Oudini Estates Ltd

3 Bedroom Apartment, London £995.00

Mon, 06 May 2024 11:24:37 GMT

This spacious interior designed three bedroom apartment is set within a modern block in the sought after Paddington Basin in W2.

0 Bedroom Apartment, London £600.00

Fri, 17 May 2024 08:14:37 GMT

A well proportioned studio apartment on the sixth floor of this beautiful red brick building, situated in the heart of London`s fashionable Mayfair, neighbouring the famous Berkeley Square.

1 Bedroom Apartment, London £740.00

Fri, 17 May 2024 08:24:05 GMT

Set over 448 Sq. Ft this 1 bedroom apartment comprises of a large double bedroom, modern fitted bathroom, spacious reception room with rear facing views over Hay`s Mews and a unique kitchenette.

1 Bedroom Apartment, London £740.00

Fri, 17 May 2024 08:28:02 GMT

*** VIDEO VIEWING AVAILABLE***
Set over 421 sq ft, this 1 bedroom apartment comprises of a large double bedroom with large amounts of storage space, modern fitted bathroom, spacious reception room with rear facing views over Hay`s Mews and a unique kitchenette.

2 Bedroom Apartment, London £1,050.00

Fri, 17 May 2024 08:36:04 GMT

This large,(89 sq. meter) bright and spacious two bedroom apartment is on the seventh (Top) floor and is located in the heart of Victoria and close to St. James Park.

2 Bedroom Apartment, London £1,095.00

Fri, 17 May 2024 08:38:59 GMT

Oudini Estates is pleased to offer this large two bedroom, two bathroom apartment situated on the 6th floor, located in Westminster, St James Park

2 Bedroom Apartment, London £990.00

Fri, 17 May 2024 08:45:00 GMT

An impressive interior designed 886 Sq Ft two-bedroom, two-bathroom apartment located in Thornes House forming part of The Residence Collection in Nine Elms on London`s iconic South Bank.

2 Bedroom Apartment, London £1,025.00

Fri, 17 May 2024 08:47:47 GMT

An impressive interior designed 770 Sq Ft two-bedroom, two-bathroom apartment located in Thornes House forming part of The Residence Collection in Nine Elms on London`s iconic South Bank.

2 Bedroom Apartment, London £1,118.00

Fri, 17 May 2024 08:51:57 GMT

An impressive interior designed 902 Sq Ft two-bedroom, two-bathroom apartment located in Thornes House forming part of The Residence Collection in Nine Elms on London`s iconic South Bank.

1 Bedroom Apartment, London £1,050.00

Mon, 29 Sep 2025 11:42:00 GMT

*** VIDEO VIEWING AVAILABLE***
Oudini Estates are delighted to offer a luxuriously designed property arranged as a one bedroom apartment set within Marconi House. Situated on one of London`s most exemplary historic addresses, The Strand WC2.

The Marylebone Property Market - what does the last 10 years show us?!

Mon, 30 Nov 2015 12:00:00 GMT

In the last 10 years, there has been a total of 1,773 properties sold, where the vast majority of this figure is made up of flats (1,597), followed by 139 Terraced properties, 21 semi-detached and lastly 4 detached properties. Now let`s get to the business side... I undertook some research, on the request of a few Marylebone landlords and I will share these findings not only with them, but also with my valued blog readers. During this 10 year time frame, the average price paid for a property in Marylebone was £877,975, whereas the current average value now stands at £1,430,066 - a high capital growth of 49%! If we examine this even further and go back 20 years, we can see an absolutely massive capital growth of 190%! The Marylebone property market is certainly booming and is definitely a great long term investment; how lovely would it be to just plant some money, come back after a period of time and see your money grow - well this is the reality! Marylebone could be your very own money tree. In the last 10 years, there has been a total of 1,773 properties sold, where the vast majority of this figure is made up of flats (1,597), followed by 139 Terraced properties, 21 semi-detached and lastly 4 detached properties. Now let`s get to the business side... we undertook some research, on the request of a few Marylebone landlords and we will share these findings not only with them, but also with my valued readers. During this 10 year time frame, the average price paid for a property in Marylebone was £877,975, whereas the current average value now stands at £1,430,066 - a high capital growth of 49%! If we examine this even further and go back 20 years, we can see an absolutely massive capital growth of 190%! The Marylebone property market is certainly booming and is definitely a great long term investment; how lovely would it be to just plant some money, come back after a period of time and see your money grow - well this is the reality! Marylebone could be your very own money tree. Now that we have seen the reap of long-term benefits, let`s also take a look at rental yield and the annual profits that can be generated, should you decide to invest in the Marylebone property market. The current average `asking rent` is £3,947 for 2 bedroom properties and £2,612 for 1 bedroom properties. When we compare these achievable rental figures to the current average values of a Marylebone property, where it is £887,048 for a 1 bedroom, we obtain a rental yield of 3.53%. However, surprisingly when we calculate the rental yield of a averagely valued 2 bedroom property (£1,524,887), we actually see a slightly less annual yield, in the region of 3.10% (a difference of around 14%). Nonetheless, ths is based on the entire Marylebone area and the rental yield differentiates between streets, with respect to 1 and 2 bedroom properties. But at the same time, one street which produces more rental yield than its neighbour, may not produce as much capital growth in the long term. we will be discussing these critical topics as well as magnifying the Marylebone area on a smaller scale, in our next article... so make sure you tune in! If you would like any advice on Buying to Let, feel free to give us a call or send us an email.

Where to invest?! - York Street vs Weymouth Street... The battle is on!!

Mon, 07 Dec 2015 12:00:00 GMT

On my way back from work the other day, we received a call from a most enthusiastic, potential landlord! He`s looking to purchase his first Buy to Let property and requested some guidance, as he is a frequent reader of our articles and understands that we specialise in the Marylebone area. His biggest concern derived from, making the choice between York Street and the more prestigious Weymouth Street, in the interests of a 2 bedroom property. we promised that we would look into this predicament for him and subsequently this is where my findings brought us. .. Since 2005, with regards to 2 bedrooms, seven properties in Weymouth Street have been sold and changed hands, achieving an average sale price of £715,822. When we compare this average to the current average valuation of these matching properties, we get a figure of £1,049,714 - 38% capital growth. In comparison, during the same 10 year period, five 2 bedroom properties in York Street have been put on the market and been subsequently sold for an average of £504,200. When we turn our attention to these same properties in today`s market we find that this average price has increased to £853,400 - a 53% capital growth! As a result, we see here that it is in fact York Street, where long term investment is producing the most return. Nonetheless, we must remember that property value should not be our sole consideration, especially with Buy to Let properties, where rental yield is also of great significance. When we compare Weymouth Street against York Street, in terms of rental yield, the tables are turned and Weymouth Street slightly edges it. The average rental value of a 2 bedroom property on Weymouth Street is £3907 (pcm) which achieves a rental yield of 4.46%. Comparatively, York Street`s average rental value is £2740 (pcm) which allows for a 3.85% rental yield. This is a difference of 15 percent! Thus we see that, where one street (York Street) produces more capital growth in the long term than its neighbour (Weymouth Street), the same neighbour may outperform their rivals in the short term, where the annual rental yield is higher. When evaluating a potential investment, my advice to you is to look at both of these critical indicators, with respect to the area or street you wish to invest in; the one which finds a balance of both (rental yield and capital growth), is usually the property you should be investing in! As always, if you require any advice on the Marylebone property market, feel free to contact us.

What to look for in Marylebone... Why invest here?!

Mon, 14 Dec 2015 11:59:59 GMT

Marylebone has become one of the top locations to invest in, where demand is very high for this central London area. It has a real community feeling, where the majority of the residents reside in flats, closely neighbouring one another and walk to work, whilst spending in their local shops. Decorated with boutiques, numerous side-streets of independent shops as well as offering splendid outlets to enjoy a mouth-watering meal; Marylebone really does emit a Continental, European city feeling. Marylebone also provides an undisputed excellence of healthcare providers, with a number of hospitals including: Weymouth street hospital, King Edward`s hospital, Portland Hospital and the world renown, prestigious Harley Street clinic. Taking Harley Street Clinic in particular observance, this excellent service not only brings this feeling of splendour, but also adds great value to the Marylebone property market. If we take a closer inspection at property prices along Harley Street, we can see just how investable this area can be. In the last 10 years, the average sale of a 2 bedroom flat along Harley Street has been £898,265 and when compared to the average current valuation of these properties, which is £1,557,923 - this produces an average annual capital growth of 5.5% and following this 10 year period, a rise of 55%! In addition, in terms of the rental figures, the current achievable rental average is 4,365 (pcm) which produces a rental yield of 3.36% annually. Marylebone is also home to the University of Westminster, which is situated along Marylebone Road. This leading education establishment radiates the area with innovative minds, who are not hindered by the stunning architecture, which inhabits the area. Rarely can you find such a location as Marylebone, which achieves a balance between peaceful serenity, but at the same time provides a centre for sightseeing and quenches the thirst for entertainment. This is one of the key reasons that so many students decide to study in the Marylebone area. Some of the most adored sites that you (or your potential tenants) can look forward to sharing a home with include: The Wallace Collection, Regents Park as well as the charming long strands of independent shops. But it must be stated, in recent times some of these independent shops have become victims of their Marylebone home`s own success, with many leading retailers usurping them of their prized hotspot. In addition, some other neighbouring attractions, only a short walk away from Marylebone postcodes, include: The Sherlock Holmes Museum as well as the extremely popular, Madame Tussauds; Marylebone really does have it all! Although Marylebone strives in its uniqueness and individual splendour, it does not suffer an exclusion or sense of remoteness from the rest of London, with a great number of transport links including train stations and frequent buses that pass through the area. Marylebone tube and rail stations are situated in close proximity to one another, serving the Bakerloo and national rail services respectfully. If you would like any more information about the Marylebone area or require any advice on your investment endeavours, please do not hesitate to contact us.

Square feet and prices - getting value for your money in Marylebone!

Mon, 21 Dec 2015 12:00:00 GMT

When investing in a property two of the core considerations are usually capital growth and rental yield, but another crucial indicator, when deciding if a property represents value for money, is to calculate the price per square foot of a property. As a general rule price per square foot in Marylebone is between £1,300 and £2,000, where this top end of the spectrum is met and sometimes surpassed by the more prestigious Harley and Wimpole streets, near the medical district. Thus if a property`s value circulates around Marylebone`s average figures, then you can at least say that you are getting the market`s value for the property; anything below these figures would indicate a very good deal and anything above would express less value for money. During this week, we have been looking at 2 Marylebone streets in particular for a couple of prospective landlords. So with these fresh in my mind, we will compare them against each other to investigate what they are currently offering in terms of square feet and at what price! To start with, for the well-known Wimpole street, for a 1 bedroom flat the current average estimated price is £997,200. Then when combined with my average findings, regarding typical square feet for 1 bedroom properties, which we must say is based on a limited number of properties as the information available on this matter is sometimes restrictive and not always openly shared. However using my connections, we have found an average of approximately 736 sqft, which places one bedroom properties on Wimpole Street at an estimated £1,354.89 per sqft. To contrast this, we have applied the same calculation for 2 bedroom properties concerning the street in question, where the average asking price is approximately £1,686,421, matched with an average of 1259sqft; this totals 2 bedroom properties on Wimpole Street at £1,339.49 per sqft. As a result we see that for both 1 and 2 bedroom properties, Wimpole Street is operating within the £1,300 - £2,000 price per sqft guidelines that we mentioned earlier, which suggests a good value for money. If you want to be extremely picky then you could say that it is slightly more economical (even if it is minimal) to purchase a 2 bedroom property than a 1 bedroom on this particular street, as there is a difference of 1.14% per sqft. To engage our findings into a wider spectrum, let us compare them with Crawford Street (W1H), the second of my two most enquired about streets this week. The current average asking price on Crawford Street (W1H) for a 2 bedroom flat is £1,081,086, which when compared to the average of 820.6 sqft that a 2 bedroom flat on the same street possesses, we can calculate that in overall this achieves a price of £1,317.43 per sqft. Then for 3 bedroom flats on Crawford Street, the current average price is £1,472,500 with an average of 1,247.6 sqft, which equates to £1,180.26 per sqft. Consequently regarding Crawford Street, we can gather that there is more value per sqft with 3 bedroom properties, rather than 2 bedroom properties by 5.54%. However, if we follow this up and compare the value per sqft of 2 bedroom flats between Wimpole Street and Crawford Street, we gather that Crawford Street achieves a greater value of 1.66%. This is even higher when you contrast the price per sqft between a 3 bedroom property on Crawford Street, compared to a 1 bedroom property on Wimpole street; there is a much greater value of 13.77%! Thus, we can see that the value per sqft in Crawford Street is higher than in Wimpole Street and should attract the better investment. Although for those looking for opportunities in Wimpole Street, rest assured that the price per sqft performance does nevertheless operate within the typical Marylebone guidelines and would still be a great investment. Got a query or need more information about the Marylebone property market? Don`t forget we are more than willing to offer any assistance.

The Marylebone property market in 2015 - What do the last 12 months show us about capital growth?

Mon, 28 Dec 2015 12:00:00 GMT

As another year almost bites the dust, I found myself engaged in a conversation with a solicitor friend of mine, who is extremely eager to enter the property investment scene. He began explaining to me, how he understands that there are great financial rewards to be made through the Marylebone Buy-to-Let market, especially with regards to long term and future prospects. However, he was a bit fuzzy in regards to just how quick these `future` returns would come about, considering the capital growth of properties; thus I decided to explain to him (as I shall discuss with you in this article) just how Marylebone has `grew`, taking merely the duration of our recent year into account. I can tell you that approximately 112 properties have been sold within the Marylebone area during the last 12 months. If we magnify these figures, taking several areas into consideration, with respect to 1 bedroom, 2 bedroom and 3 bedroom properties we arrive at these figures: Averages for 1 bedroom flats (last 12 months): Baker Street (W1U): Price Bought - (£709,000), Current Estimated Value - (£749,000), Capital Growth - 5.5% Portman Mansions, Chiltern Street (W1U): Price Bought - (£1,441,200), Current Estimated Value - (£1,584,000), Capital Growth - 9.5% Devonshire Street (W1G): Price Bought - (£822,475), Current Estimated Value - (£913,500), Capital Growth - 10.5% Averages for 2 bedroom flats (last 12 months): Gloucester Place (W1U): Price Bought - (£907,500), Current Estimated Value - (£950,500), Capital Growth - 4.6% Blandford Street (W1U): Price Bought - (£1,787,500), Current Estimated Value - (£1,875,000), Capital Growth - 4.8% Queen Anne Street (W1G): Price Bought - (£1,360,000), Current Estimated Value - (£1,444,000), Capital Growth - 6% Averages for 3 bedroom flats (last 12 months): Seymour Place (W1H): Price Bought - (£2,740,460), Current Estimated Value - (£2,933,500), Capital Growth - 6.8% Bryanston Court, George Street (W1H): Price Bought - (£3,912,500), Current Estimated Value - (£4,087,000), Capital Growth - 4.4% Montague Mansions (W1U): Price Bought - (£2,460,000), Current Estimated Value - (£2,668,500), Capital Growth - 8.2% Using these areas as our guideline, we can see that the overall, average price paid was an estimated £1,793,403. When we compare this average purchase price, with the current estimated values of our featured properties, we acquire a worth of £1,911,666; this totals to a capital growth of 6.4% in a year - quite remarkable right! We can also gather that 1 bedroom properties (using our chosen areas) have been the biggest achievers this year, with an average of 8.5% capital growth! In comparison, 2 bedroom properties have achieved an average of 5.13% capital growth, whereas 3 bedroom properties have acquired a slightly higher capital growth of 6.46%. The speed of capital growth in Marylebone is rapid and I can honestly advice you that, unlike the traditional saying of `patience is a virtue`, with property investment in Marylebone, there really is no time like the present! The longer you play the waiting game, the longer you are missing out on the enormous financial gains and are actually achieving less value for money, with property prices increasing so swiftly in such a short space of time. In addition, not only do the rising purchase prices of properties illustrate the booming Marylebone market, but the real time market value shows us how properties, which are not currently changing hands are still nevertheless, also increasing in worth; that is the beauty of property investment! Should you need any information or guidance on the contents of this article or any of your own personal, investment endeavours, please do not hesitate to contact us.

Calling all Marylebone landlords... Prepare yourselves for the upcoming `Right to Rent` checks!

Mon, 04 Jan 2016 12:00:00 GMT

Well we`ve all seen it on the news and some of us are clearer, on the upcoming `Right to Rent` immigrations checks, than others. For some it may seem a tedious question, but you would be surprised at just how many Marylebone landlords have recently rung up and plainly enquired: what exactly does this new legislation mean and how exactly will this affect my current as well as future property investments? Well, the Home Office has announced a rollout across England (does not apply to Scotland & Wales at this present moment), in regards to `Right to Rent` checks (as part of the Immigration Act 2014), which will become a legal obligation, starting from the 1st of February 2016 - literally a few weeks away! This comes as part of the government`s plans of reform, in which the idea is that the immigration system will become fairer, more effective and widespread across all foreign nationals, who wish to reside within and rent property in England. As recently stated by the immigration minister, James Brokenshire: `Right to rent is about deterring those who are illegally resident, from remaining in the UK. Those with a legitimate right to be here, will be able to prove this easily and will not be adversely affected.` Under these new measures, landlords allowing a tenancy to commence after this date (1st February 2016), must show, if requested, evidence that they have witnessed and or obtained proof of identification from their tenants, prior to their moving in. Now we must stress that this is extremely important, as landlords who are deemed to have unsatisfactorily checked their potential tenant`s right to be in the UK (their `Right to Rent`), could be found liable for penalties of up to £3,000 - and that is per tenant! Very strict rules are in place here, so make sure you don`t just sweep this one under the carpet; check even if you are 99% sure - that 1% could come back to bite you and your wallet! This also applies to landlords` agents (who are appointed by the landlord to make `Right to Rent` checks), those subletting their properties as well as those taking in lodgers. Some of the eligible documents that you can accept from your prospective tenants include: • UK Passport • EEA Passport or identity card • Permanent residence card or a travel document, which illustrates an indefinite leave to remain in the country • A Home Office document, which underlines the potential tenant`s immigration status • A certificate of registration or naturalisation as a British citizen In addition, I`d like to inform you that this is not a mere trial run or a temporary measure, but has already been piloted and rigorously tested in its initial phase, which occurred in the West Midlands for a period of 6 months. Although there were some reports of slight unrest surrounding potentially, troubling scenarios, where discrimination could be dished out against ethnic minorities, the final results illustrated that there was no inconsistency of procedure carried out towards different ethnicities; tenancy aspirations and the likelihood of finding a property to rent was shown to be of an equal, unbiased standard. The findings during these 6 months, included 109 people who were proved to be in Britain illegally and were identified, as a result of the compulsory checks carried out; 63 people from this total were previously, completely under the radar and were unknown to the Home Office. This element of success, demonstrated that the new renting procedures were very effective and consequently Home Office ministers have resoundingly approved and have given the go-ahead for the same obligatory standards to be carried out nationwide. If you should require any more information, regarding the upcoming `Right to Rent` checks, or on a more general note, concerning the property market, we am always more than happy to offer a second opinion.

What makes for a good rental yield in Marylebone? What should we be looking for?

