I wish to purchase a home close to Heathrow’s enlargement, can I haggle more cash off?

Having recently started a new job in the area, I am considering buying a house close to Heathrow Airport. However, it would be heavily affected by the third runway expansion plans.

It’s a three-bedroom bedroom semi-detached house listed for £510,000 and it went on the market before the plans were announced by Rachel Reeves.

It doesn’t seem to be that cheap, can I negotiate more money off – what is the best way to do this?

Jane Denton, of This is Money, replies: For many, the idea of buying a property near Heathrow and under the flightpath would be a nightmare. 

However, you told me that your current commute is hellish and you already have a few family members living in the area surrounding Heathrow. 

Last month, Rachel Reeves backed plans for a third runway at Heathrow. In a speech to business leaders, Reeves said the expansion would ‘make Britain the world’s best connected place to do business.’ 

Reeves said she wanted the planning application to be ‘signed off’ before the next election and ‘spades in the ground’ in the current Parliament. She wants planes to be using the third runway by 2035.

Earlier this month, Heathrow said it would submit proposals for a third runway ‘by the summer’.  

However, some, including Sadiq Khan, are vehemently opposed to the idea. Established in 2014, Stop Heathrow Expansion is a residents-led campaign organisation opposing any expansion of Heathrow, including a third runway.

The cost and disruption involved in the proposed expansion would be substantial. The cost, put at £14billion a decade or so ago, will have invariably increased.

Homes would have to be destroyed, motorways would need to be rerouted and tunnels would have to be built. 

Residents in locations like Sipson, Harmondsworth and Harlington have been living with the uncertainty of what is or isn’t happening at Heathrow for many years. 

So, even though you’ve got a new job in the area, buying a home near Heathrow is not a decision to be taken likely. In the future, there is a risk a compulsory purchase order could be on the cards. 

Write down a pros and cons list for buying a home in the area. If you are determined to buy the property, make sure you negotiate. Have a look at sold prices in the area online to give you an idea of what sort of offer to make. 

Buying a home near Heathrow in the current climate is far from risk-free, so you need to be prepared. I have asked two property experts for their take on your question. 

Claire Whisker, a director at First In The Door, says: It’s very likely there will be room for negotiation.

However, you should pause for a moment and consider very carefully the full impact of the runway expansion plans before rushing to get a deal negotiated.

You mention that the house is ‘close’ to Heathrow. As buying agents, we would look to understand exactly how the third runway expansion plans will affect the property in question. 

It’s not only the noise and environmental impact of the additional 700-plus daily flights that need to be considered, but also how seven to 10 years of construction could affect the area you are looking to buy in and also how the area could change due to the expansion. 

If this goes ahead, some villages will completely disappear, while others will see hundreds of homes subject to compulsory purchase orders. 

Villages near Heathrow may lose other community hubs like primary schools and leisure facilities. 

You need to be sure that the area you are looking to buy will not be adversely affected by the proposed expansion.

It is also worth considering how long you anticipate living in the property. Would this be a forever home or a stop-gap for a few years? 

You will need to contemplate the possible difficulties of selling a property so close to Heathrow once plans have been firmed up and construction begins. 

If you have done your research, are certain that the area and property that you are looking at will be minimally affected, are confident that you could live happily with being on the flight path with increased daily air traffic and pollution, and see this as a long-term purchase, then yes, you would be in a position to negotiate. 

You mention that the house was on the market prior to Rachel Reeves’ support for the third runway. Most properties in any affected area will have already seen some price adjustments to reflect the possible expansion plans. 

That said,  the government’s announcement brings plans one step closer and has already had an impact on the market. 

Agents have reported a surge in properties coming to the market since the government announced its support. This flood of properties means buyers have more choice and more bargaining power. 

The best way to negotiate is to do your homework! Research sold prices in the area, look at the competition on the market, understand what the seller is looking for and present yourself in the strongest possible light. Don’t be afraid to be bold. 

If once you’ve done your research, you feel that a reduction of 5 per cent is reasonable, go in at 10 per cent and work towards an agreeable price. 

Liam Gretton, owner of Liam Gretton Bespoke Estate Agent, on Wirral Peninsula, says: Buying a home near Heathrow is a significant decision to make and the planned third runway expansion adds another layer of complexity and due diligence. 

While major infrastructure projects like this can sometimes boost property values, this one is likely to bring an increased level of noise, pollution and local disruption, making a negotiation plan essential. 

The three-bedroom semi-detached house you’re considering was listed before the government’s commitment to the expansion. This means its price may not reflect the impact of the project. 

You need to determine whether the marketing price or agreed purchase price aligns with current market conditions.

Infrastructure changes can create uncertainty, which in turn can impact demand and prices. 

To strengthen your research and potential to renegotiate, look at recent sales for similar properties. Also see if you can check similar homes under offer or withdrawn before and after the announcements by Rachel Reeves. If comparable properties have dropped in price or are lingering on the market, you can use this as leverage. 

Properties near major construction projects can often see a short-term dip in value, especially when key details are uncertain. 

Some buyers take advantage of this, expecting prices to rebound once plans are finalised. However, permanent noise increases and disruption could limit future appreciation. If you plan to sell within the next five or 10 years, weigh the risk carefully. 

Since the seller listed the property for sale before the runway announcement, they may not have factored in its impact. This could work in your favour if the home has been on the market for a while. If other similar homes have reduced their prices, you can potentially use this as a negotiation point. 

Rather than making a random low ball offer, you need to back it up with reasoning, reference your research and the local pricing structure since the announcement.      

Pull on the emotional strings as well and highlight the downsides such as noise, disruption and uncertainty. 

A reasonable starting point might be a five or 10 per cent purchase adjustment, bringing the price closer to £475,000  to £500,000, depending on buyer demand.

If the home is directly affected, check whether compensation schemes are available. However, these can take years to finalise and may not fully offset any inconvenience. Understanding this can help justify a lower offer. 

This purchase requires careful negotiation, balancing the potential discount with the long-term impact of the runway expansion. 

If you’re comfortable with some uncertainty, you could secure a good deal. However, if noise and disruption outweigh the benefits, you may want to consider properties just outside the affected zone.

However, ultimately it all comes down to one important question. Do you see yourself calling this property home?