“For every property we put on, we tend to find about 60 leads overnight.”
Adil Ayub has been an estate agent in Bristol for more than 20 years. We meet him and his colleagues as they open shop in St Werburgh’s, in the northeast of the city.
If they advertise a property in the evening, the work is essentially done by the morning: “By the time we get in at 9am, we’re already getting the phone calls and the leads we need to catch up with.”
The problem is so bad, not all properties are advertised online. Adil has a waiting list of hundreds of people, desperate to find somewhere to live in a city that’s becoming increasingly unaffordable.
The council here says Bristol is now the most expensive city to rent in outside of London.
Many of the reasons are the same as elsewhere in the UK – a chronic housing shortage, rising costs being passed on to tenants and many landlords simply selling up as buy-to-let becomes unprofitable, squeezing rental housing stock even further.
But Adil says the attractiveness of Bristol to outsiders is also a driving problem.
Image: Adil Ayub says the waiting list for properties is huge
“In Bristol, the guys that I class as born and bred Bristolians are having to effectively move out of the city where the rents are getting so expensive,” he said.
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“In Bristol, we do have the dynamic employers and we’ve been awarded many accolades as a city, so it’s a fantastic place to actually be.
“Now we are getting talent from outside of Bristol which, often if you look at their average salaries, it is a lot higher than the guys here, so that’s one of the challenges we are finding for people – it’s very competitive at the moment.”
We join Adil’s brother, Uz, on a house viewing two streets down from the office.
We meet Ricardo Retamales and Chelcie Brewer-Retamales and their four-month-old son.
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2:26
Bristol renters face frenzied competition
The couple left Bristol a few years ago and moved to Newport, South Wales, because property was cheaper. With a new baby, they’re trying to move back to Bristol to be nearer to family.
Ricardo says finding somewhere is challenging: “We call agencies all the time, we’re scouring Rightmove and any time we call there’s genuinely no viewings available, or the property has gone before we even get a chance to look at it.
“That, coupled with the quality of property that isn’t that great either, so we are kind of in a tough place right now.”
The three-bed house they’re viewing is on the market for £2,100 per month.
“Right now, it’s one of our salaries going purely on rental. That’s not including bills or nursery when the time comes – so half of our household income is going on that,” Ricardo says.
The couple’s search comes as the Office for National Statistics says private rental prices rose by 5.5% in the 12 months to August 2023.
There has been a sharp and continuous uptick in rental costs since the end of 2021.
London has had the highest annual percentage change, with the North East and South West following.
Bristol City Council wants to try to tackle the problem – and has asked the government for new powers so it can introduce a rental cap; a limit on how much landlords can increase rents.
“There needs to be an intervention,” Bristol Mayor Marvin Rees tells me.
“The way the housing market is going at the moment is not working for ordinary people. We have a situation in which hospitals and schools – vital employees – are struggling to recruit and retain staff, it’s a city that is becoming increasingly unaffordable to live in.”
He adds: “Fundamentally you’re looking at some kind of controls over the rate of increase in rents that people are paying… it has to be part of a national approach to housing.
“In Bristol wages over the past decade have gone up 24%, rents have gone up 52%. You cannot sustain that kind of situation.”
As I walk around the streets of St Werburgh’s there are thousands of homes – but I count fewer than three to-let signs – a sign of the market, and the real struggle people are facing in this city.
Ramesh lives in fear every day. A police siren is enough to alarm him.
He’s one of up to 400,000 visa overstayers in the UK, one lawyer we spoke to believes.
It’s only an estimate because the Home Office has stopped collecting figures – which were unreliable in the first place.
Britain is being laughed at, one man told us, “because they know it’s a soft country”.
Image: ‘Ramesh’ came to the UK from India
We meet Ramesh (not his real name) at a Gurdwara, a Sikh place of worship, where he goes for food and support.
He insists he can’t return to India where he claims he was involved in political activism.
Ramesh says he came to the UK on a student visa in 2023, but it was cancelled when he failed to continue his studies after being involved in a serious accident.