Mon, 11 Jan 2016 12:00:00 GMT

In this article we will share with you, what you should be aiming for as your rental yield and how the current market compares. Well with asking prices in London soaring every day, in order to receive a good return on your buy to let property investment, the achievable rent of the property needs to correspond with the particular area and this needs to level up with the current market prices. Let`s have an inspection, on a selection of streets, where we shall analyse the asking prices, rental values as well as the potential rental yields, in which the former two calculate towards. For the purposes of a fair and honest representation, we will average out my findings in order to express the status of the entire area, not just the most or least financially rewarding. 1 bedroom flats Welbeck Street (W1G): Average Property Value - £1,362,750 Average Rental Value (pcm) - £3,787 Potential Rental Yield - 3.33% Paddington Street (W1U): Average Property Value - £1,021,166 Average Rental Value (pcm) - £2,828 Potential Rental Yield - 3.32% Nutford Place (W1H): Average Property Value - £700,000 Average Rental Value (pcm) - £2,208 Potential Rental Yield - 3.78% 2 bedroom flats Devonshire Street (W1G): Average Property Value - £1,004,090 Average Rental Value (pcm) - £2,818 Potential Rental Yield - 3.36% Seymour Place (W1H): Average Property Value - £1,591,250 Average Rental Value (pcm) - £4,375 Potential Rental Yield - 3.29% Wimpole Street (W1G): Average Property Value - £1,858,583 Average Rental Value (pcm) - £5,326 Potential Rental Yield - 3.43% 3 bedroom flats Blandford Street (W1U): Average Property Value - £2,141,545 Average Rental Value (pcm) - £6,700 Potential Rental Yield - 3.75% Dorset Street (W1U): Average Property Value - £1,934,400 Average Rental Value (pcm) - £5,544 Potential Rental Yield - 3.43% Homer Street (W1H): Average Property Value - £1,585,000 Average Rental Value (pcm) - £5,600 Potential Rental Yield - 4.23% From our findings, we can see that the total average rental yield to be found from our nine guinea-pig streets comes to an estimated 3.54%, which varies slightly if we distinguish 1, 2 and 3 bedroom properties as their own categories. For 1 bedroom properties our rental yield average comes to 3.47%, for 2 bedroom properties this is 3.36% and finally for 3 bedroom flats, our average rental yield approximates at 3.80%. As a result, we see that 3 bedroom properties are shown to be the most financially rewarding, in terms of their rental yield, and on average, generally prove to be the best long term investments for Buy to let. Principally, you can use these average figures as a guide to understanding what sort of rental yield you could potentially be achieving in the Marylebone property market. If properties circulate around these estimated figures, you are usually acquiring a good market investment; if your calculations produce you better figures, that usually means you are getting very good value for your money. However, there are many different conditions you must also satisfy and take into consideration, such as the square footage of the property as well as your budget, when it comes to asking prices. If a property possesses a particularly good asking price or one low enough to suit your budget and the square footage of a property matches your needs, we do advise that some leverage should always be applied to prospective rental yields. If you require any further advice, regarding rental yields or need any clarification, regarding the Marylebone property market as a whole, my door is always open to anyone seeking guidance. Please contact us by phone or email, should this be the case.

Stamp Duty Land Tax (SDLT) and the Marylebone property Market!

Mon, 18 Jan 2016 12:00:00 GMT

So this week I have been helping out a friend of mine, who has recently sold some shares in his business and is looking to invest in the Marylebone property market. He has never been involved with buying properties for Buy to Let before and when I, in passing, mentioned the term `Stamp Duty` to him, when talking about different bands for property prices, his facial expression told me everything - he was certainly not clear on this point! A lot of you perhaps know a lot more than my friend here, but in the chance that you need some more clarity, on its precise nature, I will share with you today, what I explained to him. When buying properties in England, Wales and Northern Island, if the property in question is over a certain price you must pay Stamp Duty Land Tax (SDLT). The current Stamp Duty threshold stands at £125,000 for residential properties and for non-residential properties, the figure is £150,000. In case you`re wondering why I missed out Scotland, it`s because SDLT has been replaced with the Land and Buildings Transaction Tax, which doesn`t apply to our beloved Marylebone. So what do these thresholds mean? Well if your property is under these figures, you will not have to pay SDLT, but as it is much more common, certainly in Marylebone and London as a whole, you will undoubtedly be faced with properties which are priced above these values and thus you will have to fork out the tax! For more clarity, situations where you would have to pay Stamp Duty include: • When you buy a freehold property • Whether you purchase a brand new or existing leasehold • Buy a property through a shared ownership scheme • If you are transferred land or property in exchange for payment - (examples include when you take on a mortgage or pay money for shares in a property) So how much Stamp Duty Land Tax do you have to pay exactly? Well this depends on the price of the property that you are purchasing, where for every increased portion over £125,000 more tax will be due - unfortunately everything has a price these days... Well brushing off the tears, I can tell you that for a precise and accurate reading you should use the SDLT calculator, but for the purposes of this article I will include a few examples: Property Worth - £500,000 - SDLT due = £15,000 £1,000000 - SDLT due = £43,750 £2,000000 - SDLT due = £153,750 To give you some more clarity, the bands are as follows: Above £125,000 and up to £250,000 - SDLT rate = 2% Above 250,000 and up to £925,000 - SDLT rate = 5% Above £925,000 and up to £1,500,000 - SDLT rate = 10% Above £1,500,000 - SDLT rate = 12% Even if your purchased property is under the £125,000 threshold, you must still send an SDLT return (even if there is no tax to be paid). However, this may not apply to you, should your circumstances involve an exemption, which includes some of the following: • When no money or other forms of payments are involved, in changing hands for a land or property transfer • If the property is left to you in a will • In the situation that the property is transferred as a result of a divorce or dissolution of a civil partnership • You buy a freehold property for under £40,000 • If you purchase a new or assigned lease of 7 years or more, as long as the premium is less than £40,000 and the annual rent is less than £1,000 • When you buy a new or assigned lease of less than 7 years, as long as the amount you pay is less than the residential or non-residential SDLT threshold If you need any further information on Stamp Duty, or if you are unsure if your particular circumstances require you to pay this tax, please get in touch with us and I will be happy to answer any queries you may have.

Interest rates set to rise - How will this affect the Marylebone property market?

Mon, 25 Jan 2016 12:00:00 GMT

Today, whilst I was drinking my morning coffee and flicking through the newspaper, once again I came across an article discussing potentially imminent, rising interest rates; perhaps since last august, I have periodically encountered various reports of - if and when this will occur. For the past 6 years or so, British interest rates have been hovering at historic lows (0.5%) and as it feels like this has been the norm for such a long period of time, it becomes easy to forget that what goes down, often must eventually rise up once more. Thus, whether it is mid-April 2016 like some articles are reporting, or maybe closer to the 2017 mark as contrasting articles outline, it is very possible that although rising interest rates could occur after both these predictions suggest, it could also very possibly happen much sooner as well - so we must be prepared! On the surface, rising interest rates predominantly affect those needing mortgages to purchase property or homeowners who currently own their homes with a mortgage. If you can be placed in either of these categories, then you definitely need to consider your financial situation and analyze whether you may need to start budgeting for these prospective interest rate rises. But if you`re a Marylebone landlord, who owns a rental property or a series of them, whilst your direct exposure to interest rates is perhaps lower, it is certainly still something you should remain aware of, keeping a watchful eye. Although I expect these predicted interest rate rises to be stable, within a limited, steady level and unhurried, it does greatly depend on the circumstances revolving around the general state of the British economy, including: UK inflation as well as wage rises. So, even though Britain does pride itself on the saying, `Keep calm and carry on`, it certainly doesn`t hurt to prepare oneself as rates are only going up and perhaps it may be time to consider a fixed mortgage rate when purchasing a property or amending your adjustable mortgage rate status. I say this because, fixed-rate mortgages charge an initial rate of interest, which doesn`t change throughout the duration of the loan and if you get in there quick, you could potentially save yourself some cash, before interest rates do rise and with them - fixed-rate mortgages. In addition, with an adjustable-rate mortgage, the interest rate varies over time, where even though the initial rate is set often below the market rate of a similar fixed-rate loan, the rate rises over time and if the mortgage is held onto long enough, the interest rate will surpass the going rate for fixed-rate loans. If you currently have an adjustable-rate mortgage (an A.R.M), rising interest rates could seriously increase the interest rate of your mortgage and could surpass the current rate that fixed-rate mortgages are now going for, much sooner than you may have already planned for. In my opinion, whether this will come to pass or not, fixed-rate mortgages, if nothing else, certainly do provide more security and allow for a much more peaceful planning for the future. Although we all know that changing stuff around can be such a hassle and it is easy to say I`ll do it tomorrow, or next week, or next month, but please remember that history often repeats itself and mortgage lenders have always removed appealing low rate mortgage prices, with plenty of time before interest rates do rise; so the sooner you intervene upon your current situation, the more money you could potentially be saving yourself. Undoubtedly you want your Marylebone property investment to maximize your income and it`s all about mitigating your costs. So preparing well in advance now will save your potentially, amazing investment in hot-spot Marylebone, from becoming one which could become a heavy weight, not only on your shoulders, but also on your wallet. So speaking to those Marylebone landlords who do have a mortgage on their properties, please realize (if you are still debating) that fundamentally as interest rates rise, so do your monthly mortgage costs! Now for those of you who don`t have mortgages on your Marylebone properties, an increase in interest rates could still suppress demand and result in a sluggish and slow house price growth. This could potentially slow down the capital growth of your property, making the investment potential of your properties lower and less financially rewarding. In addition, if you are looking to sell in the near future, if demand as a result of rising interest rates decreases, so could your chances of selling and more specifically selling at your desired price - you may well have to lower your asking prices to tempt prospective buyers and investors, especially those who rely on mortgages. However, as everything comes with both positives as well as negatives, I can tell you that many landlords or potential landlords who invest in Marylebone properties do so without the use of a mortgage, so at least for the mortgage side, these people won`t feel the crunch as much. Furthermore, for the others, who may be more affected by these rising interest rates, if we think long term, these rises may actually pacify and slightly domesticate the wild Marylebone property price growth, which we have come to expect. As a result, the Marylebone property market could become more competitive, where perhaps this could lead to an increase in bargain property prices, better deals and in overall more financially accessible properties. Lastly, if you need any more information about these prospective interest rate rises or would like some advice regarding your personal situation in light of this article, we will be always happy to be of assistance, so don`t hesitate from contacting us!

How does Capital Growth in Marylebone compare with the last 20 years: Is it speeding up or becoming more stable!?

Mon, 01 Feb 2016 12:00:00 GMT

A few days ago I had the most interesting chat with a newlywed couple, who funnily enough are the proud new owners of a Buy-to-Let property in Marylebone - newlywed to each other as well as their new property! They were asking for my advice as they are planning for their future together and wanted to understand just how quickly their property will yield them a return for their investment. I explained to them that the Marylebone property market is one of the most financially rewarding and the capital growth of properties, increases its worth very quickly, in short spaces of time. But the next question they posed was the most interesting: they asked whether now is a good time for capital growth in Marylebone, compared to recent years. I told them that I would do my research and come back to them and in this article I will present to you the results that I also presented to them. In order to express an accurate as well as extensive illustration of Marylebone`s capital growth during the last 20 or so years, I will be separating this period of time by three sets of 5 years, portraying 4 different streets and using 1 and 2 bedroom flats as our models. Average Capital Growth for 1 bedroom flats: York Street (W1H) - · Average Purchase Price in 1996: £110,200 - Average Market Price in 2001: £252,000 (Capital Growth = 83.5% ) · Average Purchase Price in 2003: £342,000 - Average Market Price in 2008: £444,100 (Capital Growth = 26%) · Average Purchases Price in 2010: £487,520 - Average Current Market Price: £761,250 (Capital Growth = 44.5%) Upper Berkeley Street (W1H) - · Average Purchase Price in 1996: £91,907- Average Market Price in 2001: £187,333 (Capital Growth = 71.5%) · Average Purchase Price in 2003: £211,250 - Average Market Price in 2008: £286,875 (Capital Growth = 30.5%) · Average Purchase Price in 2010: £330,000 - Average Current Market Price: £492,214 (Capital Growth = 40%) Average Capital Growth for 2 bedroom flats: Marylebone High Street (W1U) – · Average Purchase Price in 1996: £107,500 - Average Market Price in 2001: £283,555 (Capital Growth = 98%) · Average Purchase Price in 2003: £394,983 - Average Market Price in 2008: 593,437 (Capital Growth = 41%) · Average Purchase Price in 2010: £675,000 - Average Current Market Price: £1,049,666 (Capital Growth = 44.5%) Wimpole Street (W1G) – · Average Purchase Price in 1996: £212,200 - Average Market Price in 2001: £408,750 (Capital Growth = 66%), · Average Purchase Price in 2003: £485,740 - Average Market Price in 2008: £717,900 (Capital Growth = 39%), · Average Purchase Price in 2010: £1,075,000 - Average Current Market Price: £1,899,428 (Capital Growth = 56.5%) From our findings we see a clear pattern where the highest capital growth (out of our 3 time periods), occurred between the years 1996 to 2001. Then there was a slight dip in the speed of capital growth, (between 2003 and 2008) in the Marylebone property market, where it became more stable and slowed down. But since 2010 to the present moment we have seen a lucrative increase in the fortunes of capital growth that resemble the pre 2000 years. In addition, if we look at these figures in real money terms, since 2010 to our current 2016 period there has been an incredible increase in the value of properties. Even though the years, 1996 to 2001 brought about a capital growth that almost doubled in this time frame, the real value of money increased usually by around £100,000-200,000. This can be illustrated with Marylebone High Street, which increased by £176,055 in this time frame. However during 2010-2016, in real money terms the capital growth may be shown to be lower, but the actual increase in property worth being achieved is much more lucrative and profitable; there are increases ranging from £300,000 to £500,000! Using Marylebone High Street again we can see a £374,666 increase in this period of time, although (as we have already mentioned) the capital growth for this street was higher in 1996-2001, the real money being earned was only £176,055, whereas in these recent times we are achieving a much more generous value of a further £198,611! Now is certainly the time to invest in the Marylebone property market, the longer you wait, you are quite simply allowing others to benefit from lucrative profits, whilst the days are going by and with them asking prices are always increasing, as well as the value of properties. Instead of seeing other properties increase in value, by investing in the Marylebone property market sooner rather than later, you can be witnessing your property`s value increase and your capital growth gradually climbing up with each passing day. If you need any further assistance regarding capital growth or anything else property related, please email me at: max@oudiniestates.co.uk or give me a call on: 020 7112 8436.

Buy-to-Let near the Marylebone universities! – Great rental yields to be achieved in this student accommodation hotspot!

Mon, 08 Feb 2016 12:00:00 GMT

Recently I was on the phone to a returning client of mine, who is once again looking for another Buy-to-Let property in the Marylebone area. He asked me where I thought he could acquire a great property investment, but also one which would prove to be a tenant goldmine, year on year. The Scalene triangle of Marylebone universities (as I like to call it) immediately popped into my mind, which consists of the university trio – the most prestigious being the University of Westminster (Marylebone campus), then The Royal Academy of Music, which is a constituent college of the University of London, then lastly we have London`s sole independent university – Regent`s University. This area, I advised him would undoubtedly produce for him an endless supply of tenants, with new and recurring students attending these educational establishments year on year. These students would require accommodation and would be able to afford the Marylebone prices, with the extensive amount of students` loans available. Students studying courses at these universities would ideally choose to be within the closest possible distance to their faculty, which subsequently would make the nearby streets a prime choice of accommodation including: Marylebone High Street, Luxborough Street as well as Nottingham Place – these streets make up some of the most sought-after student living spaces in the area. My client seemed very happy with this, but asked me to help him out further by providing him with some of the rental potential in these specified streets, so that he could see for himself just how good of an investment a property in this area could be. So in this article I will present to my readers the results that I acquired for my client, but I also want to show you just how profitable the Buy-to-Let market can be, should you decide to invest in a property nearby our university hotspot. To illustrate, I will be using the nearby streets of Marylebone High Street, Luxborough Street and Nottingham Place, where I will be outlining the average values of 2 and 3 bedroom properties in these areas. I will also be portraying the rental values that these properties possess, as well as the rental yield that can be extracted from them. More often than not students tend to live with their peers rather than be able to afford sole living arrangements, which is why I have omitted 1 bedroom properties in this case to give a more realistic impression of the current market. · Marylebone High Street (W1U): Average Value of 2 Bedroom Flats: £1,195,000 - Average Rental Value: £3,631 (pcm) - Potential Rental Yield: 3.64% Average Value of 3 Bedroom Flats: £1,689,714 - Average Rental Value: £4,850 (pcm) -Potential Rental Yield: 3.44% · Luxborough Street (W1U): Average Value of 2 Bedroom Flats: £1,062,384 - Average Rental Value: £3,025 (pcm) - Potential Rental Yield: 3.41% Average Value of 3 Bedroom Flats: £1,965,000 - Average Rental Value: £5,683 (pcm) - Potential Rental Yield: 3.47% · Nottingham Place (W1U): Average Value of 2 Bedroom Flats: £1,661,909 - Average Rental Value: £4,729 (pcm) - Potential Rental Yield: 3.41% Average Value of 3 Bedroom Flats: £1,752,500 - Average Rental Value: £5,075 (pcm) - Potential Rental Yield: 3.47% With these results, we can see that a very healthy rental yield can be achieved with the properties on all three streets, with an overall average of 3.48% for 2 bedroom flats and 3.46% for 3 bedroom properties. Nonetheless, these findings merely show us a series of averages that should be achieved within these university hotspot streets, but the potential quite frankly can easily exceed this, where with universities admitting a growing number of students each year, demand will increase further every year, whilst your property`s proximity to the university will remain constant. This would entail potential landlords to increase their rental prices in these prime streets, with your property`s rental yield systematically increasing as well; an investment in this area could prove lucrative presently as well as becoming a solid investment for the future! In addition, you will always have tenants available – the universities are your everlasting suppliers! Renting a property in Marylebone is becoming increasingly popular and generally in demand with your everyday tenant, but being located next to these universities increases your tenancy options even further – which is always nice isn`t it! Investing in a property around this area is definitely a smart move, so I certainly advise you to keep your eyes peeled for any properties coming onto the market, within close proximity of these universities - it could be the best decision you make! Should you require any more information about properties in this area or student living trends outside halls in Marylebone, please feel free to contact me at any time and I will be glad to provide you with any details at my disposal.

Is a 4 bedroom property in Marylebone worth the jump? - Does it represent a good investment or is it a walk across the tightrope?!

