The majority of homeowners in England remain unconcerned about a stamp duty holiday deadline dip in house prices, although a third would be deterred from selling should one materialise. That’s according to research from the homebuying platform, YesHomebuyers, who found that 83% were unphased about a potential cool in house
Despite a four year delay, the latest research by London lettings and estate agent, Benham and Reeves, has found that house prices surrounding Crossrail stations are still largely outperforming the wider areas in which they are located. Last week, a ‘crucial milestone’ was reached as testing began on the long-awaited
Once again, the housing market has shown strong, positive growth signs, with the average UK house prices increasing by a further 7.9% in the 12 months building up to this January, signalling a notable increase on the 12 months up to last December, recorded at 6.7%. Additionally, in the index
The majority of homeowners in England remain unconcerned about a stamp duty holiday deadline dip in house prices, although a third would be deterred from selling should one materialise. That’s according to research from the homebuying platform, YesHomebuyers, who found that 83% were unphased about a potential cool in house prices now the initial stamp duty deadline is about to expire. When asked the same question with regard to the second and final deadline expiring in September, 82% remained unconcerned about a potential market cliff edge causing house prices to tumble, with just 4% stating they were very concerned. Yes Homebuyers then asked if a dip in property prices would deter homeowners from selling, with 32% stating it would, although again, 68% would still hit the market regardless. However, it may be the cyclical nature of the property market that is helping boost homeowner confidence in the face of a potential house price slump. 87% stated they had no plans to sell within the next two years, meaning any house price decline caused by the end of the stamp duty holiday is likely to have come and gone. Just 7% plan to sell within two years, although 6% do have plans to sell within the next year. Matthew Cooper, Founder & Managing Director of Yes Homebuyers, commented: “There’s a very real chance that a house price dip is on its way once the stamp duty holiday fully expires. Having spurred an unprecedented level of buyer demand for such a sustained period of time, it’s only natural that this artificially manufactured, house price boom bubble is going to burst once the stimulus is removed. It has caused such concerns that the government has tried to soften the blow, not only by extending the stamp duty holiday itself but by implementing a staggered deadline to minimise the immediate impact on the market. The good news is that many homeowners remain unconcerned, no doubt due to investing with a long term view rather than on a profit and loss basis. With many also having little intention of selling anytime soon, the chances are that any market decline may have been corrected by the time they do. However, those with plans to sell within the next six months may want to do so sooner, rather than later, in order to achieve current market values. That said, with sizable delays also plaguing the market, the best chance to complete before a house price dip is to consider alternative options to sell your house fast.” Survey of 1,080 homeowners in England carried out by Yes Homebuyers via consumer research platform Find Out Now (25th June 2021). How concerned are you with the value of your home falling when the first stamp duty deadline expires? Answer Respondents Not concerned at all 83% Somewhat concerned 14% Very concerned 3% How concerned are you with the value of your home falling when the second stamp duty deadline expires? Answer Respondents Not concerned at all 82% Somewhat concerned 14% Very concerned 4% Would a dip in property values deter you from selling? Answer Respondents No 68% Yes 32% Do you intend to sell your home in the next: – Answer Respondents I don’t intend to sell in the next 2 years 87% 24 months 7% 3 months 2% 12 months 2% 6 months 1%
Despite a four year delay, the latest research by London lettings and estate agent, Benham and Reeves, has found that house prices surrounding Crossrail stations are still largely outperforming the wider areas in which they are located. Last week, a ‘crucial milestone’ was reached as testing began on the long-awaited Crossrail route and the research by Benham and Reeves shows that, on average, property values in postcodes home to a Crossrail station sit 17% higher than the wider area. Current Crossrail Property Price Premiums Current property prices in postcodes due to benefit from a Crossrail station currently average £572,686, 17% higher compared to the average £490,429 across the wider districts in which they are found. Tottenham Court Road is home to the highest Crossrail boost, with property prices in the W1 postcode currently averaging just shy of £2m, 140% higher than the wider borough of Camden (£822,936). Bond Street (97%), Liverpool Street (55%), Twyford (40%), Gidea Park (32%), Iver (27%), Whitechapel (26%), West Ealing (22%), Shenfield (21%) and Canary Wharf (17%) are also home to some of the largest Crossrail property price premiums. Crossrail Property Price Growth Since Crossrail was approved in July 2008, property values in postcodes due to benefit from a station have climbed by 65% on average, far higher than the 39% seen across the UK. Crossrail stations within London have seen prices increase at an even greater rate, up 71% since 2008, although this rate of growth sits at the same level as London as a whole. Tottenham Court Road and Bond Street have, again, seen the biggest boost with values in the W1 postcode climbing by 172%. Woolwich has also seen a notable jump with property prices up 122%, along with West Ealing (97%), Twyford (92%) and Maryland and Stratford (89%). However, the research by Benham and Reeves shows that in addition to Crossrail station house prices sitting 17% higher than their wider areas today, this premium has also