A short lease is one of the most common reasons a flat is hard to sell. Once the term drops towards 80 years, mortgage lenders get nervous and the cost of extending climbs. This guide explains selling a house or flat with a short lease in the UK in 2026 - including exactly what the 2024 leasehold reforms have and have not yet changed - and the fastest routes to sell.
Why a short lease is a problem
A lease under about 80 years is a red flag for buyers and lenders alike. Many lenders will not offer a mortgage where the lease falls below their minimum term, which shrinks your pool of buyers to cash purchasers. And once the lease drops under 80 years, “marriage value” is added to the cost of extending it - effectively a share of the uplift in value the extension creates, paid to the freeholder.
What the 2024 reforms changed - and what they didn’t (yet)
This is where sellers are often misled. The Leasehold and Freehold Reform Act 2024 became law and was upheld by the High Court in October 2025 - but as of 2026 most of its valuation changes are not yet in force, pending further regulations. That includes the move to 990-year extensions, peppercorn ground rent, and crucially the abolition of marriage value. The one change already in force, since January 2025, is that you no longer have to wait two years after buying before starting a statutory lease extension. So in 2026, a short-lease seller still faces marriage value under 80 years.
Your routes to sell
You have three practical options. Extend the lease before selling - slow and costly, but it maximises value and widens your buyer pool to mortgage buyers. Sell to a cash buyer or investor who will take on the extension themselves - fast, at a discount. Or sell at auction, where short-lease flats are familiar stock to investor bidders. If speed matters most, see selling a house fast and cash house buyers.
Frequently asked questions
Can you sell a house with a short lease?
Yes. You can extend the lease first, sell to a cash buyer or investor who will extend it themselves, or sell at auction. Mortgage buyers are limited once the lease falls below lenders’ minimums.
Why is a lease under 80 years a problem?
Two reasons: many lenders will not lend on it, shrinking your buyer pool to cash buyers; and once under 80 years, “marriage value” is added to the cost of extending the lease.
Has the 2024 leasehold reform abolished marriage value yet?
Not as of 2026. The Act became law and was upheld in October 2025, but most valuation changes - including abolishing marriage value and 990-year extensions - are not yet in force pending regulations. You can, however, now extend without waiting two years after purchase.
What is the fastest way to sell a short-lease flat?
Selling to a cash buyer or investor, or at auction - both avoid the mortgage problem entirely and can complete quickly, at a discount that reflects the cost of extending the lease.