To down size or not to down size, that is the question?

Moving is a big decision and never an easy one; the house you are in has memories packed to the rafters, good and bad. The children have gone and the commitment of running a household with surplus rooms is difficult to manage and maintain. So what are the options?

Firstly, do your research; there are many things to consider.  For example, do you follow your dream of living by the coast or move near your children?  Will you miss the extra space in the house? can you maintain outside space?

Housing for older people report was written with this interesting piece of information when looking to downsizing-

“One of the main barriers for older people and pensioners wishing to sell their family home and relocate is the lack of suitable choices. In June 2015, Legal & General commissioned a report which found that when last time buyers are looking for a new home, the most common preferences are being close to family and friends (32%), being near their current neighbourhood (18%), having easy access to healthcare (16%) and being located near shops (10%).1”

In reality all of these need careful consideration as downsizing is a major upheaval and there are significant costs involved, so it’s essential to factor in before you make you move. 

Apart from the money you may have collected by selling your no longer useful house belongings, smaller living spaces are generally less expensive and incur lower monthly maintenance cost, lower mortgage or rent payments, lower energy bills and fewer items to fix around your smaller accommodation.  It’s no secret that the housing costs take up a huge chunk off your disposable income and any way to decrease these expenses will let you have more breathing room when managing your finances.

This is also a good time to get rid of any unwanted furniture or lots of household items that is no longer required, what needs to be considered will it fit into your new planned abode?  All these items can be either given to charity or if they are in relatively good condition sold to provide welcome cash welcome cash injection to help offset the cost of the move.      

You’ll not only have to pay estate agency costs for selling your home, but you’ll also have to pay stamp duty on your new home, as well as covering removal costs and legal fees.  These costs, combined with the stress of a move, can be too much for many people, who may want to consider alternatives to downsizing to free up funds from their property. 

The easiest way of getting the most up-to-date information that you need about moving home is to consult a respected, local professional. 

In essence, downsizing doesn’t have to be a hassle or a traumatic experience and parting with the things you own can definitely be emotional, but try to think about the life you’ll get in exchange for the things you’re giving away, I believe the term is ‘Less is more!’

If you’re moving into a smaller accommodation in the area you’ve always wanted, try to make sure that the new life is as happy as possible.  If you’re downsizing because you need to save money, think about the money you’ll save and all the money you have received from selling unwanted goods, use it as an incentive to never get stuck in a tricky financial position again.  Whatever your reasons are, attitude matters and the more positive you can make the process, the smoother it will go.

1)      Communities and Local Government (CLG) Committee inquiry - Housing for older people Written submission from NAEA Propertymark March 2017

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If you are looking for an agent with experience that can help you find the right tenant for your property, then contact me to find out how we can get the best out of your investment property. Email me on chris@ashmoreresidential.com or give me a call on 020 7435 0420. Pop in for a chat – we are based at Ashmore Residential, 5 Netherby Gardens Enfield EN2 7PA. There is plenty of parking and the kettle is always on.

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Hampstead Property Market – Quarterly Update

It’s been an interesting and challenging year for both landlords and vendors. Speaking with several landlords in the local area, many have expressed concerns about their tenants’ ability to pay and balancing that with the need to have the rental income at least rise with the rate of inflation. In previous years, rents were rising above inflation, though wages over the past 12 months have not kept up with inflation which has risen to 2.9%.

In the peak season of the local rental market (between June and September) the rents tenants have paid are the same as in 2016 and that is for properties that have been well maintained, offered in good overall condition. Over the past year, rents in the Hampstead area have fallen in real terms by an average of 5.5% at the lower and middle end of the market. At the upper end, that is primarily geared towards the corporate sector, has been far more precarious with falls exceeding 10%. Crucially, we have seen tenants looking at other locations outside of the Capital for reasons of affordability, and that, in part, has also brought about the increase in supply, leaving Londoners more choice.

Hampstead landlords have naturally been a little nervous about the downward trend as there is also the crucial element of what has been happening to Capital values, which is of interest to all property owners in the area. Over the past 6 months, the evidence from the Land Registry for recorded transactions indicates that average property values (for all property) in the Hampstead area have fallen from £1,603,188 to £1,377,580. In monetary terms, that is £225,608 or 14%.

We have to also take into account the seasonality of the property market, with the majority of these sales having been agreed in the spring and completing in the summer months.

Since the beginning of the year we have seen an increase in supply of 15% in total number of properties available to 715, this has slowed house price growth. If you are considering selling your home, it’s important to remember that your property is on the market in competition with – not in isolation to all the other homes on the market- therefore correct pricing is essential. In this information age society that we live in, everyone has access to every property on the market and will naturally compare your home with similar ones.

In the medium term, I maintain the view that the Hampstead property prices will stabilise and gradually recover. Despite the increased choice for buyers, if we go back a few years to the recession of 2008/2009, the availability of housing in the area is far less today than it was then. In 2008 for example, there were 1163 properties offered for sale in comparison to the 715 currently available. The falling supply of homes over recent years will help to keep prices relatively high over the medium to long term.

So what has brought about this trend?  There are a number of variables in the equation; firstly, fewer people are moving home as frequently, which means less property for sale. Secondly, Hampstead, like most areas, has a good proportion of buy to let property. Landlords tend to hold their investments, selling far less often than owner occupiers, removing property from the market altogether.

The next issue is the cost of moving, the revisions in Stamp Duty have made it far more expensive than before adding to the constraints of buying a home. We are also living much longer nowadays, therefore owner occupiers are much older and will move less often, especially as they reach pensionable age. Following on from that, Governments (past and present) ill thought out Housing Policies mean that we are about 50% down on the number of new homes that need to be built to address the supply/demand imbalance. We need around 250,000 built per year; current figures show a paltry 130,000 or so. Last, but not least, the mortgage rules introduced back in 2014 mean that lending criteria is far more stringent, limiting the level of borrowing a person can take on. 

This in particular, has had a significant impact on the Hampstead property market when you consider that the average house price for a terraced/semi detached home is nearly 5 times the London average.

To put all this into perspective, Hampstead homeowners who aren’t planning to sell, the downward trend in prices is what we see on paper and is a cycle of the current market. To those who are committed to selling, they are also buyers, therefore, even if you don’t achieve as much as you may like for your home, the one that you are buying won’t be as much.  

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If you are looking for an agent with experience that can help you find the right tenant for your property, then contact me to find out how we can get the best out of your investment property. Email me on chris@ashmoreresidential.com or give me a call on 020 7435 0420. Pop in for a chat – we are based at Ashmore Residential, Suite 7, 25-27 Heath Street, London, NW3 6TR. There is plenty of parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Hampstead Property News.

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