Mon, 15 Feb 2016 12:00:00 GMT

This week, as a favour to an emailed request I received from a very enthusiastic reader of our blog, who suggested that they feel news of 4 bedroom properties has been very scarce recently; they would like to read more about the current state of these properties, in regards to the Marylebone market. I myself certainly could relate to this request as generally the most popular and most available properties on the market in Marylebone include: 1, 2 or 3 bedrooms; talk and indeed the availability of 4 bedroom properties (in comparison) have been less common. Perhaps the cause also stems from 4 bedroom properties generally possessing much higher asking prices or even out of a presumed feeling that 4 bedroom properties aren`t as efficient Buy-to-Let investments – well let`s find out! Let`s explore whether we should be talking about 4 bedroom properties with greater vigour as well as appeal, and if the prices associated with 4 bedroom properties are worth the jump. I will be using 4 streets across Marylebone of a mixed repute and popularity, which feature 4 bedroom properties (houses & flats) and we will examine how the average asking prices, the achievable rental values as well as the potential rental yields that can be generated resultantly, currently fare in the present market. I will then compare these examples of the 4 bedroom property market, with that of its closest competitor: 3 bedroom properties – 3 bedroom vs. 4 bedroom properties for each chosen street, how closely do they compare?! Knox Street (W1H) Average Value of 4 Bedroom Properties: £3,074,800 - Average Rental Value: £8,320 (pcm) - Potential Rental Yield: 3.24% Average Value of 3 Bedroom Properties: £2,130,500 - Average Rental Value: £5,775 (pcm) - Potential Rental Yield: 3.25% Cato Street (W1H) Average Value of 4 Bedroom Properties: £2,721,500 - Average Rental Value: £7,875 (pcm) - Potential Rental Yield: 3.47% Average Value of 3 Bedroom Properties: £2,440,000 - Average Rental Value: £6,625 (pcm) - Potential Rental Yield: 3.25% Mansfield Street (W1G) Average Value of 4 Bedroom Properties: £5,357,200 - Average Rental Value: £15,030 (pcm) - Potential Rental Yield: 3.36% Average Value of 3 Bedroom Properties: £4,090,250 - Average Rental Value: £10,407 (pcm) - Potential Rental Yield: 3.05% Chiltern Street (W1U) Average Value of 4 Bedroom Properties: £2,296,250 - Average Rental Value: £6,650 (pcm) - Potential Rental Yield: 3.47% Average Value of 3 Bedroom Properties: £2,130,700 - Average Rental Value: £6,040 (pcm) - Potential Rental Yield: 3.40% From our results, this selection of various streets show us that the financial rewards of both 3 bedroom as well as 4 bedroom properties are very closely intertwined. 4 bedroom properties are indeed shown to possess very good investment potential (especially rental potential), where in these instances 4 bedroom properties have outperformed 3 bedroom properties in terms of the prospective rental yields that can be generated. However, on Knox Street, 3 bedroom properties are shown to minimally edge their 4 bedroom competition and this consequently shows that Marylebone streets differ greatly, in terms of their investment potential. Also we see that preferences in property types can be fulfilled and connected with individual financial circumstances – there are 3 bedroom or 4 bedroom properties at the right price and at a good rental yield in certain areas, compared to other areas, you just have to match the right area to the correct property type and you`re in business! Moreover, in all 4 instances we illustrated that 3 bedroom properties are, perhaps more obviously, but nonetheless importantly, shown to be cheaper than 4 bedroom properties by an average of £664,575; this is a substantial difference in price and shows that choosing between the two property types is also greatly affected by one`s financial budget. The fact that the prospective rental yields of both 3 as well as 4 bedroom properties, when combined, average out to a healthy 3.31% annually expresses that they both have a great long term investment potential. A choice between them would generally be decided by the individual`s financial circumstances, but whichever path you take you can rest assured that an investment with either a 3 bedroom property or a jump to a 4 bedroom property would undoubtedly reap you remarkable financial returns! Lastly, let me absolve you from any potential predicaments by informing you that, I am always available for contact should you need any further advice, regarding 4 bedroom properties in Marylebone generally or even if you have a specific property presently in mind.

The 2015 tenant & landlord surveys are here – let`s see what tenants think about the Marylebone property market and how landlords can make their properties more investable!

Mon, 22 Feb 2016 12:00:00 GMT

I find myself constantly asked by potential Marylebone investors many specific questions such as the demographics of Marylebone, what tenants most look for with rental properties and also which nationalities & overseas investors are usually the most interested. I also get asked what do tenants desire from their properties and what should be included to maximise ‘letting` potential and I aim to answer as best as I can. But now thanks to a recent survey that was conducted by ‘Home Let` in October, we are in a much better position to answer these types of questions accurately; the survey received 1,882 responses from landlords and 14,782 replies from tenants. With such a high response rate from both tenants as well as landlords, we can give a fair, subjective and varied account of all types of property experiences, which will aid the Marylebone property market further, making business boom and the relationship between all parties even more agreeable. Whilst looking at these results, I could see that the majority of private landlords who took part in the survey were of 60+ years of age (32%), closely followed by 31-40 at 25%, 51-60 at 23% and 41-50 which reached 18% - the remaining representation was made up of a minority of 2% for 26-30 year olds and a even less account of 1% for the 21-25 age bracket. This on average realistically portrays the landlord population and shows that landlords above the age of 30 are much more common and are most likely to be encountered. Comparing this with the tenant representation, 18-20 year olds were the least represented age group surveyed, with the majority of the tenants providing a response being of the 31-40 age bracket, with a slightly less proportion formed from ages 26-30 and 41-50. This shows us that both surveys arrive from a similar proportion of like-aged people, but landlords on average were typically elder than their prospective tenants. Regarding rental specifics, the survey shows that only 29% of the surveyed populace rent through a private landlord, in comparison to a huge 71% currently renting through a letting agent; conversely more tenants (90%) were happy with the rental service of their private landlords, in comparison to 78% who were content with their letting agents. There is certainly a potential opportunity here private landlords, we want a much closer balance so take a few notes from this tenant feedback and maybe you can tilt the balance closer in your favour! A particularly interesting statistic is that 53% of the surveyed landlords expressed that they would consider renting to a tenant who had a pet, but a massive 47% said that they would never consider renting to a tenant who wished to also accommodate their pet. This is extremely alarming in my opinion, as the pet population currently stands at 65 million in the UK and is constantly growing, more and more people are adopting and taking in pets, and if landlords don`t become more lenient towards the pet situation, their properties could be in short supply of tenants! Another key point for potential landlords coming up... so when tenants were asked what are the most important factors in choosing a rental home, 58.5% (perhaps more obviously) stated that rental cost was a key consideration. However other key factors also included: 36.4% of tenants stated that - available, nearby parking spaces is of an extreme priority. 32.6% of tenants suggested that – the distance between their home and their workplace is very important. 31.6% of tenants said that – the attractiveness of the surrounding area is also a key consideration, when selecting a property to rent from. 26.2% of tenants wrote that – rental properties near public transport, such as frequent buses and train stations are a very desirable feature. 20.2% of tenants voiced an opinion that – the surrounding local amenities of a rental property is certainly significant. 17.4% of tenants expressed that – a rental property near local schooling establishments is really vital. So when choosing a property to rent, what sort of advertising portal most appeals to potential tenants? Well out of the number of tenants we interviewed in this survey, we asked them: how did you locate the property that you are currently renting: 55% of tenants said that they located their rental property through Rightmove. 15% of tenants revealed that the advertising that most appealed to them was through a High street letting agent. 11% of tenants confirmed that Zoopla was there go-to place when deciding to rent their present home 3% of tenants divulged that they came across their residence with the aid of a ‘To Let` sign. 2% of tenants stated that it was through social media that they found their current property. 1% of tenants shared with us that they traced their now-called home after reading a newspaper. We see here that landlords, according to these statistics, should be making Rightmove advertisements their number 1 priority when advertising their property ‘for let`, as more than half of potential tenants on average use this site to locate their soon to be new homes. High street letting agents as well as the Zoopla site were also pretty effective domains to advertise from, but should be used as a secondary form of advertisement along with Rightmove, in my opinion. It should also be noted that the remaining 13% of tenants that have not yet been accounted for stated alternative methods for locating their properties. These included: Gumtree, Property Pal, SpareRoom, ‘Word of mouth` as well as hearing about rental properties through friends. Now a little bit more about you potential landlords, as well as some information about how your fellow landlords are currently performing. The following question was posed towards these selected landlords: How many rental properties do you currently own? 55% of landlords stated that they only own 1 rental property. 36% of landlords disclosed that they own 2-3 rental properties. 6% of landlords said that they own 4-5 rental properties. 2% of landlords shared that they own 6-10 rental properties. 1% of landlords made known that they own 10 or more rental properties. This shows us that many landlords (over half), only possess a sole rental property, which means acquiring the best price through advertising and choosing the initial property investment is a crucial matter. This has to be done through the best possible means in order to maximise income, so potential tenant lures are key, and finding out exactly what your potential tenants are looking for; the portals they use to find their rental homes also needs to be a top concern for landlords! In addition, out of this pool of selected landlords the research also revealed that only 13% of these landlords are fully private and manage their own properties; a massive majority of 87% of landlords use a letting agent to manage their properties for them to varying degrees. This is because letting agents have the advertising means to attract more potential clients as well as the relevant expertise in order to sanction potential deals – more and more landlords are deciding to rent through letting agents and perhaps the 13% of private landlords could increase their profits even further, should this portal be explored. So over the past year what sort of tenants have Marylebone properties attracted? Well there were twelve main nationalities that bought residential properties in Marylebone over the past year: Half of which were domestic buyers in the United Kingdom, followed by (in order of most active) the United Arab Emirates, Russia, Cyprus, France, Greece, Israel, Kuwait, Malaysia, Pakistan and South Africa. These nationalities of potential buyers are the most active in the Marylebone market and should be targeted most directly in order to maximise rental profits. In addition, we also found out that 15% of the population in Marylebone are children, which is slightly lower than the average in London. Although Marylebone is a fairly popular area for families, it is more popular with working-age people - such as graduates and young professionals, who make up 74% of the population. Should you require any more specific information about this article, or would like some more advice on the Marylebone property market, please feel free to contact me at your own convenience.

Flats or Houses in Marylebone... Which properties reap the most rewards?!

Mon, 29 Feb 2016 12:00:00 GMT

One of the key questions any investor will ask is: what type of property is the most investable? - Whether it is a Terraced House, a Mews House, a Penthouse, an apartment or 1, 2 and 3 bedroom flats. Yesterday this question was no different, when a potential investor rung up the office and enquired whether it was more profitable and worth his time to invest for Buy-to-Let in a Marylebone flat, rather than a house at this present moment in time. I explained to him that in Marylebone every street is very different in regards to its rental potential, profitability and the market values of its properties. He understood this and proceeded to request if I could put together some specific financial analysis in order to aid him in his investment endeavours. Thus in order to support my client in answering this overriding and forever-asked question, I decided to zoom into a range of different areas within Marylebone, research the market values of these properties and compare this against the potential yields that can be generated as a consequence of investment. In this article I will reveal to you the findings I delivered, when I compared 2 and 3 bedroom flats with houses of the same number of bedrooms (2 and 3), along 6 different streets: Financial analysis of Flats in: Enford Street (W1H): 2 Bedroom Flats: Average Property Value: £1,175,571 – Average Rental Value: £3,758 (pcm) - Predicted Rental Yield: 3.83% 3 Bedroom Flats: Average Property Value: £2,259,000 – Average Rental Value: £7,250 (pcm) - Predicted Rental Yield: 3.85% Dorset Street (W1U): 2 Bedroom Flats: Average Property Value: £1,646,888 - Average Rental Value: £4,850 (pcm) - Predicted Rental Yield: 3.53% 3 Bedroom Flats: Average Property Value: £2,145,875 - Average Rental Value: £6,142 (pcm) - Predicted Rental Yield: 3.43% Great Cumberland Place (W1H): 2 Bedroom Flats: Average Property Value: £1,146,538 - Average Rental Value: 3,863 (pcm) - Predicted Rental Yield: 4.04% 3 Bedroom Flats: Average Property Value: £1,643,428 - Average Rental Value: 5,650 (pcm) - Predicted Rental Yield: 4.12% Financial Analysis of Houses in: Oldbury Place (W1U): 2 Bedroom Houses: Average Property Value: £2,912,000 - Average Rental Value: £11,400 (pcm) - Predicted Rental Yield: 4.69% 3 Bedroom Houses: Average Property Value: £3,374,333 - Average Rental Value: £13,183 (pcm) - Predicted Rental Yield: 4.68% Sherlock Mews (W1U): 2 Bedroom Houses: Average Property Value: £1,981,000 - Average Rental Value: £7,750 (pcm) - Predicted Rental Yield: 4.69% 3 Bedroom Houses: Average Property Value: £2,208,000 - Average Rental Value: £8,650 (pcm) - Predicted Rental Yield: 4.70% Brendon Street (W1H): 3 Bedroom Houses: Average Property Value: £2,055,142 – Average Rental Value: £5,791 (pcm) - Predicted Rental Yield: 3.38% From our results we can see that the highest rental yields can be found with 2 as well as 3 bedroom houses on Oldbury Place (W1U) and Sherlock Mews (W1U) with yields circling between 4.68 - 4.70%. The current highest rental yields in regards to 2 and 3 bedroom flats (out of our 3 streets) can be found on Great Cumberland Place (W1H) with returns ranging between 4.04 - 4.12%. In overall, using our chosen streets, 2 and 3 bedroom houses on average generate a yield of 4.42%. As for 2 and 3 bedroom flats, using our 3 representative streets, we can expect an average rental yield of around 3.80%. Although both flats and houses perform very well and portray great investment potential, we see that houses edge flats in terms of their rental potential – with regards to the streets that we have evaluated. However, we can also see that houses are much more expensive than flats, with 2 and 3 bedroom houses on average commanding £2,506,095 per property. In contrast, we are shown that in these streets flats offer a much more inexpensive solution, with 2 and 3 bedroom flats worth an average £1,669,550. It is also important to understand that in Marylebone, the majority of properties are flats, whether they consist of 1, 2, 3 or even 4 bedrooms, flats are the most available properties and usually the most financially affordable, changing hands most commonly. As for houses, there is also a much higher availability of 3 bedroom houses opposed to 2 bedroom houses, which can be seen by our findings with Brendon Street with most of the houses here being 3 bedrooms, making a fair calculation not worthwhile for the low supply of 2 bedroom houses on this street; a greater concentration towards the predominant 3 bedroom houses is much more valuable. In overall, whether you decide to invest in a house or flat in Marylebone you can rest assured that either type of property will certainly reap you great financial rewards. Whether you are looking to buy a cheaper property which will produce high rental yields or a more expensive property, which could potentially generate even more added income; it is entirely down to the individual investor`s circumstances. Should you need any more information regarding flats or houses in the Marylebone area, please don`t hesitate to contact me at your own convenience. I will gladly assist you and give my opinion towards the best investment areas for whatever type of property you wish to invest in.

Where will Marylebone property prices be by 2021?! – What can we expect from the rate of growth over the next 5 years?

Mon, 07 Mar 2016 12:00:00 GMT

This week I was presented with a query from a certain Marylebone Landlord who owns a number of properties in the area, he asked me how I would judge the current rate of property growth in Marylebone and how this will look in the foreseeable future. I responded to his request by reassuring him that Marylebone is in a very strong position currently and has been for some time now, I also said that property prices were definitely headed in the right direction as well as being well on the rise. In order to illustrate this point to him further I decided to uncover some figures for him, gather the readings of the past 10 years and ultimately make a prediction based on recent trends of how the Marylebone property market should look like in the next 5 years – by 2021! In this article I will present to you my findings, where I took 4 different streets and used 2 as well as 3 bedroom flats as my focus points. I shall be analysing the growth of value for 2 and 3 bedroom flats, how they have fared in the last two 5 year periods and ultimately what the expectation should be for the next, future 5 year period. Capital Growth for 2 bedroom flats Devonshire Street (W1G) Average Purchase Price in 2005: £319,285 - Average Market Price in 2010: £611,666 (Capital Growth = 65.5%) Average Purchase Price in 2011: 671,000 - Average Market Price in 2016: £1,321,153 (Capital Growth = 68%) Average Growth rate of both 5 year periods: 66.75% - Difference of Capital Growth = +2.5% Predicted average growth between 2016 – 2021 = 69.25% - (13.85% annually) Predicted growth between 2016 – 2021 based on current trends= 70.5% - (14.1% annually) Crawford Street (W1H) Average Purchase Price in 2005: £433,750 - Average Market Price in 2010: £706,785 (Capital Growth = 49%) Average Purchase Price in 2011: £786,056- Average Market Price in 2016: £1,368,727 (Capital Growth = 55.5%) Average Growth of both 5 year periods: 52.25% - Difference of Capital Growth = +6.5% Predicted average growth between 2016 – 2021 = 58.75% - (11.75% annually) Predicted growth between 2016 – 2021 based on current trends= 62% - (12.4% annually) Capital Growth for 3 bedroom flats Seymour Place (W1H): Average Purchase Price in 2005: £604,246 - Average Market Price in 2010: £914,500 (Capital Growth = 41.5%) Average Purchase Price in 2011: £986,000 - Average Market Price in 2016: £1,652,750 (Capital Growth = 52%) Average Growth of both 5 year periods: 46.75% - Difference of Capital Growth = +10.5% Predicted average growth between 2016 – 2021 = 57.25% - (11.45% annually) Predicted growth between 2016 – 2021 based on current trends= 62.5% - (12.5% annually) Chiltern Street (W1U) Average Purchase Price in 2005: £647,909 - Average Market Price in 2010: £1,176,875 (Capital Growth = 60%) Average Purchase Price in 2011: £1,253,725 - Average Market Price in 2016: £2,385,883 (Capital Growth = 64.5%) Average Growth of both 5 year periods: 62.25% - Difference of Capital Growth = +4.5% Predicted average growth between 2016 – 2021 = 66.75% - (13.35% annually) Predicted growth between 2016 – 2021 based on current trends= 69% - (13.8% annually) From these results, we can see that the predicted growth of both 2 as well as 3 bedroom properties in Marylebone looks very healthy and should these trends continue, you can be looking at a very beneficial investment on your hands, whether you decide to invest in either of these property types. We see that for 2 bedroom properties, the predicted growth is slightly higher for Devonshire Street than it is for Crawford Street, but this is very much based on past trends and the values have been taken from the street as a whole and on average, thus particular investments could vary. When we combine our predicted growth for both Devonshire Street and Crawford Street, we get an average capital growth of 66.25% (13.25% annually) for 2 bedroom properties heading into the upcoming 2016-2021 five year period. Regarding 3 bedroom properties, we see that the predicted growth for 2016 and onwards is slightly higher with Chiltern Street, compared to Seymour Place, but both streets offer very promising growth rates and individual investment endeavours could vary either way, but on average these predictions I believe you should be expecting. In addition, when we combine the growth rates of both Chiltern Street and Seymour Place, we get an average capital growth of around 65.75% (13.15% annually); this is a very positive prospective growth rate for 3 bedroom properties as a whole and can certainly fill us with optimism for the future. As you would have noticed 2 and 3 bedrooms are very closely matched and their capital growths are very similar with 2 bedroom properties only marginally expected to outgrow 3 bedroom properties by 0.5%. Marylebone is growing stronger with every year and with it growth rates are certainly increasing, this current moment is a very good time to invest with amazing growth rates expected in the near future. Watch your investment property grow in value and in the coming years the financial rewards could be lucrative; the price you purchase your property at today will undoubtedly soar in value and you could be looking at a very profitable account sooner rather than later! As usual with any of my articles or deal of the days, if you would like any more detailed information or a more personal estimation of your investment ventures, please feel free to get in touch with me and I will certainly aim to point you in the right direction at the very least.

Marylebone vs. nearby Mayfair! How does Marylebone compare to its traditionally more elite neighbour, has the investment scene taken a new turn?

