2% sold at least one rental property in the last 12 months (base 489). The last two years: 45.8% say their portfolio has shrunk because they have been selling (base 489), against 37.1% of all respondents.
The oldest landlords are the most likely to stand still
The over-75s break the pattern. Although they are the most likely to cite age as a reason to sell, they are the least active sellers of the older age groups. Over a third (34.0%) of landlords aged 75 or over expect to keep their portfolio as it is over the next three years (base 194), against 24.1% of those aged 65 to 74 (base 493) and 26.6% of those aged 55 to 64 (base 523). They are less likely to have sold in the past year (26.8%, base not stated in source).
Source: Property118