Tag Archives: real estate
Prime property sales outside of London benefits from ripple effect
The number of properties in England and Wales which are worth £1 million or more and located outside of London has increased by 38% over the last year, new research shows. Using sales data from the Land Registry and price performance at a local authority level over the year to September 2014, real estate firm Knight Frank has identified the areas where the largest number of property millionaires have been created over the last 12 months. The biggest growth, in terms of households, has been in markets on the outskirts of the capital such as Elmbridge, Guildford and Windsor and Maidenhead. These markets have been the biggest beneficiaries of price growth rippling out from central London, while rising demand for family homes from both Londoners looking to move out of the capital and buyers wishing to trade up in the local area has helped to boost property values. The UK’s economic resurgence over the last year, which has played its part in boosting buyer’s confidence, together with increased activity in the mainstream property market have also been factors, the report suggests.. The data also shows that the number of properties sold for £1 million or more outside of London during the first six months of 2014 was 44% higher than the corresponding period last year. Overall country house prices have risen in value by 5.6% since the market low in 2009 and currently sit 16% below the previous peak. In contrast, in prime central London prices have grown by 74% and are 32% above their previous peak, making the country good value for those wishing to trade up and out. In the Midlands and Wales the number of £1 million plus sales over the year to June 2014 rose by 78% year on year, while in the north, where the housing market recovery since the downturn has been slowest, the number of sales in this sector was 24% higher compared to the previous year. However, in terms of the number of sales, the bulk of prime activity during the first half of 2014 was concentrated on southern England and the Home Counties with the majority located around the transport corridors of the M3, M4 and the M40. These markets benefit from their proximity to London and excellent transport links back to the capital, good schools and local amenities. Agents report that demand has been bolstered by an increase in the number of buyers looking to take advantage of the gap between urban and rural values, particularly those moving from London. Prime prices in the country look good value on a historical basis having experienced several years of static or modest growth since the end of the financial crisis. But while the number of property millionaires in England and Wales may be rising, it is worth noting that the number of homes worth over a million pounds outside of London still only accounts for less than 1% of the total housing stock. ‘These increases confirm the long held belief that property in the… Continue reading
Political uncertainty over 2015 election hits central London prime property market
Demand in the prime central London residential property market has become more restrained against a backdrop of heightened uncertainty due to next year’s general election, according to a new analysis. Prices in this sector fell by 0.2% in November, which was the first drop since October 2010 and meant annual growth eased to 6.1%, the report from real estate firm Knight Frank shows. Discounting a minor dip in the second half of 2010 due to concerns over the euro zone, November marked the end of a run of growth that lasted five and a half years, during which time prices have increased by 73%. According to Tom Bill, Knight Frank’s head of London residential research, it is difficult to rank individual reasons for the decline in order of importance, but anecdotally they appear to include the looming UK general election, the proposals for a mansion tax and the impact of capital gains tax reform for non-residents. ‘The conclusion must be that prices have softened in prime central London due to the magnitude of the cumulative uncertainty rather than the quantifiable extent of the risks. However, short term or domestic risks don’t obscure London’s wider appeal,’ he said. ‘Whatever happens in 2015, for example, London will retain a competitive advantage versus New York, where residents are taxed on their global income. Neither should buyers overlook the long-term potential for price performance of prime central London property which, as the graph above shows, has been exceptionally strong through past elections,’ he added. The report also shows that price declines in November included a 2.3% fall in Notting Hill, due to weaker demand in the £5 million to £10 million price bracket, a family house market that is more reliant on domestic demand than other areas of central London. Elsewhere, prices in South Kensington fell 1.2%. Bill explained that although more buyers are adopting a wait and see approach to pricing, the most in-demand and well-priced properties are selling quickly. There were declines of less than 1% in Kensington, Islington and Marylebone, while prices were flat in the three golden postcodes of Belgravia, Knightsbridge and Mayfair. Continue reading
Annual rate of UK property price growth down for third month in a row
UK house prices increased by 0.3% in October but the annual pace of growth has slowed to 9%, according to the latest index from the Nationwide Building Society. It is the third month in a row when annual growth had moderated and according to Robert Gardner, Nationwide’s chief economist, housing market activity levels have remained relatively weak in recent months. He pointed out that the number of mortgages approved for house purchase in September was almost 20% below the level prevailing at the start of the year and 27% below the long term average. Similarly, housing market turnover rates are well below long term averages. For example, the number of mortgage transactions is currently equal to around 4% of the housing stock, well below the long run average of 6%. ‘There is something of a disconnection between the slowdown in the housing market in recent months and broader economic indicators, which have remained relatively upbeat. While cooling in the London market is a part of the story, this is unlikely to be main explanation for the slowdown,’ he said, adding that in the third quarter of the year 10 of the 13 UK regions saw the pace of annual price growth slow and two regions saw quarterly price declines. This comes against a background where the labour market has continued to improve, with employment rising strongly and the unemployment rate falling sharply in recent months. Moreover, indicators of consumer sentiment remain elevated, where healthy rates of retail sales growth and new car registrations also suggest that households are feeling more confident. ‘Affordability does not appear overly stretched, at least at the UK level, with first time buyers continuing to represent an unusually high proportion of mortgage activity and with typical mortgage payments as a share of average income close to the long run average,’ Gardner explained. ‘Historically low mortgage rates have helped to mitigate against the fact that house prices have been outstripping income growth. Forward looking indicators, such as new buyer enquiries point to further softness in the near term,’ he said. ‘However, if the economy and the labour market remain in good shape and mortgage rates do not rise sharply, activity is likely to pick up in the quarters ahead,’ Gardner added. According to Graham Davidson, managing director of Sequre Property Investment, the moderation has been felt most acutely in London where the rate of growth is beginning to slow thanks largely to more stringent lending criteria. ‘Another factor is a slowing in demand as many begin to look at property outside the capital due to its extortionate prices. The region is, however, still leading the way in terms of growth and house price rises,’ he said. ‘There is certainly an element of seasonality behind this slow down, but we feel that this decrease in the rate of growth could signal the start of a slowing property market. The impact of the Mortgage Market Review (MMR) should not be underestimated. As Nationwide reports, the… Continue reading