Mon, 14 Mar 2016 12:00:00 GMT

A couple days back I was presented with a very interesting scenario, I received a letter from a very active property investor, primary based in Mayfair. He explained that he has been very impressed with the property exploits of Marylebone over the past few years and considering my daily involvement with Marylebone and its properties, he thought that I`d be the perfect person to approach. He wanted to understand just how far Marylebone has actually risen, as well as grasp the financial figures behind it; his underlying query orientated on whether or not he should be relocating his interests from Mayfair, and situating them firmly upon the Marylebone property market instead. I explained to him that he is certainly not alone in his query, as over the past 2 years: around 12% of buyers have moved from property investment in Mayfair to reap the financial rewards offered by modern-day Marylebone. Since 1995 there have been great development strides in Marylebone, especially with the makeover of the Marylebone High Street as well as the rest of the surrounding area; other notable events include, the conversion of the Chiltern Fire House along Chiltern Street into a prestigious hotel and restaurant settlement. In addition, much of this modernisation has also arisen as a direct result of the Howard de Walden and Portman Estates, which between them own and manage a great portfolio of properties in Marylebone. Their commitment to the heritage of Marylebone has been paramount where they have played a vital part in the up keeping of the area`s period buildings; their great wealth of experience has allowed for the specialised task of creating 21st century facilities within 18th century buildings, whilst still upholding their historical natures. Furthermore, both groups have significantly invested in the streets that make up their estates, both directly and indirectly aiding Marylebone as a whole and resultantly developing this area much quicker than what many thought practical – heavily surpassing expectations. Marylebone for a long period of time had been overshadowed by its traditionally more prestigious neighbours Mayfair – but in recent times investors have become much more price-sensitive, viewing Marylebone as a cheaper alternative, but one which still provides a prime London location as well as an impressive image. In order to aid my client, which I hope will also be of great benefit to my readers here as well, I decided to evaluate the values of 1 as well as 2 bedroom properties in both Marylebone and Mayfair, using 4 streets as our examples. I will also be illustrating the rental and buy-to-let potential of properties along these streets, highlighting the average prospective yields that can be attained. Marylebone Properties: Westmoreland Street (W1G) 1 bedroom flats: Average Property Value: £789,666 - Average Rental Value: £2,383 (pcm) - Predicted Rental Yield= 3.62% 2 bedroom flats: Average Property Value: £1,326,183 - Average Rental Value: £3,993 (pcm) - Predicted Rental Yield= 3.61% Chiltern Street (W1U): 1 bedroom flats: Average Property Value: £728,275- Average Rental Value: £2,378 (pcm) - Predicted Rental Yield= 3.91% 2 bedroom flats: Average Property Value: £1,584,214 - Average Rental Value: £5,024 (pcm) - Predicted Rental Yield= 3.80% Homer Street (W1H): 1 bedroom flats: Average Property Value: £612,461 - Average Rental Value: £1,956 (pcm) - Predicted Rental Yield= 3.83% 2 bedroom flats: Average Property Value: £987,333 - Average Rental Value: £3,147 (pcm) - Predicted Rental Yield= 3.82% Mayfair Properties: Park Street: (W1K) 1 bedroom flats: Average Property Value: £1,284,272 - Average Rental Value: £4,331 (pcm) - Predicted Rental Yield= 4.04% 2 bedroom flats: Average Property Value: £2,385,090 - Average Rental Value: £7,868 (pcm) - Predicted Rental Yield= 3.95% Mount Street: (W1K) 1 bedroom flats: Average Property Value: £1,390,738 - Average Rental Value: £4,771 (pcm) - Predicted Rental Yield= 4.11% 2 bedroom flats: Average Property Value: £2,279,212 - Average Rental Value: £6,892 (pcm) - Predicted Rental Yield- 3.62% Hill Street: (W1J) 1 bedroom flats: Average Property Value: £904,400 - Average Rental Value: £2,830 (pcm) - Predicted Rental Yield= 3.75% 2 bedroom flats: Average Property Value: £1,913,200 - Average Rental Value: £5,860 (pcm) - Predicted Rental Yield= 3.67% From our results, we can see that properties on Mayfair demand significantly higher prices, where the average 1 bedroom property across our 3 example streets costs £1,193,136 and the average 2 bedroom property across these streets, arrives in the region of £2,192,500. When we compare this to the prices advertised in Marylebone, the average 1 bedroom property (using our 3 streets) costs around £710,134 and for 2 bedroom properties, prices circulates at approximately £1,299,243 on average. Comparing the two areas, we can see that it is much more financially viable to invest in Marylebone as even with the comparison of these 6 streets in total, we see that 1 bedroom properties on our average are a whopping £483,002 cheaper in Marylebone than they are in Mayfair and 2 bedroom properties are even more significantly cheaper by £893,257! However, as we are very much concerned with the Buy-to-let market, we must also analyse the rental possibilities, we see that in Mayfair (using these streets), properties here are expected to generate approximately 3.74% for 2 bedrooms and 3.96% for 1 bedroom flats on average. Regarding Marylebone, according to the figures generated by our 3 streets, 1 bedroom properties are expected to produce on average 3.78% and 2 bedroom properties have a prospective 3.74% yield on average. Although Mayfair expects on average a slightly higher rental yield for 1 bedroom properties than Marylebone, 2 bedroom properties between the two areas is much more similar, generating a pretty even account. Nonetheless, as we can see irrespective of the decent yields Mayfair can generate, Marylebone is certainly in line or minimally apart in this category. But as the prices are so much higher in Mayfair, the time taken to generate this prospective yield is much more elongated, where returns on investment take much longer than they would do with Marylebone properties – which also do not command as premium of rates that Mayfair does. I believe that Marylebone is certainly a much more financially beneficial and worthwhile area of investment considering the current market, and I believe an investment in a property here would provide a much more cost-effective solution than an investment in the Mayfair area - at present as well as for the future. A last point of note, should you require any additional information, regarding the Marylebone property market, its particular properties or even further details (sticking to the topic of the article), of how Marylebone currently compares against its neighbours Mayfair, please get in touch with me. I shall gladly aim to assist you with any potential queries you may have.

Properties in the West vs. the East of the Marylebone border, does it make a difference where you decide to invest?

Mon, 21 Mar 2016 12:00:00 GMT

Last week I received a call from a very knowledgeable gentleman, who owns a number of properties in the Marylebone area; he provided me with some great feedback and suggested how Marylebone varies incredibly, where different streets from opposite sides of the area can differ in their prices as well as their rental potential. In addition, we also spoke about how the desirability of specific streets can have a huge effect on the investment capabilities of properties; even when these properties could be very similar in terms of their bedroom capacities, square footage as well as interior designs. We certainly agreed with each other on this matter and subsequently I decided to investigate further, checking out just how much Buy-to-let difference there is within Marylebone. To direct this research I chose to focus my attention on 1 and 2 bedroom properties on the West side - bordering Edgware Road, in comparison to properties of the same type on the East end of the Marylebone perimeter, before approaching Fitzrovia. The East side of Marylebone enjoys an easy opening towards the beautiful Regent`s Park, but also heavily feature`s the area`s hospital district - with Harley Street, King Edward VII`s Hospital and University College Hospital all residing within the East side`s perimeter. In comparison, the West side of Marylebone incorporates the lively atmosphere that nearby Edgware Road plus Marble Arch bring forth and is home to key sites such as the Marylebone tube and rail stations, the classy green sections of Bryanston Square along with Montagu Square and an endless array of charming restaurants plus independent stores. In order to achieve a thorough examination, I analysed 1 and 2 bedroom properties along 4 different streets in total (2 streets from either end of Marylebone) particularly looking at the average property valuations as well as the prospective rental yields that can be expected. Analysis of Properties on the West Side of Marylebone Seymour Street (W1H): 1 bedroom flats: Average Property Value: £617,265 - Average Rental Value: £2,145 (pcm) - Predicted Rental Yield= 4.17% 2 bedroom flats: Average Property Value: £1,076,068 - Average Rental Value: £3,415 (pcm) - Predicted Rental Yield= 3.80% Daventry Street (NW1): 1 bedroom flats: Average Property Value: £553,284 - Average Rental Value: £2,028 (pcm) - Predicted Rental Yield= 4.39% 2 bedroom flats: Average Property Value: £846,663 - Average Rental Value: £3,100 (pcm) - Predicted Rental Yield= 4.39% Analysis of Properties on the East Side of Marylebone Hallam Street (W1W): 1 bedroom flats: Average Property Value: £768,000 - Average Rental Value: £2,716 (pcm) - Predicted Rental Yield= 4.24% 2 bedroom flats: Average Property Value: £1,282,723 - Average Rental Value: £4,494 (pcm) - Predicted Rental Yield= 4.20% Harley Street (W1G): 1 bedroom flats: Average Property Value: £978,365 - Average Rental Value: £2,989 (pcm) - Predicted Rental Yield= 3.66% 2 bedroom flats: Average Property Value: £1,549,483 - Average Rental Value: £4,547 (pcm) - Predicted Rental Yield= 3.52% From these figures, we can clearly see that properties on the East side of Marylebone command a much heftier price tag on average than properties on the West Side of the Marylebone perimeter. Our representative East Marylebone streets: Harley Street (W1G) & Hallam Street (W1W) form an average valuation of £873,182 for 1 bedroom properties, and for 2 bedroom properties this rises much higher to £1,416,103. In comparison the East side of Marylebone, using our 2 example streets Daventry Street (NW1) and Seymour Street (W1H), the average worth of 1 bedroom flats comes to £585,274 and as for 2 bedroom properties, the average price combining these 2 streets calculates to £961,365. Resultantly, we can see that both 1 and 2 bedroom properties are much cheaper on the West side of Marylebone on average, and certainly with the above streets we have used; 1 bedroom flats were £287,908 cheaper and 2 bedroom flats are shown to be £454,738 less on average in these instances. When we reflect this upon the whole market, we see that much more value for money can be gained with properties from the West side of Marylebone, and that streets which come within the East side of Marylebone, especially in the more prestigious streets, require a much more premium price to be paid. In addition, when we look upon the Buy-to-let aspects, we see that our 2 streets within the East section of Marylebone bring about a return of 3.95% on average for 1 bedroom flats and 3.86% for 2 bedroom flats. Although these are very good returns and expresses great investment potential, we see that mathematically the West side of Marylebone once again offers a better all round investment. Our streets here show a prospective 4.28% yield expected on average for 1 bedroom flats and an estimated 4.09% for 2 bedroom flats. However, this certainly does not tell the whole story or paint us the whole picture if you prefer, as irrespective of the figures behind these results, they cannot be achieved without tenants to occupy the investment after you purchase it. To expand, the prestige of streets like Harley Street and the facilities as well as services available here, such as hospitals and educational establishments in the East side of Marylebone, create a much higher demand for properties – hence this being reflected in the higher property prices. But also this means more tenants will be lured into renting in this area, which means that it is likely that there will be more competition for properties. Subsequently, landlords can be much more assured of having a tenant to occupy their property in the East side of Marylebone; a tenantless property or a property which takes longer to attract potential tenants is much worse than a property in which a premium price had been paid to acquire it. Many factors come into play when investing in Marylebone, make sure the property you choose to invest in doesn`t merely satisfy the figures, but also that it suits the real-time possibilities involved with Buy-to-let properties – as well as the demand for your particular investment. If after reading this article, you would like to talk in more depth about either side of Marylebone, the current investment opportunities available or would like an assessment of any streets in particular, please get in touch with me and I will try to arrange this for you!

The Howard De Walden Estate, the great Marylebone investors - how are they represented in the Marylebone property market, what sort of impact are they having at present and what can we expect from them in the future?

Mon, 28 Mar 2016 12:00:00 GMT

I recently received a call from a property investor, who is greatly involved with the Marylebone market; we began to talk about the big groups currently dominating this area`s property market and this investor enquired of me: is this really a positive aspect or perhaps is it a more negative aspect for smaller investor groups and independent buyers? I straight away responded to this query by introducing the Marylebone property giants – The Howard De Walden Estate and how this investment group has benefitted not only Marylebone itself, but is actually raising the investment potential of properties owned by other investors. In an introductory nutshell, the group offers a vital historical insight to Marylebone, who have brought about a true equilibrium between the conservation and modernization of period properties. They own a huge portfolio of Marylebone properties, and perhaps most importantly they represent a true family figure to a community that it has dedicated itself to. I explained to this particular investor that with the Howard De Walden group investing so much time and money improving the Marylebone area, it`s important properties as well as particular streets within Marylebone, – it means that he, and other independent investment groups in alike positions reap all the benefits without having to shell out great sums of money. To explain, with the Howard De Walden group investing heavily in areas such as Harley Street, this raises the desirability of the neighbourhood as a whole, where properties owned here by other investors will also receive the benefits of an increase in prestige, more nearby amenities as well as services and most importantly an increase in the worth of their properties! In addition, with added demand for such an area, following heavy investment improvement from a group such as Howard De Walden, other independent landlords and buyers can not only expect an increased flow of prospective tenants to furnish their flats and houses, but can also expect them to pay more premium prices to reside within them. As our conversation carried on, this investor really started to see these great array of positives and agreed that my points were certainly true – he proceeded to ask me for a more detailed account of this supreme estate, and if I could, to provide him with some financial details regarding their work in the 2015 calendar year. I of course would never deny him, any reason to talk about Marylebone and property investment is enough to trigger my thoughts and attract my attention. The Howard De Walden Estate has been under the family`s stewardship since 1879 – it`s fair to say that they really know their beloved Marylebone; and it is with this family connection that the Estate has a personal motive in upholding their own traditions and maintaining the unique character of Marylebone that makes it so special. They are the freehold owners of most of the buildings in 92 acres of Marylebone, where they manage and lease properties across an area that extends from Marylebone High Street, to Portman Place, extending into Wigmore Street and travelling along Marylebone Road. With its headquarters based on Queen Anne Street (W1G), the company not only blesses Marylebone in spirit, but also firmly fixes itself within the community and fully commits itself to a long term investment plan for the area it calls home – which is all to the benefit of other prospective investors in the area! The financial figures that have been disclosed by this special group are also extremely strong, with substantial income and profits arising from their work, which is not only beneficial for their members personally, but is also of great importance for Marylebone and others involved with the buying and selling of properties here - as it increases the prosperity of the whole area. With the district substantially increasing in worth, largely resulting out of the widespread input from the Howard De Walden company, the entire profile of Marylebone has increased – bridging the gap with London`s most prestigious neighbourhoods such as Mayfair, Knightsbridge, Belgravia and Chelsea. In current times, prospective tenants and investors who would have chosen to rent from and buy properties in these other highly-esteemed areas, are now choosing to spend their money and set up base in Marylebone! Some of these considerable financial figures include: Rental Income (before tax) – From March 31st 2014 - March 31st 2015 rental income increased from £89.8 million to £97.9 million (9.1%), from March 31st 2011 – March 31st 2015 rental income increased from 72.9 million to £97.9 million (34.4%) - annual rate of growth = 7.7% Investment Properties – From March 31st 2014 – March 31st 2015 the value of the group`s investment properties increased from £3,220 million to £3,676 million (14.1%), from March 31st 2011 – March 31st 2015 investment properties increased by £1,513 million (70%) – annual rate of growth = 14.2% Revenue Profits – From March 31st 2014 – March 31st 2015 revenue profits increased from £45 million to £50.8 million (12.8%), from March 31st 2011 – March 31st 2015 revenue profits increased from £36.8 million to £50.8 million (38.2%) – annual rate of growth = 8.4% Shareholders` Funds – From March 31st 2014 – March 31st 2015 shareholders` funds increased from £2,900 million to £3,300 million (14.8%), from March 31st 2011 – March 31st 2015 shareholders` funds increased by £1,436 million (75.8%) – annual rate of growth = 15.2% Total Rent Roll – From March 31st 2014 – March 31st 2015 total rent roll arrived at £98 million – The 4 major tenant types that these figures arise from are: Residential (29%), Medical (28%), Office (20%), Retail (15%) – Education contributed to (5%) and 3% was made up from various other tenant types. So what can be expected from the Howard De Walden Estate in the future? Well we can rest assured that they are extremely committed to the future of Marylebone, with ongoing projects to refurbish as well as modernize existing properties but at the same time adhering to the residence`s history and maintaining a fine balance between construction and conservation. We can also expect them to continue their thoughtful work in the community with hosting and organising the Marylebone Summer Fayre, which held around 25,000 visitors, and more recently their generous contribution towards the provision of Christmas lights around the area, during the festive period. This great communal work further extends to: · Public realm improvements · Providing extensive financial support for the upholding of Marylebone`s heritage · Community retail provision · Donations to worthy organisations, local charities as well as community projects · Supporting the local educational establishments with scholarships and bursaries to Marylebone schools In addition, the Howard De Walden Estate expects that their annual rental roll will grow and exceed £120 million within the next couple of years. They have also divulged that they are willing to spend an excess of £200 million on the Estate over the next five year period; over £2 million of this figure is being directed to public realm developments to improve the streetscape and better the overall shopping experience in Marylebone Lane. With such vast sums of investment expected from Howard De Walden in the future, properties owned by other investors - who have residences within close proximity to the streets expected to benefit from this injection of cash, can expect to watch their properties soar in value and the capital growth of their properties to certainly rise with greater force. I would recommend to potential investors currently searching for properties in Marylebone to certainly keep in mind properties and streets, which gain from the Howard De Walden group`s input the most - as this could bring about a much more worthwhile and profitable investment choice in the current market as well as for the future! If you would like any more information on the illustrious Howard De Walden Estate or should you wish to enquire about any of their numerous properties, be assured that I will gladly advise you to the best of my knowledge!

The Portman Estate – Another of Marylebone`s great investment groups, how do they affect the Marylebone property market and what is the investment potential of the streets that form the estate?!