He tells us he is doing cash-in-hand work for people who he knows through the community where he is living and is currently working on a house extension where he gets paid as little as £50 for nine hours labouring.
“It’s very difficult for me to live in the UK without my Indian or Pakistani community – also because there are a lot of Pakistani people who give me work in their houses for cleaning and for household things,” he adds.
‘What will become of people like us?’
Anike has lived in limbo for 12 years.
Now living in Greater Manchester, she came to the UK from Nigeria when her sister Esther was diagnosed with a brain tumour – she had a multi-entry visa but was supposed to leave after three months.
Esther had serious complications from brain surgery and says she is reliant on her sister for care.
Immigration officials are in touch with her because she has to digitally sign in every month.
Anike has had seven failed applications for leave to remain on compassionate grounds refused but is now desperate to have her status settled – afraid of the shifting public mood over migration.
“Everybody is thinking ‘what will become of people like us?'” she adds.
‘It’s a shambles’
The government can’t say with any degree of accuracy how many visa overstayers there are in Britain – no data has been collated for five-and-a-half years.
But piecing together multiple accounts from community leaders and lawyers the picture we’ve built is stark.
Immigration lawyer Harjap Singh Bhangal told us he believed there could be several hundred thousand visa overstayers currently in Britain.
He says: “At this time, there’s definitely in excess of about 200,000 people overstaying in the UK. It might even be closer to 300,000, it could even be 400,000.”
Asked what evidence he has for this he replies: “Every day I see at least one overstayer, any immigration lawyers like me see overstayers and that is the bulk of the work for immigration lawyers.
“The Home Office doesn’t have any accurate data because we don’t have exit controls. It’s a shambles. It’s an institution where every wall in the building is cracked.”
The number of those who are overstaying visas and working cash in hand is also virtually impossible to measure.
‘They know Britain is a soft country’
“They’re laughing at us because they know Britain is a soft country, where you won’t be picked up easily,” says the local man we’ve arranged to meet as part of our investigation.
We’re in Kingsbury in northwest London – an area which people say has been transformed over the past five years as post-Brexit visa opportunities opened up for people coming from South Asia.
‘Mini-Mumbai’
The man we’re talking to lives in the community and helps with events here. He doesn’t want to be identified but raises serious questions about visa abuse.
“Since the last five years, a huge amount of people have come in this country on this visiting visa, and they come with one thing in mind – to overstay and work in cash,” he says.
“This area is easy to live in because they know they can survive. It looks like as if you are walking through mini-Mumbai.”
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2:43
‘The system is more than broken’
‘It’s taxpayers who are paying’
And he claims economic migrants are regularly arriving – who’ve paid strangers to pretend they’re a friend or relative in order to obtain a visitor visa to get to Britain.
He says: “I’ve come across so many people who have come this way into this country. It’s widespread. When I talk to these people, they literally tell me, ‘Oh, someone is coming tomorrow, day after tomorrow, someone is coming’.
“Because they’re hidden they may not be claiming benefits, but they can access emergency healthcare and their children can go to school.
“And who is paying for it? It’s the taxpayers who are paying for all this,” says the man we’ve met in north London.
A Home Office spokesperson said: “We will not tolerate any abuse of our immigration system and anyone found to be breaking the rules will be liable to have enforcement action taken against them.
“In the first year of this government, we have returned 35,000 people with no right to be here – a 13% rise compared to the previous year.
“Arrests and raids for illegal working have soared to their highest levels since records began, up 63% and 51%.”
Harjap Singh Bhangal described the situation as a “shambles”.
“The Home Office doesn’t have any accurate data because we don’t have exit controls. It’s a shambles. It’s an institution where every wall in the building is cracked,” he told Sky’s Lisa Holland.
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5:05
The visa overstayers in ‘soft’ Britain
Why doesn’t the government know?
The Home Office used to gather data on visa overstayers by effectively checking a list of passport numbers associated with visas against a list of passport numbers of people leaving the UK, taken from airlines and other international travel providers.
If there was a passport number match in the arrivals and departures part of their database, that person was recorded to have left when they should have. If there wasn’t, they were a potential overstayer.