increased from 14% since it was first approved. This boost in Crossrail house prices is even more substantial across some stations. In 2008, property prices in Tottenham Court Road’s W1 postcode were 39% higher than the wider area of Camden. However, today this premium sits at 140%, a 101% increase in the price premium paid for Crossrail properties. Crossrail also seems to be reversing negative price trends found around stations due to benefit. In Woolwich, for example, the average house price in the Crossrail postcode of SE18 was £181,022 in 2008, -23% lower than the wider borough of Greenwich (£233,729). Today, the average price in the postcode has increased to £401,326 and while it remains lower than the average for Greenwich as a whole (£421,221), this gap has closed to just -5%. In other areas, Crossrail house prices have seen a complete turnaround. In 2008, the average property price in the IG postcode (£254,328), home to the Goodmayes and Seven Kings Crossrail stations, came in -6% below the wider borough of Redbridge (£271,019). Today, the postcode is home to an average property price of £478,831, 5% higher than the average of £456,098 seen across Redbridge as a whole – an 11% swing on the premium paid for homes close to the Crossrail station. Director of Benham and Reeves, Marc von Grundherr, commented: “Despite the ongoing and extensive delays, Crossrail remains one of the most eagerly anticipated developments to the London landscape in recent times. It’s set to transform the way we traverse the capital by train and will substantially shorten journey times for both Londoners, and those commuting from further afield. So it’s hardly surprising that despite its late arrival, many areas due to benefit continue to see a substantial rate of property price growth, with homes surrounding a Crossrail station also commanding a notable premium when compared to the wider area in which they are located. This strong market performance also comes against a backdrop of Covid uncertainty which has seen London underperform to some extent when compared to other regions of the UK. However, the capital has started to regain momentum with many now returning to work as lockdown restrictions are eased and so we expect to see house prices along the Crossrail route continue to climb as its launch approaches.” Table shows the top 10 Crossrail stations with the largest property price premium when compared to the wider area CrossRail Station Outcode Average Crossrail Postcode Property Price Wider area Average Property Price Difference (%) Tottenham Court Road W1 £1,972,185 Camden £822,936 140% Bond Street W1 £1,972,185 City of Westminster £1,000,560 97% Liverpool Street EC2 £1,046,782 City of London £675,309 55% Twyford RG10 £581,908 Wokingham £416,164 40% Gidea Park RM2 £500,367 Havering £378,213 32% Iver SL0 £534,069 Buckinghamshire £419,428 27% Whitechapel E1 £574,017 Tower Hamlets £455,633 26% West Ealing W13 £634,733 Ealing £520,674 22% Shenfield CM15 £538,243 Brentwood £445,723 21% Canary Wharf E14 £533,976 Tower Hamlets £455,633 17% Average £572,686 Average £490,429 17% Table shows the top 10 largest increases in Crossrail house prices since the scheme was approved in July 2008 CrossRail Station Outcode Average Crossrail Property Price – July 2008 Current Average Crossrail Property Price Change % Tottenham Court Road/Bond Street W1 £725,603 £1,972,185 172% Woolwich SE18 £181,022 £401,326 122% West Ealing W13 £322,644 £634,733 97% Twyford RG10 £303,248 £581,908 92% Maryland/Stratford E15 £232,879 £439,325 89% Goodmayes/Seven Kings IG3 £254,328 £478,831 88% Abbey Wood SE2 £196,698 £368,266 87% Forest Gate E7 £234,723 £437,470 86% Manor Park E12 £222,916 £401,192 80% Romford RM1 £199,635 £354,024 77% Average (All Crossrail Stations) £322,981 £534,284 65% Average (London Crossrail Stations) £329,637 £564,046 71% Average UK House Price £290,261 £496,269 39% Average London House Price £179,845 £250,341 71% Table shows the top 10 Crossrail stations to see the biggest change in property price difference vs the wider area between 2008 and now CrossRail Station Outcode Wider area Crossrail property price vs wider area 2008 Crossrail property price vs wider area 2021 Change in Crossrail price
Once again, the housing market has shown strong, positive growth signs, with the average UK house prices increasing by a further 7.9% in the 12 months building up to this January, signalling a notable increase on the 12 months up to last December, recorded at 6.7%. Additionally, in the index provided by the Office of National Statistics, it has also been shown that prices actually increased by some 8.6% in England, in Scotland 0.1%, 0.8% in Northern Ireland and a fall of 0.3% in Wales. With the average house price rising to circa £292,000, it is clear that the demand of housing, and also the investment potential within housing is still on the rise as we slowly break out of the recessionary periods. As to the pockets of England in which the growth has been most evident, a yearly increase of approximately 11.7% has been seen in the South East, with growth of approximately 10.8% in London and 9.8% in the East of England. Excluding the hotspots of London and the South East however, the average rise in prices has still been cited as 5.1% in the 12 months up to January, with an actual increase of approximately 0.9% between December and January – a notable increase in what is considered to be a relatively small period of time. Whilst the figures, as aforementioned due signal a very strongly performing housing market as a whole, industry experts have highlighted the density of change seen in certain geographic pockets; in effect ,this meaning that, whilst progress is being seen in the housing market, the degree reported may show slightly skewed figures from what can Is represented in many geographic areas around the UK. Most specifically, the lack of geographic spread in progress can be seen most aptly in the areas of Wales, Scotland and Northern Ireland where, while certainly not performing altogether badly, have not shown a great deal of progress or change as a whole.