Mon, 04 Apr 2016 12:00:00 GMT

Wow did we have a lot of enquiries regarding last week`s article on the Howard De Walden Estate, many investors were amazed at just how much impact a seemingly unattached property giant could have on their own fortunes in the market. A number of clients asked me whether the Portman Estate, another group which is commonly held to rival the fortunes of the Howard De Walden Estate most closely, also held such a vital effect in the Marylebone property market. Well I can tell you that the Portman Estate prides itself on working closely with the community and regularly seeks to develop direct partnerships with local groups, charities, high profile landlords as well as their supply chain. Firstly a little more about this important company, the Portman Estate has a long family heritage with the foundations of their business built upon it, where they have owned and managed the land that forms their estate for over 400 years – and I`m sure they will carry on to do so far along into the future! Right in the midst of this glorious estate, sits 110 acres of Central London properties, which are situated between Edgware Road and Oxford Street – extending north towards Marylebone Road and East into Marylebone High Street. Encompassed within the Portman Estate is a blend of residential and retail properties, with office space facilities also available - there is a unique mix of short and long term investments as well as historical and contemporary homes. To elaborate, with historical properties, this group has worked effectively and responsibly to ensure the upholding of and restoration of many Georgian buildings to standards required of modern living; they have allowed for Marylebone to keep its proud heritage, but also move forward with the forever expanding London. A great example of this is with the Chiltern Firehouse, which is one of the crown jewels of the Portman Estate, where much of the fire station`s original architectural features have been kept, but nonetheless it has been developed to a very popular 5 star hotel. They also bought the area in which Chiltern Firehouse resides within – Chiltern Street in 2009, since then they have invested £700,000 here, transforming it into a vibrant shopping destination that has even been branded ‘London`s coolest street` by Conde Nast Traveller. This investment, which extends to over 12 million in regenerating the Portman Village, not only benefits the Estate itself, but landlords with properties in close proximity have also seen their residences` area boosted with greater attention being attracted to their own properties as a result. With reviews of such a high standard as a consequence of the Portman Estate`s great influence, many landlords have seen an increased flow of potential tenants interested in their nearby properties. This balance also continues with contemporary plans, where the Portman Estate has attracted many independent restaurants and retailers, especially in the Portman Village – strongly developing Seymour Place, New Quebec Street and Chiltern Street. These plans again aid the area as a whole, including those with properties already in close proximity, or for potential investors looking to purchase flats or houses nearby - for as the area becomes more enriched, so do the price tags of these properties and the rental values along with them! In order to further express the great importance of the Portman Estate to these clients of mine, who expressed such an interest towards the group, as well as my important blog readers, I composed a financial analysis of a couple of streets which make up this illustrious Estate. The Streets I decided upon directly benefit from the Portman Estate`s influence and the nearby proximity of their head office. I will be portraying the property values of 2 and 3 bedroom flats in Chiltern Street, Great Cumberland Place and Seymour Place, as well as expressing the rental values that are currently being achieved with these properties along with the yields that an investment here can generate. I would like to show you all how an investment in the Portman Estate area makes great financial sense and would ensure a share in success with this valuable group. As the fortunes of the Portman Estate undoubtedly increase and is spread out to the community, you and your nearby property investment will also directly profit as a result. Chiltern Street (W1U): 2 bedroom flats: Average Property Value: £1,584,214 - Average Rental Value: £5,024 (pcm) - Prospective Rental Yield= 3.80% 3 bedroom flats: Average Property Value: £2,164,623 – Average Rental Value: £6,484 (pcm) - Prospective Rental Yield= 3.59% Great Cumberland Place (W1H): 2 bedroom flats: Average Property Value: £1,146,538 - Average Rental Value: £3,863 (pcm) Prospective Rental Yield= 4.04% 3 bedroom flats: Average Property Value: £1,643,428 - Average Rental Value: £5,650 (pcm) Prospective Rental Yield= 4.12% Seymour Place (W1H): 2 bedroom flats: Average Property Value: £1,047,923 - Average Rental Value: -£3,500 (pcm) Prospective Rental Yield= 4% 3 bedroom flats: Average Property Value: £1,585,750 - Average Rental Value: £5,353 (pcm) - Prospective Rental Yield = 4.05% From these financial figures, we can see that properties within the Portman Estate area generate a very good account of investment potential. We see that on average 2 bedroom properties within the estate (using our 3 streets as our illustrations), have a valuation of around £1,259,558, and 3 bedroom properties in the same perimeter are approximately worth £1,797,933 on average. The highest of these property prices (from our chosen examples) derives from Chiltern Street, where we can directly see the influence of the Portman Estate`s work that we have already pointed out. Recent high injections of investment, shopping attractions and being dubbed a tourist hotspot has seen property prices increase higher than neighbouring streets and certainly above the Marylebone average – a property investment here undoubtedly would be ideal! In addition, predicted rental yields are shown to possess great potential amongst these streets in the Portman Estate - with an average of 3.94% for 2 bedroom flats, and a 4.02% average rental yield for 3 bedroom flats. These superb rental yields are high indicators of the Portman Estate`s great influence upon the Marylebone market, where their presence as well as their great efforts in enhancing the perimeter, has allowed properties here to be one of the most investable in the market. I believe a property investment within the Portman Estate area would make for a very business-minded, intelligent move and one that could prove financial dividends for your future! Should this article take your interest towards the Portman Estate further, and as a result you would like to enquire about the properties in this area, please don`t hesitate to contact me. I am more than happy to talk you through your options and give you a more detailed account specific to your circumstances.

The Howard De Walden Estate vs. the Portman Estate – which streets encompassed within the estates` perimeters have developed a greater rate of capital growth over the last 10 years?... And what does that mean for the near future?!

Mon, 11 Apr 2016 12:00:00 GMT

Over the past week I have had a number of enquiries regarding my previous two articles concerning the Howard De Walden Estate and the Portman Estate. A variety of clients feel that investing within these two Marylebone giants` perimeters is certainly the way forward, offering plenty of rewards and that the asking prices when paired with the rental values certainly makes good investment sense – bringing about great investment yields. However, these clients have asked me to dig a bit deeper and find out how positive the rate of capital growth is within the two estates – and to play a bit of devil`s advocate, let`s see how they fare against one another! In order to investigate the capital growth of these estates and to judge them against each other, finding out which estate is currently more investment-worthy, I will be using 4 streets and displaying 3 bedroom flats as my focus point. For a sense of continuation and deeper exploration, I will be using the same streets that I focused on with last week`s article for the Portman Estate, but off course outlining the capital growth this time round, rather than the particular investment returns. As for the Howard De Walden Estate, I will be selecting 2 various streets within their domain, but which also hold great influence and notable importance in the area. In overall, I will be outlining the capital growth of these streets over the last 10 years and what these trends allow us to predict for the next 5 years. The Howard De Walden Estate area: Harley Street (W1G): · Average Purchase Price of 3 bedroom properties in 2005: £748,576 - Average Market Price in 2010: £1,110,137 (Capital Growth = 39.5%) · Average Purchase Price of 3 bedroom properties in 2011: £1,202,113 - Average Market Price in 2016: £1,697,997 (Capital Growth = 34.5%) · Average Capital Growth of both 5 year periods: 37%- Difference of Capital Growth = -5% · Predicted Average Capital Growth between 2016 – 2021= 32% - (6.4% annually) · Predicted Capital Growth between 2016 – 2021 based on current trends= 29.5% (5.9% annually) Weymouth Street (W1G): · Average Purchase Price of 3 bedroom properties in 2005: £533,200 - Average Market Price in 2010: £809,300 (Capital Growth = 42%) · Average Purchase Price of 3 bedroom properties in 2011: £902,000 - Average Market Price in 2016: £1,406,700 (Capital Growth = 44.5%) · Average Capital Growth of both 5 year periods: 43.25% - Difference of Capital Growth = 2.5% · Predicted Average Capital Growth between 2016 – 2021= 45.75% - (9.15% annually) · Predicted Capital Growth between 2016 – 2021 based on current trends= 47% (9.4% annually) The Portman Estate area: Seymour Place (W1H): · Average Purchase Price of 3 bedroom properties in 2005: £604,246 – Average Market Price in 2010: £914,500 (Capital Growth = 41.5%) · Average Purchase Price of 3 bedroom properties in 2011: £986,000 – Average Market Price in 2016: £1,652,750 (Capital Growth = 52%) · Average Capital Growth of both 5 year periods: 46.75% - Difference of Capital Growth = +10.5% · Predicted Average Capital Growth between 2016 – 2021= 57.25% - (11.45% annually) · Predicted Growth between 2016 – 2021 based on current trends= 62.5% - (12.5% annually) Chiltern Street (W1U) · Average Purchase Price of 3 bedroom properties in 2005: £647,909 – Average Market Price in 2010: £1,176,875 (Capital Growth= 60%) · Average Purchase Price of 3 bedroom properties in 2011: £1,253,725 – Average Market Price in 2016: £2,385,883 (Capital Growth = 64.5%) · Average Capital Growth of both 5 year periods: 62.25% - Difference of Capital Growth = +4.5% · Predicted Average Capital Growth between 2016 – 2021 based on current trends = 69% - (13.8% annually) From our results, we can see that both the Portman Estate`s as well as the Howard De Walden estate`s perimeters both hold very good capital growths for 3 bedroom properties, which would bring about financially lucrative rewards to anyone wanting to invest in a property here. The Portman Estate in particular has performed extremely well over the last 10 years with an average capital growth percentage of 54.5% for residences possessing 3 bedrooms (using Chiltern Street and Seymour Place as our representatives). This is particularly impressive with Chiltern Street, where capital growth has reached around 64.5% between 2011 and 2016! The next 5 years also greatly fills us with optimism with predicted capital growth (based on current trends), for 3 bedroom properties, suggesting a growth in the region of 62.5% for Seymour Place, and a whopping 69% forecasted for Chiltern Street. In comparison, the area surrounding the Howard De Walden Estate also boasts a relatively high capital growth for 3 bedroom properties, with an average 40.12% being emitted over the last 10 years from Weymouth Street and Harley Street combined. Taking a closer inspection on these two streets, you will notice that for 3 bedroom properties Weymouth Street performs slightly higher than Harley Street, with an average capital growth of 43.25% (since 2005) - compared to Harley Street`s average of 37% in the same period of time. Even though it can be generally consented to that the Howard De Walden area is slightly more prestigious in terms of the repute and history of many of its streets, we see that 3 bedroom properties here have been excavated to such an extent, where prices have reached such lucrative levels that the rate of capital growth isn`t as rapid as it is in the Portman Estate area. I would say that there is more manoeuvrability for capital growth in the Portman Estate perimeter, as the maximum potential for properties here are still to be reached, where prices are yet to reach the money-spinning levels of the Howard De Walden area and possibly an investment here currently would see a higher level of capital growth in the future. Streets and properties on the Portman Estate, just like with the Howard De Walden area, benefit highly from this group`s direct influence financially, as well as from the reputation they bring, the marketing elements and the community feel they work so hard to achieve. Investing in a property within either estate would be a very smart move, but an investment in the Portman Estate area currently I feel would achieve a greater thrust in terms of capital growth movement – whilst retaining a similar repute, both growing as well as currently in place, alike to the Howard De Walden Estate. With 3 bedroom properties in particular, by analysing our results, there are great indications that there is a lot of capital growth catch up to be done in the Portman Estate area, where the probability of closing the gap with streets on the Howard De Walden area is imminent and happening right now. In order to close this market price gap, capital growth is going to be a key balancer, so buying a property here now could take your property to soaring prices in a close timeframe. Capital growth will undoubtedly increase in the Howard De Walden area too, but the region falling into the Portman Estate, in my opinion, is certainly ripe for the picking and one that should definitely be taken advantage of sooner rather than later! If you would like any more information regarding capital growth in the areas covering the Portman Estate and the Howard De Walden Estate, or even about capital growth in Marylebone more generally – please get in touch with me; two minds offering different perspectives are usually better than one.

Marylebone or next-door Fitzrovia... where should you be investing your money, and how do these two neighbourhoods compare against one another in the property market?!

Mon, 18 Apr 2016 12:00:00 GMT

Recently we`ve spent a lot of time discussing Marylebone and the property giants that both dominate and support it, but after a very promising conversation with a new up-and-coming buyer wishing to enter the Central London property scene, a new question has been posed to me: why should we be investing in Marylebone and not in another nearby, bordering district? The area that kept on arising in our very intriguing discussion was nearby Fitztrovia, which arguably most closely matches Marylebone in property prices, rental values as well as being the most subtlety attached perimeter to Marylebone. What I mean by this is that in recent times, there has been much debate on where Marylebone ends (and should end) to the East and where Fitzrovia begins; a meeting was called in as close as 2013-2014 to discuss the boundaries between Marylebone and the West of Fitzrovia with a Fitzrovia neighbourhood association clarifying the historical, established border. This was deemed to be settled on Great Portland Street, which is notably the easiest way of distinguishing the two areas, with Weymouth Street and New Cavendish Street particularly indicating the most Easterly parts of Marylebone; their endings met by the vertically aligned Great Portland Street. So, as asked by this knowledgeable potential investor, what investment differences does Marylebone possess to an area so closely situated to its borders as Fitzrovia? Well in order to clearly and thoroughly investigate this for him, I chose to compare 6 streets, 3 from each area, where I compared their investment capacities as well as capabilities. I used 1 and 2 bedroom properties as my examples, which I will use to portray the average prices that these various properties settle upon as well as the streets in which they are situated on. I will also express the average rental values of the streets in both these areas, the resultant rental yields that can be generated from a buy-to-let investment, as well as the capital growth of each chosen street for the last 10 years. Property Investment in Fitzrovia: Cleveland Street (W1T) 1 bedroom flats: Average Property Value: £565,785- Average rental Value: £2,191 (pcm) – Predicted Rental Yield= 4.64% - Average Purchase Price in 2006: £256,788 - Capital Growth over the last 10 years (2006-2016) =79% 2 bedroom flats: Average Property Value: £807,642 - Average Rental Value: £3,137 (pcm) – Predicted Rental Yield= 4.66% - Average Purchase Price in 2006: £348,450 - Capital Growth over the last 10 years (2006-2016) = 84% Great Titchfield Street (W1W) 1 bedroom flats: Average Property Value: £656,428 - Average rental Value: £2,550 (pcm) – Predicted Rental Yield= 4.66% - Average Purchase Price in 2006: £319,425 - Capital Growth over the last 10 years (2006-2016) = 72% 2 bedroom flats: Average Property Value: £1,143,270 - Average Rental Value: £4,420 (pcm) – Predicted Rental Yield= 4.63% - Average Purchase Price in 2006: £488,400 - Capital Growth over the last 10 years (2006-2016) = 85% Wells Street (W1T) 1 bedroom flats: Average Property Value: £668,071- Average rental Value: £2,591 (pcm) – Predicted Rental Yield= 4.65% - Average Purchase Price in 2006: £332,291 - Capital Growth over the last 10 years (2006-2016) = 70% 2 bedroom flats: Average Property Value: £1,169,233 - Average Rental Value: £4,662 (pcm) – Predicted Rental Yield= 4.78% - Average Purchase Price in 2006: £577,640 - Capital Growth over the last 10 years (2006-2016) = 71% Property Investment in Marylebone: Cosway Street (NW1): 1 bedroom flats: Average Property Value: £563,700 - Average rental Value: £2,140 (pcm) – Predicted Rental Yield= 4.55% Average Purchase Price in 2006: £228,333 - Capital Growth over the last 10 years (2006 – 2016) = 81% 2 bedroom flats: Average Property Value: £785,000 - Average rental Value: £3,092 (pcm) – Predicted Rental Yield= 4.72% - Average purchase price in 2006: £324,666 - Capital Growth over the last 10 years (2006 – 2016) = 89% Homer Street (W1H): 1 bedroom flats: Average Property Value: £612,461- Average rental Value: £1,956 (pcm) – Predicted Rental Yield= 3.83% - Average Purchase Price in 2006: £248,000 - Capital Growth over the last 10 years (2006-2016) = 91% 2 bedroom flats: Average Property Value: £957,333 - Average Rental Value: £3,147 (pcm) – Predicted Rental Yield= 3.94% - Average Purchase Price in 2006: £370,000 - Capital Growth over the last 10 years (2006-2016) = 95% Chiltern Street (W1U): 1 bedroom flats: Average Property Value: £728,275 – Average Rental Value: £2,378 (pcm) – Predicted Rental Yield= 3.91% - Average Purchase Price in 2006: £339,992 - Capital Growth over the last 10 years (2006-2016) = 76% 2 bedroom flats: Average Property Value: £1,384,214 – Average Rental Value: £4,824 (pcm) – Predicted Rental Yield= 4.18% - Average Purchase Price in 2006: £515,618 - Capital Growth over the last 10 years (2006 – 2016) = 99% Taking a look at these figures, you will notice that both Marylebone as well as Fitzrovia both generate very healthy prices for their respective property markets, and both areas express a great element of potential for possible investment opportunities. In terms of 1 bedroom flats, Fitzrovia (taking into account our 3 illustrated streets) offers an average property price of £630,094 and a very steady average rental yield between 4.64% - 4.66%. As for Marylebone, its 1 bedroom properties (again taking the chosen streets into consideration), generate a very similar average property value of £634,812 – but regarding the different rental yields, these fluctuate extremely from 3.83% with Homer Street, to 3.91% along Chiltern Street to 4.55% in Cosway Street. This shows us that for 1 bedroom properties, Fitzrovia on the surface offers a steadier expected rental yield, whereas Marylebone differs greatly between streets. This tendency to fluctuate can be seen as both a positive factor, as well as a one offering uncertainty for Marylebone, as although streets here indicate more unpredictability, it also gives more manoeuvrability for shrewd deals and could lead to amazing investment choices - should you correctly do your research. Fitzrovia, I`d say, offers a much more plain investment outlook with generic, but nonetheless positive rental yields being acquired. Regarding 2 bedroom flats, our 3 chosen Marylebone streets generate an average property value of £1,042,182 – with the Fitzrovia average for 2 bedroom properties very closely following with £1,040,048. With respect to the buy-to-let aspects, 2 bedroom properties here in Marylebone produce a predicted rental yield in the region of 4.28%, whereas our chosen streets in Fitzrovia generate a slightly higher 4.69% annual rental yield on average. Bringing these figures into further illumination, I can tell you that prices for 2 bedroom properties are very similar between Marylebone & Fitzrovia, as was revealed to us with 1 bedroom properties – with these two areas so closely distanced from one another, they also often offer similar property prices in general. As for the rental yields, they are both quite high and would present a very profitable return on many buy-to-let investments, whether you choose to stick with Marylebone or head further East to Fitzrovia. The choice of property investment here would be more beneficially be decided with respect to potential tenant demand, as well as looking into which area`s services (hospitals, universities and transport links) are more likely to bring this outcome into fruition. However, with consideration to capital growth, which is one of the most vital investment goals, Marylebone with respect to the last 10 years certainly has the upper hand over its neighbour Fitzrovia; capital growth for 1 bedroom flats circulates at around 86.66%, 2 bedroom flats offer an even more profitable growth of 94.33%. In comparison, Fitzrovia`s capital growth for 1 bedroom flats totals at a much lower 73.66%, and this trend continues with their 2 bedroom properties, with a growth of 80% - which although high, is a good deal less than what Marylebone has offered over the last 10 years. Marylebone`s rate of capital growth is one of the most desirable in the Central London perimeter and this is still pursuing at a great rate currently and is expected to continue at a similar, if not greater pace in the future. With the two areas so closely matched in terms of not only distance, but also property prices, rental capacities and yields, it is very much a matter of personal choice for the most and what sort of properties are available at a given time in the market, which should drive your investment ambitions. But in my opinion, as seen with the large rate of capital growth in Marylebone, this area is much faster reaching the repute of the likes of Mayfair and Belgravia than can be said of Fitzrovia. A great amount of investment has been transfused within the Marylebone area, with groups such as Howard De Walden and the Portman Estate, which has not only made Marylebone a firm investment favourite, but has also significantly improved the wealth of the overall area, including amenities, services as well as the general infrastructure in the area. In overall, a property investment in Marylebone would make great financial sense, with the area very much on the rise – should a property match your requirements and the figures correspond to them, a 1 or 2 bedroom flat in Marylebone would be a great choice and one which will generate a very healthy income for you - presently as well as in the future. Should you require any further information regarding any properties within Marylebone and bordering Fitzrovia, would like a more personalized analysis of any particular streets, or even just a general chat on the property market - please know that I am always available for contact and welcome any of your feedback. I will always try my best to help you clarify your investment thoughts and set you off on the correct path.

Marylebone the undisputed champion vs. the new challenger Paddington! How does the potential for buy-to-let property investment compare between these two neighbourhoods, which area should we be focussing our time and money on?