They stopped producing the figures because a combination of Brexit and COVID added complications that made the Home Office conclude they wouldn’t be able to get to a reliable number using the same method.
It’s now four and a half years since EU citizens had freedom of movement to the UK revoked, and more than three and a half years since pandemic-era travel restrictions ended.
And yet we are still waiting to see what a new method might look like.
The old method wasn’t perfect. If someone changed their passport while in the UK, for example, or if the airline or individual entered the number wrong when they were leaving, there wouldn’t be a match.
The Home Office regarded the statistics as likely overestimating the true number of overstayers, and the Office for National Statistics designated the figures as “experimental” rather than “official” statistics, meaning the conclusions should be treated with caution. But they were a reasonable best guess.
With all that in mind, between April 2016 and March 2020 upwards of 250,000 people were flagged as potential overstayers, equivalent to 63,000 per year.
That’s more than the 190,000 people who are recorded to have arrived in the UK on small boats since 2018.
It represents 3.5% of the seven million visas that expired over that period, so at least 96.5% of people left when they should.
Other Home Office data reveals that more than 13 million visas were issued between 2020 and the end of June 2025, including a record 3.4 million in 2023.
But what we don’t know is how many have expired, which means it’s difficult for us to even guess how many people might have overstayed.
The Ministry of Defence have shared a picture of the British soldier who was killed in a “tragic accident” in Ukraine, as Volodymyr Zelenskyy prepares to give Donald Trump a revised plan for peace with Russia.
The Ukrainian president said his delegation is set to hand Kyiv’s proposal to Washington in the “near future”, ahead of talks between European leaders over the plan next week.
Meanwhile, tributes have come in for Lance Corporal George Hooley, a 28-year-old paratrooper who died on Tuesday while observing Ukrainian forces testing a new defensive capability away from the frontline.
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4:28
Is Europe’s transatlantic relationship with America on life support?
The MoD said he joined the army in November 2015 and was regarded as “an exceptional soldier and an impressive junior leader with extensive operational experience”.
In a statement released through the ministry, Lance Corporal Hooley’s commanding officer said that the paratrooper had had an “incredibly bright” future in the Parachute Regiment.
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“I have no doubt that he would have continued to perform at the very front of his peer-group over the coming years,” they added.
“All members of The Parachute Regiment mourn his loss; however, our sorrow is nothing compared to that being felt by his family, our thoughts and prayers are with them at this incredibly difficult time.”
Image: Lance Corporal George Hooley with his dog Mabel. Pic: Ministry of Defence
‘If you met George Hooley, you remembered it’
The company commander added: “If you met George Hooley, you remembered it.” They said the paratrooper had a “rare gift” and was a “model of professionalism”.
Britain’s Defence Secretary John Healey said the Lance Corporal “served our country with distinction and professionalism” and was “an exceptional soldier who will be very deeply missed”.
“The tributes that have been paid to him are a testament to his exceptional attitude and ability,” Mr Healey said. “George’s tragic death reminds us of the courage and commitment with which our outstanding armed forces serve every day to protect our nation.”
Zelenskyy: Ukraine to share peace plan in ‘near future’
Mr Zelenskyy said that Ukraine was finalising a 20-point peace document to share with the United States.
“We are working very productively to guarantee future security and prevent a recurrence of Russian aggression,” he said.
But Mr Trump had accused Mr Zelenskyy of not reading the original American-backed version of the peace proposal, and in an interview with Politico on Tuesday, claimed the Ukrainian president was “using war” to avoid holding an election.
Later on Wednesday, Mr Zelenskyy said Kyiv’s peace delegation held a “productive conversation” with the US, and “discussed key issues for recovery, various mechanisms, and visions of reconstruction”.
Prime Minister Sir Keir Starmer, German Chancellor Friedrich Merz and French President Emmanuel Macron also spoke with the US president by phone on Wednesday.
In Ukraine shelling at a hospital in the occupied southern Kherson region killed three medical workers and injured two others, according to a governor installed by Russia.
And on Wednesday morning, Ukraine said its energy infrastructure had been targeted by Russian drone strikes in the southern Odesa region.