Mon, 25 Apr 2016 12:00:00 GMT

After such positive feedback regarding last week`s article, where I undertook an investment comparison between Marylebone and Fitzrovia, one particularly interested client emailed me requesting that I do a similarly structured article – but this time comparing Marylebone to nearby Paddington. This particular client already owns a few buy-to-let property investments in the Paddington area, but after hearing time after time about just how well Marylebone is currently performing, he is now considering expanding his investments further East across Paddington and entering the Marylebone property investment scene! Marylebone historically has a few common similarities with Paddington, with both areas being viewed in past years as lowly neighbours to Central London`s more elite districts - such as Mayfair and Belgravia. Marylebone was often shunned by high profile domestic as well as international investors, but is now seen as one of the most promising investment destinations within inner London, thanks to a series of factors – notably including the heavy financial investment and overall involvement from the Howard De Walden and Portman Estates. Comparatively, Paddington, a location once referred to as disreputable and sleazy, especially when mentioned in the same breath as London`s other high-end areas and was probably more commonly associated as the home of Paddington Bear, rather than a fortress for property investment. However, today Paddington`s property market is in a much more promising state, with great boutique shopping, outstanding schools as well as the large-scale regeneration recently achieved with British Land investing £470 million towards the modernization of Paddington central in 2013. The future of the Paddington area is also very promising, especially with the pending arrival of Crossrail, which will transform Paddington (an already major transportation service for the W2 area) into a public transportation titan; journeys from Paddington to Liverpool Street being reduced to a mere 9 minutes (rather than its current 21 minutes) and areas such as Canary Wharf now being directly accessible in approximately 16 minutes! So with both areas` prospects clearly expressing bright fortunes for the future, let`s examine the financial figures to support this in more detail and to compare them against one another. I will be using 2 bedroom and 3 bedroom properties as my models, which shall be taken across two streets from both Marylebone and Paddington. The investment characteristics I will be focussing on are the average property values, the average rental values and what sort of rental yield these two indicators calculate towards; I will also be illustrating the capital growth over the last 10 years, in each of these streets. Property Investment in Paddington: Praed Street (W2) 2 bedroom flats: Average Property Value: £1,087,596 - Average Rental Value: £3,200 (pcm) - Predicted Rental Yield= 3.53% - Average Purchase Price in 2006: £521,000 - Capital Growth over the last 10 years (2006 – 2016) = 74% 3 bedroom flats: Average Property Value: £1,516,327 – Average Rental Value: £4,475 (pcm) - Predicted Rental Yield= 3.54% - Average Purchase Price in 2006: £646,813 - Capital Growth over the last 10 years (2006 – 2016) = 86% Sussex Gardens (W2) 2 bedroom flats: Average Property Value: £1,006,453- Average Rental Value: £3,100 (pcm) - Predicted Rental Yield= 3.69% - Average Purchase Price in 2006: £491,450 - Capital Growth over the last 10 years (2006 – 2016) = 72% 3 bedroom flats: Average Property Value: £1,379,333 – Average Rental Value: £4,036 (pcm) - Predicted Rental Yield= 3.51% - Average Purchase Price in 2006: £571,422 - Capital Growth over the last 10 years (2006 – 2016) = 88% Property Investment in Marylebone: Blandford Street (W1U) 2 bedroom flats: Average Property Value: £1,450,500 - Average Rental Value: £4,380 (pcm) - Predicted Rental Yield= 3.62% - Average Purchase Price in 2006: £690,000 - Capital Growth over the last 10 years (2006 – 2016) = 75% 3 bedroom flats: Average Property Value: £2,120,186 – Average Rental Value: £6,300 (pcm) - Predicted Rental Yield= 3.56% - Average Purchase Price in 2006: £830,000 - Capital Growth over the last 10 years (2006 – 2016) = 94% Queen Anne Street (W1G) 2 bedroom flats: Average Property Value: £1,261,709 - Average Rental Value: £3,680 (pcm) - Predicted Rental Yield= 3.50% - Average Purchase Price in 2006: £565,000 - Capital Growth over the last 10 years (2006 – 2016) = 81% 3 bedroom flats: Average Property Value: £1,848,166 – Average Rental Value: £5,470 (pcm) - Predicted Rental Yield= 3.55% - Average Purchase Price in 2006: £735,500 - Capital Growth over the last 10 years (2006 – 2016) = 92% If we proceed to analyse these figures, we can immediately see that Marylebone as well as Paddington both offer commendable investment opportunities, with 2 and 3 bedroom properties in either area exceeding predicted rental yields of 3.50% or more, emitting a growth (over the last 10 years) of at least 72% or over and providing very healthy rental values, which surpass £3,000 (pcm) in every instance illustrated. If we begin by focussing on Paddington, whilst using the streets discussed, I can reveal to you that the average property price for 2 bedroom properties here is an estimated £1,047,024, which is a much higher average of £1,447,830 for 3 bedroom properties. Comparing these prices to Marylebone, we can see that the prestige of this area is certainly more reflected with prices noticeably higher here; the average valuation for 2 bedroom flats (considering our 2 illustrated streets) is £1,356,104, and for 3 bedroom properties the average cost stretches to £1,984,176. Coming back to Paddington, the average rental values for 2 bedroom properties here (across our 2 streets) stands at £3,837.50 (pcm), whereas the average rental value for 3 bedroom properties increases to £4,255.50 (pcm). The average rental yields across both streets, when averaged out and conjoined with one another, equates to 3.56% for 2 bedroom flats and is a slightly lower account of 3.52% for 3 bedroom flats. If we weigh these figures up against Marylebone, 2 bedroom homes generate £192.50 (pcm) more rental income, circulating at around £4,030 (pcm) on average, but with 3 bedroom homes a massive difference of £1,629.50 (pcm) can be seen, which averages out to a rental value of £5,885 (pcm). Regarding the rental yields, the two areas are almost symmetrical with Marylebone offering 3.56% rental yield (identical to Paddington) and there is only a minimal difference between the two areas considering 3 bedroom properties – Marylebone generates 3.55%, which may only be a 0.03% difference, but is still nonetheless slightly higher. However, the real game changer between the two areas is undoubtedly the capital growth I`d have to say! For Paddington, capital growth rates hit around 73% for addresses with 2 bedrooms and 87% for properties which contain 3 bedrooms; whereas Marylebone submit capital growth ratings of 78% for the former, and 93% for the latter amount of bedrooms. In both instances the capital growth of Marylebone is distinctly higher (5% more for 2 bedroom flats and 6% more for 3 bedroom flats); we are thus shown that the probability of increased investment potential is more effective here and that Marylebone has the capability to increase your initial financial input much faster than Paddington. In overall, I`d say that although Paddington represents a pretty good investment outlet, the majority of our investment indicators point towards an investment in Marylebone; nonetheless suitable investment opportunities can certainly be found in both areas, so keep a good eye out for everyday deals! If you would like a more in depth analysis regarding either (or both) the Marylebone and Paddington areas, their investment parallels as well as the advantages of choosing one district`s prospects over its neighbour`s, please freely raise any questions with me, I am always happy to share my knowledge and be of service.

How do properties surrounding the Marylebone tube/rail station compare to properties located around the Marylebone hospital district? – Do these properties offer a good investment solution and how do they currently fare in the Marylebone property market?

Mon, 02 May 2016 12:00:00 GMT

Last week, I was pleasantly greeted for the second time with a call from a well-informed, conversant and most humorous gentleman, who had called in once again to discuss the Marylebone property market with me, as well as the topics recently covered in my blog – with particular note to the Howard De Walden and Portman Estates. As well as really appreciating his feedback and the time he took to offer his perspective on the direction he believes the market is heading in, I really admired a particular analogy which he passionately expressed to me, whilst referring to my own position in the Marylebone market. He suggested that the direction I should head in regarding my own ventures should mimic ‘Alexander the Great`, attacking the property market head on, piercing through sharply right at its heart – just like Alexander did in his many battles, often leading immediately with a sharp blade and challenging enemy generals directly into combat - rather than systematically wiping out hoards of armies before he got to the real deal. What struck me with this analogy is regardless of how seemingly unrelated it may be, it has much commonality with the current property market and how instead of working our way around Marylebone, gradually acquiring more significant properties, in areas of rising prestige, perhaps we should strike in the heart of Marylebone. To be more specific, we should look for investment opportunities in perimeters of great influence, familiarity and those which are at the core of the area – those which to some extent help identify Marylebone, and are particularly relevant on the map. I see two such areas within Marylebone which fit this description, the first I classify as the main Marylebone tube/rail station, and the second – the widely-renown hospital district within Marylebone, which covers Harley Street with its hospitals and clinics, as well as the nearby area leading into ‘University College Hospital` and ‘King Edward VII`s Hospital`. These sites, in my opinion, can be seen as the generals of Marylebone or rather two important landmarks which greatly influence nearby property prices, - but just how significant can a potential investment in either of these areas amount to? In order to help answer this question, I will be using streets in close circumference to both the Marylebone tube/rail station as well as the hospital district, focussing in particular with 2 and 3 bedroom properties – which I will be using as my demonstrations. With property investment, 4 of the chief and most imperative factors that require consideration are: average property values, average achievable rental values, prospective rental yields, as well as capital growth accounts of the last 10 years - as a good indicator. I will be illustrating 2 streets from each area, detailing the figures behind each of these important investment indicators, and their direct relation to our featured streets; resultantly these figures can help us analyse, as well as compare the two sites - and perhaps find out which area has more investment potential! Property Investment near the Marylebone tube/rail station: Harewood Avenue (NW1): 2 bedroom properties: Average Property Value: £1,115,846 - Average Rental Value: £4,100 (pcm) – Predicted Rental Yield= 4.40% - Average Purchase Price in 2006: £485,000 - Capital Growth over the last 10 years (2006 – 2016) = 84% 3 bedroom properties: Average Property Value: £1,456,388 - Average Rental Value: £5,450 (pcm) – Predicted Rental Yield= 4.49% - Average Purchase Price in 2006: £581,000 - Capital Growth over the last 10 years (2006 – 2016) = 92% Balcombe Street (NW1): 2 bedroom properties: Average Property Value: £1,112,430 - Average Rental Value: £4,000 (pcm) – Predicted Rental Yield= 4.31% - Average Purchase Price in 2006: £480,000 - Capital Growth over the last 10 years (2006 – 2016) = 84% 3 bedroom properties: Average Property Value: £1,395,969 - Average Rental Value: £5,200 (pcm) – Predicted Rental Yield= 4.47% - Average Purchase Price in 2006: £570,000 - Capital Growth over the last 10 years (2006 – 2016) = 90% Property investment near the Marylebone hospital district: Harley Street (W1G): 2 bedroom properties: Average Property Value: £1,459,283 - Average Rental Value: £4,450 (pcm) – Predicted Rental Yield= 3.65% - Average Purchase Price in 2006: £502,063 - Capital Growth over the last 10 years (2006 – 2016) = 107% 3 bedroom properties: Average Property Value: £1,650,112 - Average Rental Value: £5,000 (pcm) – Predicted Rental Yield= 3.63% - Average Purchase Price in 2006: £595,987 - Capital Growth over the last 10 years (2006 – 2016) = 102% Weymouth Street (W1G): 2 bedroom properties: Average Property Value: £1,218,168 - Average Rental Value: £3,600 (pcm) – Predicted Rental Yield= 3.54% - Average Purchase Price in 2006: £494,000 - Capital Growth over the last 10 years (2006 – 2016) = 91% 3 bedroom properties: Average Property Value: £1,416,700 - Average Rental Value: £4,200 (pcm) – Predicted Rental Yield= 3.55% - Average Purchase Price in 2006: £576,400 - Capital Growth over the last 10 years (2006 – 2016) = 90% From these results, we can see just how diverse and varied the current Marylebone property market is at the moment, where each of our 4 streets offer a different investment outlook from the next and vary in all 4 of our chief investment indicators – property prices, rental values, rental yields and capital growth. Taking a look firstly at the Marylebone hospital district, we can see that the average price for a 2 bedroom property (using our 2 example streets as our models) arrives in the region of £1,338,725; for 3 bedroom properties this average price stands at £1,553,406. Comparing these figures to the area circling the Marylebone tube/rail station, we see that 2 bedroom properties here next to the station are much cheaper for both 2 and 3 bedroom properties – where the former stands at £1,114,138 and the larger 3 bedroom property attracts average price tags of around £1,426,178. However, we must also keep in mind that these figures are also affected by and reflect the high volume of terraced houses nearby the Marylebone Station - especially along Harewood Avenue, where these types of properties generally attract higher rental prices and in turn generate better rental yields. To expand on and illustrate this point, we can see that 2 bedroom properties on our two featured streets, around Marylebone Station`s circumference, have an average rental worth of £4,050 (pcm); this is naturally even higher for 3 bedroom properties, which have an average rental capacity to earn £5,325 (pcm). The average rental yield is also of a very superior nature, with great buy-to-let potential – 2 bedroom properties here generate an amazing 4.35% yield on average, whereas 3 bedroom residences rate even higher with a 4.48% rental yield on average. In direct contrast, when we view Harley Street & Weymouth Street (our Marylebone hospital district representatives), we see quite similar rental values for 2 bedroom properties - £4,025 (pcm) on average, and although at the slightly lower worth of £4,600 (pcm) for 3 bedroom properties, this can still be viewed as a similar pricing bracket. But what really stands out is, while the rental values are comparable, the relatively modest rental yields found in Marylebone`s hospital district, are nonetheless noticeably lower; for 2 bedroom properties this stands on average at 3.59% and for 3 bedrooms coincidently enough a yield of 3.59% can also be expected in equal proportion. Conversely, although the area covering the Marylebone Station is shown to slightly edge the hospital district thus far, capital growth rates are actually much more productive and profitable in the latter`s domain. With regards to the area surrounding the Marylebone Station, 2 bedroom properties over the last 10 years have generated a capital growth of 84%, while 3 bedroom properties have produced a growth of 91%; conversely Marylebone`s hospital district boasts capital growth rates in the region of 99% for 2 bedroom residences, and 96% for 3 bedrooms. As you can calculate, capital growth ratings are quite high amongst both our areas, but the streets within the hospital district certainly have an edge here, with 15% more growth than its neighbour for 2 bedroom properties and a more narrow, but significantly enough 5% more growth for 3 bedroom properties. An investment in Marylebone as a whole would certainly be a fantastic decision, with the entire perimeter`s investment strength of a high performance. But magnifying our two areas again, terraced houses are more abundantly located near the Marylebone Station, whereas the hospital district is dominated much more by flats, which makes house types a matter of personal decision. However, in terms of the investment potential involved, those looking to purchase a property with high capital growth expectations should certainly be more swayed towards the hospital district, whereas others who are more interested in buy-to-let aspirations should focus their attentions around the Marylebone Station area. Nonetheless, there is room for manoeuvrability in both areas, although rental capacities for properties near Marylebone Station have illustrated themselves as generally higher, demand from tenants are usually more prominent in the hospital district, with a greater range of services and job opportunities available here. Similarly, great investment deals can also be found around the Marylebone Station, with high capital growth capacities (even ones to rival the hospital district) – it is simply a matter of finding a property at the right price, in a positive location, which can make all the difference not only on the initial deal`s strength, but also the profitability of the property investment in the long run! Should you require any further information with respect to property investment in either the perimeter circling the Marylebone Station, the hospital district located in Marylebone, or even any specific part of Marylebone that you may be looking to invest in, please give me a call and I would be happy to discuss your individual circumstances with you.

Battle of the Marylebone postcodes – W1H facing off against W1U! Let`s take a look at 2 and 3 bedroom properties... what sort of investment potential do properties encompassed within these Marylebone postcodes offer us?

Mon, 09 May 2016 12:00:00 GMT

Well last week was once again certainly another busy week in Marylebone, where I received many enquiries regarding investment opportunities in a number of areas; but the two sites which dominated my work last week fell within the W1H and W1U postcodes. W1U is a widely attractive prospect with potential Marylebone investors, especially with the inclusion of noteworthy sites being situated here such as Chiltern Street`s widely-renown and historical firehouse, which presently operates as an upper class restaurant attracting many A-list celebrities wishing to hang out in this top-notch hotspot. On the subject of historical sites, this postcode also encompasses the impressive Wallace Collection – the former townhouse of the Seymour family; it is now home to one of Europe`s finest collections of art, paintings, furniture, arms & armour and porcelain. If you thought that was all, let me tell you we`ve only skimmed the surface, as W1U also incorporates the highly prestigious University of Westminster (Marylebone campus), as well as the superb shopping district of Baker Street which stretches out along 1.5 miles and is perhaps most famously associated as the residence of the fictional detective – Sherlock Holmes. As for its next door rival W1H, although not as densely populated with touristic attractions, there is a good variety of important Marylebone streets, which are very well known and help to define Marylebone such as Seymour Place that stretches out to ¾ of a mile, as well as a grand selection of picturesque Central London squares such as Montague Square, Portman Square and Bryanston Square. There are also some noteworthy as well as cultural sites incorporated in around the postcode`s area such as: the West End Great Synagogue – which is one of the oldest in the United Kingdom and has resultantly been given Grade I listed status. The home of the magnificent Portman Estate, one of the most influential property giants certainly in Marylebone, also situates itself within W1H – strongly aiding in the area`s development with particular mention to Seymour Place and New Quebec Street, which forms part of the Portman Village. In addition, although not directly part of the W1H postcode, a good portion of the fascinating Edgware Road closely borders this Marylebone district and is so closely situated nearby that I believe it can certainly be seen as a factor and relatable in reference to W1H`s investment prospects. Edgware Road`s history extends as far back as the Roman era, was commuted through by Pilgrims in mediaeval times, along with sharing origins to some of the most vibrant Arab communities in the 19th century, and even London`s first Indian Restaurant opened here in 1810. Undoubtedly W1U as well as W1H both offer a pleasant base to set up your investment headquarters, but just as the question posed to me by a prospective investor last week outlines: which area on the whole has a better investment outlook currently and how do important investment indicators portray each area`s financial capacities? In order to explore this query, I will be looking very closely at both areas, where using 2 & 3 bedroom properties as my models, I will be exploring the investment capacities of both these postcodes – with particular attention to the average property prices, rental values, rental yields as well as the capital growth records over the last 10 years. Property Investment in W1U: Bickenhall Street (W1U) 2 bedroom properties: Average Property Value: £1,650,500 - Average Rental Value: £4,500 (pcm) – Predicted Rental Yield= 3.27% - Average Purchase Price in 2006: £580,000 - Capital Growth over the last 10 years (2006 – 2016) = 105% 3 bedroom properties: Average Property Value: £2,230,000 - Average Rental Value: £6,100 (pcm) – Predicted Rental Yield= 3.28% - Average Purchase Price in 2006: £790,000 - Capital Growth over the last 10 years (2006 – 2016) = 104% Luxborough Street (W1U) 2 bedroom properties: Average Property Value: £1,156,750 - Average Rental Value: £3,200 (pcm) – Predicted Rental Yield= 3.31% - Average Purchase Price in 2006: £450,000 - Capital Growth over the last 10 years (2006 – 2016) = 95% 3 bedroom properties: Average Property Value: £1,778,000 - Average Rental Value: £4,900 (pcm) – Predicted Rental Yield= 3.30% - Average Purchase Price in 2006: £680,000 - Capital Growth over the last 10 years (2006 – 2016) = 97% Chiltern Street (W1U) 2 bedroom properties: Average Property Value: £1,384,214 - Average Rental Value: £4,200 (pcm) – Predicted Rental Yield= 3.64% - Average Purchase Price in 2006: £450,000 - Capital Growth over the last 10 years (2006 – 2016) = 99% 3 bedroom properties: Average Property Value: £2,143,466 - Average Rental Value: £5,900 (pcm) – Predicted Rental Yield= 3.30% - Average Purchase Price in 2006: £810,000 - Capital Growth over the last 10 years (2006 – 2016) = 98% Property Investment in W1H: Harcourt Street (W1H) 2 bedroom properties: Average Property Value: £1,128,125 - Average Rental Value: £3,150 (pcm) – Predicted Rental Yield= 3.35% - Average Purchase Price in 2006: £432,500 - Capital Growth over the last 10 years (2006 – 2016) = 96% 3 bedroom properties: Average Property Value: £1,726,000 - Average Rental Value: £4,850 (pcm) – Predicted Rental Yield= 3.37% - Average Purchase Price in 2006: £590,000 - Capital Growth over the last 10 years (2006 – 2016) = 108% Hampden Gurney Street (W1H) 2 bedroom properties: Average Property Value: £1,119,666 - Average Rental Value: £3,250 (pcm) – Predicted Rental Yield= 3.48% - Average Purchase Price in 2006: £425,000 - Capital Growth over the last 10 years (2006 – 2016) = 97% 3 bedroom properties: Average Property Value: £1,573,750 - Average Rental Value: £4,650 (pcm) – Predicted Rental Yield= 3.52% - Average Purchase Price in 2006: £510,000 - Capital Growth over the last 10 years (2006 – 2016) = 113% Homer Street (W1H) 2 bedroom properties: Average Property Value: £957,333 - Average Rental Value: £3,147 (pcm) – Predicted Rental Yield= 3.94% - Average Purchase Price in 2006: £390,000 - Capital Growth over the last 10 years (2006 – 2016) = 90% 3 bedroom properties: Average Property Value: £1,680,000 - Average Rental Value: £5,100 (pcm) – Predicted Rental Yield= 3.64% - Average Purchase Price in 2006: £560,000 - Capital Growth over the last 10 years (2006 – 2016) = 110% If we begin to unravel and expand upon some of these figures then, we can see that the average property prices vary considerably between the different Marylebone streets; for W1H (taking into account our model streets) 2 bedroom properties range around £1,068,374 on average and 3 bedroom properties have an estimated average price of £1,659,916. Whereas, with regards to the W1U area, the streets we have gathered amount to £1,397,154 on average for 2 bedroom properties and a much higher premium of £2,050,488 on average for 3 bedroom properties. The fact that property prices for both 2 as well as 3 bedrooms are higher on average in the W1U postcode than in the W1H area goes to show that the great touristic sites, which we outlined in our introduction, really do reflect themselves upon a property`s worth and the demand for this block of space is in general typically higher. Regarding rental prices and yields, 2 bedroom flats within W1H can expect to generate around £3,182 (pcm) on average and rake in an average yield in the region of 3.59% annually; for 3 bedroom properties here rental worth`s of around £4,866 (pcm) can be expected and yearly yields float around the 3.51% mark. On the neighbouring W1U side, although 2 bedroom flats have higher rental capacities of around £3,950 (pcm) they submit a slightly lower average annual yield of 3.40%; for 3 bedroom residences this trend continues where a much higher average rental capacity of £5,633 (pcm) can be expected, but again a slightly inferior annual yield of 3.29% can be predicted on average. Taking a look at our last investment indicator next – capital growth over the last 10 years, for W1H this comes to 94.33% for 2 bedroom properties and 110.33% for 3 bedroom properties; with regards to the W1U area, both 2 and 3 bedroom flats have achieved a capital growth of approximately 99.66%. Even though we see that the W1U perimeter has outperformed W1H`s capital growth by 5.33%, the opposite has occurred with respect to 3 bedroom properties where W1H has grew 10.67% more in the last 10 years than its competitor W1U. In overall, we see that both areas can be seen as great investment choices, with the results of our investment indicators being almost equally distributed to both the W1H and W1U areas. W1H can be associated with lower property prices, slightly higher rental yields, and possessing a better capital growth performance over the last 10 years than W1U with regards to 3 bedroom properties. Conversely, W1U encompasses a greater quality of tourist attractions and sites, which naturally has increased their property prices, but residences here also generate higher rental prices, which means a heftier income each month for a potential investor and also the area has outperformed W1H on the matter of capital growth relating to 2 bedroom properties; it seems as if we have a tie at 3 points each! A decision between these two postcodes will often reflect an investor`s budget, their preference of location, the levels of tenant supply and demand during the time of investment and their buy-to-let ambitions – whether they are more focussed on rental prices or specifically prospective capital growth rates. One thing is for certain however, whether you decide to invest within W1H or W1U you can rest assured that investing in Marylebone generally will undoubtedly provide you with a great assurance of future income and an undoubtedly sizeable increase on your initial investment in the years to follow. After reading this article, if you would like any additional information regarding either the W1H or W1U areas in Marylebone, or perhaps if you would like to venture towards any other specific Marylebone postcode, please get in touch with me and let me know; I will always aim to deliver upon any requests made by my readers.

Which Marylebone block of flats, offer the best investment potential? Let`s take a look at the NW1 and W1H postcodes - analysing some of the chief blocks that encompass them!

Mon, 16 May 2016 12:00:00 GMT

When it comes to Central London in general, and especially with Marylebone, flats are the most commonly exchanged properties on the property market and the most widespread property type available in Marylebone as a whole. Thus, there is no wonder that week after week the greatest volume of enquiries that I receive regarding investment in Marylebone usually revolves around different flats in the area. A particular instance outlining this premise came a few days ago, when I received a very interesting subject presented to me by an overseas investor, who has been in regular contact with me lately. He was clear in his desire to acquire a flat in an important, well-known block within Marylebone that has great investment potential, but he was unsure of which block exactly he should concentrate his thoughts on, so he plainly asked me: What Marylebone block of flats (and type of block) has the best investment potential currently, with respect to 1 and 2 bedroom apartments? I immediately told him that in my opinion, the NW1 as well as the W1H postcodes would be a great place to start, as there is a great selection of Marylebone blocks here. Furthermore, whilst I did mention a few great blocks that I know have performed very well over the last couple of years, I concluded that I would definitely undertake some thorough research and get back to him shortly. There are a great range of blocks of flats in Marylebone that come into an assortment of different property types including a few such as: period and mansion blocks, as well as purpose-built blocks and modern-gated developments. NW1 blocks most commonly feature modern developments built for the purpose of encompassing flats, whereas many of the blocks in the W1H area are very much period buildings, which have been converted and modernised to blocks. These converted blocks nonetheless host a great array of flats, and satisfy modern-day demand, whilst still retaining their period features as well as traditional feeling. Thus, the selection of 1, 2 and 3 bedroom flats are much greater in the NW1 area, with a superior quantity of new housing developments and high risers, which also integrates more flats within the building`s premises. On the other hand, quantity doesn`t necessarily mean quality – or more specifically a better investment potential, so there is a lot to be gained from the W1H area too. But arriving back to the task at hand, in order to not only aid my overseas investor in finding the best Marylebone block to invest in, I hope to also be of service to my dear readers, who I trust will find this research useful to their own investment endeavours as well. I will be comparing a total of 6 well-known Marylebone blocks, 3 from the NW1 perimeter and the same number from W1H; I shall focus upon the average values of 1 & 2 bedroom flats in these quarters, where I will conduct an analysis of the average asking prices, the current achievable rental values, predicted annual rental yields, as well as an account of capital growth rates during the last 10 years. Investing in a block of flats in NW1: Marathon House, Marylebone Road (NW1) 1 bedroom properties: Average Property Value: £624,500 - Average Rental Value: £2,250 (pcm) – Predicted Rental Yield= 4.32% - Average Purchase Price in 2006: £312,000 - Capital Growth over the last 10 years (2006 – 2016) = 70% 2 bedroom properties: Average Property Value: £1,040,670 - Average Rental Value: £3,750 (pcm) – Predicted Rental Yield= 4.35% - Average Purchase Price in 2006: £510,000 - Capital Growth over the last 10 years (2006 – 2016) = 72% Palgrave Gardens (NW1) 1 bedroom properties: Average Property Value: £669,211 - Average Rental Value: £2,450 (pcm) – Predicted Rental Yield= 4.39% - Average Purchase Price in 2006: £346,000 - Capital Growth over the last 10 years (2006 – 2016) = 66% 2 bedroom properties: Average Property Value: £1,185,000 - Average Rental Value: £4,400 (pcm) – Predicted Rental Yield= 4.45% - Average Purchase Price in 2006: £591,200 - Capital Growth over the last 10 years (2006 – 2016) = 70% Dorset House, Gloucester Place (NW1 5AH) 1 bedroom properties: Average Property Value: £548,728 - Average Rental Value: £2,000 (pcm) – Predicted Rental Yield= 4.37% - Average Purchase Price in 2006: £270,000 - Capital Growth over the last 10 years (2006 – 2016) = 71% 2 bedroom properties: Average Property Value: £986,000 - Average Rental Value: £3,600 (pcm) – Predicted Rental Yield= 4.38% - Average Purchase Price in 2006: £480,000 - Capital Growth over the last 10 years (2006 – 2016) = 72% Investing in a block of flats in W1H: Varsity Court, Homer Street (W1H 4NW) 1 bedroom properties: Average Property Value: £646,000 - Average Rental Value: £1,900 (pcm) – Predicted Rental Yield= 3.52% - Average Purchase Price in 2006: £300,000 - Capital Growth over the last 10 years (2006 – 2016) = 77% 2 bedroom properties: Average Property Value: £1,044,000 - Average Rental Value: £3,100 (pcm) – Predicted Rental Yield= 3.56% - Average Purchase Price in 2006: £460,000 - Capital Growth over the last 10 years (2006 – 2016) = 82% Dudley Court, Upper Berkeley Street (W1H) 1 bedroom properties: Average Property Value: £563,857 - Average Rental Value: £1,750 (pcm) – Predicted Rental Yield= 3.72% - Average Purchase Price in 2006: £240,000 - Capital Growth over the last 10 years (2006 – 2016) = 86% 2 bedroom properties: Average Property Value: £971,888 - Average Rental Value: £3,000 (pcm) – Predicted Rental Yield= 3.70% - Average Purchase Price in 2006: £370,000 - Capital Growth over the last 10 years (2006 – 2016) = 97% Landward Court, Harrowby Street (W1H 5HB) 1 bedroom properties: Average Property Value: £610,000 - Average Rental Value: £ 1,800 (pcm) – Predicted Rental Yield= 3.54% - Average Purchase Price in 2006: £290,000 - Capital Growth over the last 10 years (2006 – 2016) = 75% 2 bedroom properties: Average Property Value: £1,092,545 - Average Rental Value: £3,250 (pcm) – Predicted Rental Yield= 3.55% - Average Purchase Price in 2006: £410,000 - Capital Growth over the last 10 years (2006 – 2016) = 98% From our results, we can see that flats incorporated within blocks situated in both the NW1, as well as W1H area, both prove to be worthwhile potential investments that certainly make financial-sense and achieve a market value or higher investment rating. But now unpicking and magnifying these figures, I can tell you that our NW1 representatives form an average asking price of £614,146 for 1 bedroom properties and £1,070,556 for 2 bedroom properties. These average prices are very similar to those achieved in the W1H perimeter: 1 bedroom flats come to an average worth of £606,619, and this rises to £1,036,144 for 2 bedroom flats. Although our averages portray higher prices in the NW1 area, this is minimal and we can say that the two areas hold similar price brackets for both 1 and 2 bedroom properties; there is only a £34,412 average price difference with 2 bedroom properties (between NW1 & W1H) and an even lower £7,527 difference for 1 bedroom properties. Nonetheless, whilst price ranges may fall within the same bracket, there is a wider bridge between the two areas with respect to rental prices and yields. Amongst 1 bedroom properties in W1H the average rental value calculates at around £1,816 (pcm), which generates an average rental yield (yearly) of 3.59%; as for 2 bedroom properties, the rental capacity is naturally higher and rises to £3,116 (pcm) – in turn producing an estimated annual yield of 3.60%. In comparison, NW1 produces much higher results in this investment field, with a much higher average rental yield of 4.36% and rental values also greater with an average of £2,233 (pcm) for 1 bedroom properties; for 2 bedroom apartments a high yield of 4.39% is also achieved with an average rental worth of £3,916 (pcm). So NW1 blocks certainly bring about a better investment outlook that W1H in terms of its rental features, but how do the two areas compare when we analyse the capital growth? Well if we look at the capital growth of the last 10 years with NW1, we can see an average growth of 69% for 1 bedroom flats and a 71.33% growth for 2 bedroom residences. However, this time W1H outperforms its neighbouring postcode with higher capital growth rates for both 1 and 2 bedroom properties, with the former achieving a 79.33% growth and the latter bringing about an even more advanced growth rate of 92.33%. The difference here generates quite a margin, with 1 bedroom properties within the W1H area acquiring a 10.33% increased growth rate than NW1, and for 2 bedroom properties this margin between W1H and NW1 is almost doubled with a difference of growth reaching a massive 21%! Consequently, we can see that both these areas hold key, but very different investment strengths, where although property prices are fairly even, W1H and NW1 tense their muscles in very different directions – NW1 produces much higher rental capabilities and annual yields, whereas W1H clearly outperforms their rival with regards to capital growth. Whether you decide upon an investment in either the NW1 or W1H areas, you will certainly be acquiring a very efficient investment package whatever way you look at it, just keep in mind your investment goals as well as preferences, and you will undoubtedly be pleased with your future prospects. If you would any more information regarding any of the Marylebone blocks that I have outlined in the NW1 & W1H areas, or any other blocks you may be interested in around Marylebone, please contact me and I will personally discuss some investment opportunities with you. There are some great 1, 2 and 3 bedroom flats available in some of these blocks at the moment, so get in touch!

Marylebone block of flats part 2 - W1G facing off against W1U! Where should we be focussing our investment attentions, which area presents us with a better buy-to-let potential for this property type?!

Mon, 23 May 2016 12:00:00 GMT

So last week we discussed the W1H and NW1 postcodes in great depth – regarding Marylebone blocks of flats. I am very pleased to say that we received a lot of positive feedback as a result, and some of the only pieces of disappointment were that we didn`t cover other Marylebone postcodes as well, which other potential investors are currently looking at – with especial observation towards Marylebone blocks. A particular example of this feedback comes in the form of a current landlord based in the W1U area, who although successful and performing well with his properties, he is always on the lookout for new investment opportunities. Nonetheless, during his phone call with me, he expressed that from his own standpoint, he really wished that I had covered his own W1U area, as he desired to hear whether a couple of his own flats, which are incorporated within a selection of Marylebone blocks are currently faring well. He outlined that he was really impressed with ‘the unique structure of my articles` and that he would really enjoy a similar structured analysis regarding his own W1U area versus the W1G postcode, as he has been debating whether he should be expanding his property endeavours into these borders as well. Well I am never one to turn a request down from a valued reader, especially one as passionate about Marylebone as myself, plus it is only fair that I cover the other 2 main Marylebone postcodes - especially if it is in demand. Hence, I responded to him answering that I will certainly address his request and cover a selection of different Marylebone blocks in the W1U area, whilst facing off the analysis against the nearby W1G postcode. Firstly, I would like to talk a little more about the blocks of flats that are located within these postcodes and specifically the ones which I have decided to cover in my upcoming analysis. Unlike last week`s NW1 & W1H postcodes (with NW1 in particular), the perimeters of W1U and W1G encompass much less modern developments as well as ‘high-risers`, instead utilizing many more converted period blocks and especially with W1U, many converted mansion blocks. Regarding W1U, the blocks which I have chosen to assess (in terms of their investment potential) will be Wigmore Court, Portman Mansions and York Place Mansions. As their names imply, these latter two blocks are mansion blocks, which have been converted to house the many flats encompassed within; as for Wigmore Court this block has been ‘purpose-built` and instead of being converted, it was designed from the outset to inhabit its selection of flats. Concerning my choices for W1G, I have selected the following Marylebone blocks: Maybury Court, Harmont House and Melcombe Regis Court. The first two of my chosen blocks, Maybury Court and Harmont House are both popular purpose-built blocks, which feature attractive as well as modern designs, whereas Melcombe Regis Court retains its period building features, whilst also satisfying modern-day demand by now housing scores of different flats. So getting down to business then, I will be conducting an analysis using the 3 notorious and well-recognised blocks that I have mentioned from each postcode, where I will be gathering the average values of 2 and 3 bedroom flats that can be found residing here. I will also be comparing the current average rental values, the prospective rental yields, along with a documentation of the average capital growth rates recorded during the last 10 years. Investing in a block of flats in W1G: Maybury Court, Marylebone Street (W1G 8JF) 2 bedroom properties: Average Property Value: £974,053- Average Rental Value: £2,600 (pcm) – Predicted Rental Yield= 3.20% - Average Purchase Price in 2006: £390,000 - Capital Growth over the last 10 years (2006 – 2016) = 92% 3 bedroom properties: Average Property Value: £1,321,222 - Average Rental Value: £3,550 (pcm) – Predicted Rental Yield= 3.22% - Average Purchase Price in 2006: £490,000 - Capital Growth over the last 10 years (2006 – 2016) = 100% Harmont House, Harley Street (W1G 9PH & W1G 9PJ) 2 bedroom properties: Average Property Value: £1,242,275 - Average Rental Value: £3,300 (pcm) – Predicted Rental Yield= 3.23% - Average Purchase Price in 2006: £512,250 - Capital Growth over the last 10 years (2006 – 2016) = 89% 3 bedroom properties: Average Property Value: £1,535,220 - Average Rental Value: £4,100 (pcm) – Predicted Rental Yield= 3.20% - Average Purchase Price in 2006: £625,000 - Capital Growth over the last 10 years (2006 – 2016) = 90% Melcombe Regis Court, Weymouth Street (W1G) 2 bedroom properties: Average Property Value: £1,139,750 - Average Rental Value: £3,050 (pcm) – Predicted Rental Yield= 3.21% - Average Purchase Price in 2006: £495,000 - Capital Growth over the last 10 years (2006 – 2016) = 84% 3 bedroom properties: Average Property Value: £1,443,080 - Average Rental Value: £3,850 (pcm) – Predicted Rental Yield= 3.20% - Average Purchase Price in 2006: £600,000 - Capital Growth over the last 10 years (2006 – 2016) = 88% Investing in a block of flats in W1U: Wigmore Court, Wigmore Street (W1U 3RU) 2 bedroom properties: Average Property Value: £1,134,450 - Average Rental Value: £3,050 (pcm) – Predicted Rental Yield= 3.22% - Average Purchase Price in 2006: £430,000 - Capital Growth over the last 10 years (2006 – 2016) = 97% 3 bedroom properties: Average Property Value: £1,314,133 - Average Rental Value: £3,500 (pcm) – Predicted Rental Yield= 3.19% - Average Purchase Price in 2006: £515,000 - Capital Growth over the last 10 years (2006 – 2016) = 94% Portman Mansions, Chiltern Street (W1U 6NS) 2 bedroom properties: Average Property Value: £1,368,325 - Average Rental Value: £3,750 (pcm) – Predicted Rental Yield= 3.28% - Average Purchase Price in 2006: £550,000 - Capital Growth over the last 10 years (2006 – 2016) = 91% 3 bedroom properties: Average Property Value: £1,872,000 - Average Rental Value: £5,200 (pcm) – Predicted Rental Yield= 3.33% - Average Purchase Price in 2006: £735,000 - Capital Growth over the last 10 years (2006 – 2016) = 94% York Place Mansions, Baker Street (W1U 6RX) 2 bedroom properties: Average Property Value: £1,316,344 - Average Rental Value: £3,500 (pcm) – Predicted Rental Yield= 3.19% - Average Purchase Price in 2006: £520,000 - Capital Growth over the last 10 years (2006 – 2016) = 93% 3 bedroom properties: Average Property Value: £1,615,800 - Average Rental Value: £4,300 (pcm) – Predicted Rental Yield= 3.19% - Average Purchase Price in 2006: £650,000 - Capital Growth over the last 10 years (2006 – 2016) = 91% Taking a look at some of these figures in more depth, we can decipher that both the W1G as well as the W1U areas both achieve good market value figures, with respect to all our key investment indicators and perform to a healthy financial standard. Regarding the W1G area and 2 bedroom properties, we have taken a range of different priced blocks as our models and we can see an average price here of £1,118,692; for 3 bedroom properties this average worth naturally increases and reaches a figure of £1,433,174. In comparison, our chosen blocks for the W1U district present average price tags of £1,273,073 for 2 bedroom flats, and a figure of £1,600,644 for 3 bedroom flats. Consequently, you will spot that on average and certainly with respect to our chosen blocks, the W1U perimeter illustrates quite a gap in price against the neighbouring W1G area, where both 2 as well as 3 bedroom properties are worth more in the W1U vicinity. There is an average price difference of £154,381 between W1U & W1G for 2 bedroom flats, and a slightly wider gap of £167,470 with regards to 3 bedroom flats situated within these blocks; this inequality of price however is largely due to the increased worth and prestige of the mansion blocks that populate the W1U area. In addition, regarding rental values, W1U also possesses an edge with its higher prices, where our example blocks here portray an average rental value of £3,433 (pcm) for 2 bedroom properties, and a rental capacity of £4,333 (pcm) for 3 bedroom properties. With respect to W1G blocks, the average rental worth of 2 bedroom flats here calculate around a much smaller figure of £2,983 (pcm), which also remains lower than the W1U average for 3 bedroom properties – with an average estimation of £3,833 (pcm). However, these figures level up much more proportionately when the topic of rental yields arises, where W1U blocks portray yields of 3.23% for 2 bedroom flats and a coincidently identical 3.23% yield for 3 bedroom flats; as for W1G blocks, 2 bedroom flats reach an average rental yield of 3.21% and there is only a miniscule difference with 3 bedroom flats here, where the average rental yields total 3.20%. Nonetheless, despite the almost parallelism between the W1U and W1G blocks regarding their rental yields, being picky which we must be when it comes to investment, W1U blocks do mathematically edge their rivalling blocks by 0.02% for 2 bedroom flats, and there is a difference of 0.03% with respect to the rental yields of 3 bedroom flats. Coming up to our final investment indicator now, with acknowledgement to the capital growth rates of the last 10 years, W1G blocks have achieved an average capital growth of 88.33% for 2 bedroom residences and a 92.66% growth for 3 bedroom residences. However yet again, W1U blocks reign supreme with a much more superior capital growth account of 93.66% for 2 bedroom flats, and a slight variation of 93% for 3 bedroom flats. In overall, we can judge that W1U blocks in particular have performed commendably throughout our analysis, where they noticeably surpass W1G blocks with regards to average property prices and achievable rental values. In addition, although the competition was tighter and the differences more miniscule, W1U blocks also overcame W1G blocks with regards to not only average rental yields, but completing a comprehensive victory, they also achieved higher capital growth rates for both 2 as well as 3 bedroom flats. As a result, we are led to believe that the investment potential for W1U block of flats is particularly good, which is true on average, but this should still not deter us from investment opportunities situated in the W1G perimeter either. I present this case, for as we have mentioned, a couple of our investment indicators did in fact show minimal differences between the two areas with regards to blocks of flats and as investors we should always look at individual investment prospects as they present themselves to us - merely using averages and articles such as this one as a guide or starting point. Great investment opportunities can undoubtedly be found in blocks bordering both the W1U as well as W1G areas, so keep a watchful eye on the property market daily for you never know what sort of deal is waiting just around the corner! If you`re impressed with the investment potential of these two postcodes and would like to enquire about properties currently available within either the W1U or W1G perimeters, please give me a call and I`ll be happy to discuss your options with you. Along with these fantastic Marylebone blocks there are many others in the area that may interest you, so don`t hesitate to ask, you may just find that your ideal property investment is closer than you think!

Analysing some of the important Mews streets that Marylebone has to show! What is the investment outlook regarding Mews houses in Marylebone, and which streets in particular present us with the best investment deals?!

Mon, 30 May 2016 12:00:00 GMT

Although in general most of the enquiries I receive week-in week-out revolve around different Marylebone flats, lately a lot of interest has been brought to my attention regarding Mews properties and the selection of streets which largely encompass them. One of the most captivating conversations I undertook a couple days ago, involved a phone call from a business-woman who has been involved in property investment for the last 20 years in and around Central London, and is particularly interested in Mews houses. She enquired about the range of Mews properties that are currently available, and mentioned how she finds it fascinating that so many streets within the Marylebone area include ‘Mews` in their street names. She continued to ask me whether the Mews houses encompassed within the wide array of Mews streets were currently performing well and how their investment outlook is currently being portrayed. I found her reasoning very interesting and replied that I would certainly inspect some of these Mews streets in greater depth for her, and return with a thorough analysis regarding the investment potential of the Mews houses situated here. However, to begin with, let me divulge some background details regarding Mews streets in Marylebone, which are commonly defined as a street of houses that have been converted from former stables with accommodation, to satisfy modern demand and fulfil a purpose in providing a suitable/practical form of housing for Londoners. In the 18th century, in order to accommodate space for horses, coaches, as well as servants within the grand townhouses that were being built during this period, the solution was to build roads around the rear of these popular and wealthy streets – so that stables could be built. A curious feature of the majority of Marylebone Mews houses is that there are often no windows found at the back of these properties, so that servants who were usually housed here could not observe & spy on their aristocratic masters; there is a lot of cultural identity found in these attractive Mews houses that also helps us understand the origins of London life. Nonetheless, with the emergence of motor cars in the 20th century and less dependability on servants, Mews houses became increasingly unnecessary in their former form and were gradually converted to match modern-day needs; they now make very practical housing types, where residents can use the unique facilities for their vehicles and live above their cars. Much of the charm of a Mews house is that the streets which encompass them are slightly tucked in away from the bustle of Central London life, but close enough to their parent streets to maintain their influence and remain in touch with all of London`s business opportunities. These iconic London houses are very important to the Marylebone identity and inhibit the names of over 22 different Mews streets, which offer a wide selection of Mews accommodation – making this type of property investment a key factor to consider, and one which needs a thorough financial exploration to uncover just how valuable investment prospects here could be. I will be conducting an analysis using 5 well-known Mews Streets within Marylebone, where I will be gathering the average values of 2 and 3 bedroom Mews houses that can be found residing here. Furthermore, I will also be comparing the current average rental values, the prospective rental yields, as well as providing an account of the average capital growth rates during the last 10 years. Analysis of a selection of Mews Streets: Bryanston Mews West (W1H 2BW) 2 bedroom properties: Average Property Value: £1,620,000 - Average Rental Value: £4,450 (pcm) – Predicted Rental Yield= 3.29% - Average Purchase Price in 2006: £675,000 - Capital Growth over the last 10 years (2006 – 2016) = 88% 3 bedroom properties: Average Property Value: £2,584,333 - Average Rental Value: £6,650 (pcm) – Predicted Rental Yield= 3.08% - Average Purchase Price in 2006: £990,000 - Capital Growth over the last 10 years (2006 – 2016) = 96% Park Crescent Mews East (W1W 5AG) 2 bedroom properties: Average Property Value: £1,813,250 - Average Rental Value: £5,400 (pcm) – Predicted Rental Yield= 3.57% - Average Purchase Price in 2006: £782,000 - Capital Growth over the last 10 years (2006 – 2016) = 84% 3 bedroom properties: Average Property Value: £2,320,000 - Average Rental Value: £6,850 (pcm) – Predicted Rental Yield= 3.54% - Average Purchase Price in 2006: £910,000 - Capital Growth over the last 10 years (2006 – 2016) = 94% Devonshire Mews South (W1G 6QR) 2 bedroom properties: Average Property Value: £2,076,856 - Average Rental Value: £5,600 (pcm) – Predicted Rental Yield= 3.23% - Average Purchase Price in 2006: £870,000 - Capital Growth over the last 10 years (2006 – 2016) = 87% 3 bedroom properties: Average Property Value: £2,995,223 - Average Rental Value: £7,700 (pcm) – Predicted Rental Yield= 3.08% - Average Purchase Price in 2006: £1,220,000 - Capital Growth over the last 10 years (2006 – 2016) = 90% Huntsworth Mews (NW1 6DB) 2 bedroom properties: Average Property Value: £1,447,000 - Average Rental Value: £4,400 (pcm) – Predicted Rental Yield= 3.64% - Average Purchase Price in 2006: £500,000 - Capital Growth over the last 10 years (2006 – 2016) = 105% 3 bedroom properties: Average Property Value: £1,816,350 - Average Rental Value: £5,625 (pcm) – Predicted Rental Yield= 3.71% - Average Purchase Price in 2006: £710,000 - Capital Growth over the last 10 years (2006 – 2016) = 94% Gloucester Place Mews (W1U 8BF) 2 bedroom properties: Average Property Value: £1,874,500 - Average Rental Value: £5,500 (pcm) – Predicted Rental Yield= 3.52% - Average Purchase Price in 2006: £755,000 - Capital Growth over the last 10 years (2006 – 2016) = 91% 3 bedroom properties: Average Property Value: £2,783,200 - Average Rental Value: £7,700 (pcm) – Predicted Rental Yield= 3.31% - Average Purchase Price in 2006: £995,000 - Capital Growth over the last 10 years (2006 – 2016) = 103% Inspecting these results further, you will notice that our selection of Mews streets all produce positive investment capabilities, which adhere to at least the typical Marylebone market prices, if not exceeding them. Starting off with the average property values then, we can calculate that 2 bedroom Mews properties (taking our selection of Mews streets as our models) cost in the region of £1,766,321 on average; as for a 3 bedroom Mews house, this figure is greatly exceeded, leaning towards an average of £2,499,821. The highest values achieved for this property type can be found along Devonshire Mews South (W1G) for both 2 and 3 bedroom Mews houses; whereas the lowest prices are located along Huntsworth Mews in the NW1 perimeter. Next up for the rental prices, we can see that the average rental capacity of a 2 bedroom Mews house stands at £5,070 (pcm), and for 3 bedroom properties of the same type, the average rental price circulates around the £6,905 (pcm) mark. With such high rental values, it is understandable why Mews houses in Marylebone provoke such a high interest; the annual income afforded by these prices is spectacular, and would undoubtedly make fabulous investment projects. Divulging further upon the rental capabilities, we can witness an average rental yield of 3.45% for 2 bedroom Mews, which arrives at a slightly lower 3.34% yield for 3 bedroom Mews. Although both 2 as well as 3 bedroom Mews houses show pretty commendable rental yields, 2 bedroom properties minimally edge this field with a 0.11% difference – which can actually be of lucrative difference, especially with the huge finances property investment commonly deals with. I would say that this trend of decline with prospective rental yields (between 2 and 3 bedroom Mews), is often caused by 3 bedroom Mews reaching such a high price sometimes that the achievable rental figures simply cannot compete; causing this to be reflected somewhat in the proportion of achievable annual rental yield. Lastly to discuss the capital growth here, you will be pleased to detect very creditable capital growth rates across both 2 and 3 bedroom Mews properties, with the former achieving a 91% increase on average over the last 10 years, and the latter achieving an even higher average growth of 97.6% during the same time period. 3 bedroom Mews here slightly outperform their 2 bedroom counterparts by a higher growth rate of 6.60% on average, showing that although 2 bedroom properties may have slightly higher rental yields, 3 bedroom Mews make up for this deficit in their capital growth accounts. In overall, I believe that the Marylebone Mews industry can be a very profitable one, with its high rental capabilities and great capital growth rates in particular, potential investors just need to make sure that the initial price is of a suitable nature, so that this can be reflected upon the future investment prospects of the property. Should you find yourself intrigued by the very interesting Mews house investment scene and desire to find out even more, please get in touch with me and I shall discuss property investment along the main Marylebone Mews streets in even further depth with you.

Marylebone`s larger property investments... what sort of investment prospects do 4 as well as 5 bedroom properties in Marylebone possess – should we be attracted or repelled?!

Mon, 06 Jun 2016 12:00:00 GMT

Since last Monday`s article, I`ve had a lot of enquiries concerning 2 and 3 bedroom properties – especially Mews properties and flats in particular, but over the last couple of days I`ve received a number of requests outlining interests of varying degrees towards larger property investments in Marylebone – namely 4 and 5 bedroom residences. A specific and most memorable instance of this relates to a meeting I had with a local Marylebone entrepreneur, who has come into some money recently; he openly and straightforwardly asked me whether properties above the most typical 1-3 bedroom dimensions were worth investing in. I honestly replied that Marylebone for a good while now has been enjoying a most profitable investment period and quite frankly most property investments, (be it at the right price and in the right location) could make fantastic investment opportunities. In addition, I explained to him that this element of profitability would definitely be applicable to the investment ambitions he was portraying to me, where he was looking to invest in a property of precisely 4 or 5 bedrooms. Naturally, the financial returns associated with bigger properties in Marylebone would undoubtedly be more rewarding than let`s say a studio or 1 bedroom flat. But this local entrepreneur was very interested in understanding just how much more lucrative these properties could be, and specifically wanted to understand the proportions associated between a potential initial investment and the prospective future returns he should be expecting. I assured him that I would get straight into investigating 4 and 5 bedroom properties in greater detail, in order to help him decide whether he should stick to the most common investment choices revolving around 1, 2 and 3 bedroom properties, or whether he is correct in believing that 4/5 bedroom properties have positive investment prospects. Furthermore, as a personal favour to him, I will also be cross-examining the two property types – 4 and 5 bedroom properties, against one another in order to also see whether larger property types possess good investment potential in general, but also to uncover which larger property type in specific forecasts a sweeter financial outlook. In order to carry out this examination, I will be using 4 and 5 bedroom properties as my models and a selection of 5 different Marylebone streets, where I will be searching up the average valuations of both these property mammoths, as well as outlining their rental expectations along with their anticipated rental yields. I will also be supporting these figures, with a report of the capital growth rates of the last 10 years; which will not only help us understand past and present price trends, but will also help us predict just how much our potential property investment could rise to in the future. Outlining the investment potential of 4 and 5 bedroom properties across various Marylebone streets: Seymour Place (W1H) 4 bedroom properties: Average Property Value: £2,445,111 - Average Rental Value: £7,450 (pcm) – Predicted Rental Yield= 3.65% - Average Purchase Price in 2006: £965,000 - Capital Growth over the last 10 years (2006 – 2016) = 93% 5 bedroom properties: Average Property Value: £3,727,120 - Average Rental Value: £10,250 (pcm) – Predicted Rental Yield= 3.30% - Average Purchase Price in 2006: £1,450,000 - Capital Growth over the last 10 years (2006 – 2016) = 95% George Street (W1H) 4 bedroom properties: Average Property Value: £2,587,165 - Average Rental Value: £7,750 (pcm) – Predicted Rental Yield= 3.59% - Average Purchase Price in 2006: £1,000,000 - Capital Growth over the last 10 years (2006 – 2016) = 95% 5 bedroom properties: Average Property Value: £3,782,343 - Average Rental Value: £11,200 (pcm) – Predicted Rental Yield= 3.55%- Average Purchase Price in 2006: £1,500,000 - Capital Growth over the last 10 years (2006 – 2016) = 93% Blandford Street (W1U) 4 bedroom properties: Average Property Value: £2,900,666 - Average Rental Value: £7,700 (pcm) – Predicted Rental Yield= 3.18% - Average Purchase Price in 2006: £1,120,000 - Capital Growth over the last 10 years (2006 – 2016) = 96% 5 bedroom properties: Average Property Value: £3,987,555 - Average Rental Value: £11,400 (pcm) – Predicted Rental Yield= 3.43% - Average Purchase Price in 2006: £1,530,000 - Capital Growth over the last 10 years (2006 – 2016) = 96% Nottingham Place (W1U) 4 bedroom properties: Average Property Value: £3,033,877 - Average Rental Value: £8,650 (pcm) – Predicted Rental Yield= 3.42% - Average Purchase Price in 2006: £1,100,000 - Capital Growth over the last 10 years (2006 – 2016) = 102% 5 bedroom properties: Average Property Value: £4,125,111 - Average Rental Value: £13,200 (pcm) – Predicted Rental Yield= 3.83% - Average Purchase Price in 2006: £1,600,000 - Capital Growth over the last 10 years (2006 – 2016) = 95% Queen Anne Street (W1G) 4 bedroom properties: Average Property Value: £2,953,557 - Average Rental Value: £7,850 (pcm) – Predicted Rental Yield= 3.18% - Average Purchase Price in 2006: £1,175,000 - Capital Growth over the last 10 years (2006 – 2016) = 93% 5 bedroom properties: Average Property Value: £4,112,111 - Average Rental Value: £11,450 (pcm) – Predicted Rental Yield= 3.34% - Average Purchase Price in 2006: £1,580,000 - Capital Growth over the last 10 years (2006 – 2016) = 96% From our results, we can see that both 4 as well as 5 bedroom properties do in fact perform sufficiently in the property market and achieve respectable figures; there are certainly viable investment opportunities to be found with these property types. If we turn our attentions to the average property values, we can see that the average price of a 4 bedroom property across our chosen streets arrives in the region of £2,784,075; for 5 bedrooms the average valuation increases dramatically to an estimated £3,946,848 – a striking difference of £1,162,773! The most expensive properties out of our list were located along Nottingham Place for both 4 as well as 5 bedroom residences – closely followed by Queen Anne Street in 2nd regarding properties of these types; the cheapest street for both 4 and 5 bedroom properties was calculated to be around Seymour Place. Regarding the rental side of the equation, the average rental price for 4 bedroom properties approximates towards £7,880 (pcm), and £11,500 (pcm) for the larger 5 bedroom accommodation. Correspondingly, the average rental yield for 4 bedroom properties comes to 3.40%, whereas 5 bedroom properties generate a slightly more optimistic 3.49% yield. Dissecting these averages, the street that commanded the largest rental worth on average was Nottingham Place for both 4 and 5 bedroom residences. However, whilst Nottingham place also achieved the highest rental yields on average for 5 bedroom properties at 3.83%, Seymour Place outperformed their competition for 4 bedroom properties with an average yield of 3.65%. As for our last investment indicator, regarding capital growth rates over the last 10 years, 4 bedroom properties achieved an average growth rate of 95.8% - with the highest achiever Nottingham Place once again with 102%; for 5 bedroom properties this growth is minimally smaller with 95% on average, with the joint top rate achieved on Queen Anne Street and Blandford Street with 96% on average respectively. On the whole, I would say that both 4 as well as 5 bedroom properties portray some very good investment criteria and in most cases the figures certainly do live up to expectations. Although 5 bedroom properties outperform their 4 bedroom counterparts with regards to rental yields, 4 bedroom properties do minimally outdo them with capital growth rates (over the last 10 years). However, with such a significant price difference between the two property types, I would definitely say that should you be searching for a larger property investment, 4 bedroom residences would make a more than suitable investment choice, whilst allowing you to remain cost-effective on your initial purchase price. But should your budget suffice, purchasing a 5 bedroom property would produce an even higher rental income for your future, and in another 10 year period - the growth in value of your prospective 5 bedroom property could be lucrative! If you wish to enquire further about 4 as well as 5 bedroom flats situated in and around Marylebone, feel free to contact me at your own convenience and I will not only do my best to answer any potential questions you may have, but I will also provide you with my honest, professional opinion and advise you accordingly.

Inspecting the investment potential of Marylebone vs. South-Eastern neighbours Soho... let`s magnify these two iconic London areas and find out how they compare against one another in the property market!

Mon, 13 Jun 2016 12:00:00 GMT

Over the past month, I have intermittently encountered questions regarding Soho in relation to Marylebone as property investment destinations, but over the course of the last week these enquires have become slightly more frequent, and this has prompted me to discuss the two areas in today`s weekly article. Choosing one particular client`s series of queries relating to the topic at hand, I can tell you that this enthusiastic individual, who has numerous international contacts and is regularly involved with those seeking overseas investment in London, has been very interested in both Soho as well as Marylebone. Knowing that I am frequently occupied with the Marylebone property market, he sought my expertise to argue Marylebone`s case, but he also wanted me to provide him with a neutral, non-biased analysis regarding the investment capacities of both perimeters, so that he could advise his own overseas clients accordingly. But first let me indulge you with a brief overview of our two areas, their distinctions as well as similarities... Regarding the two areas` topography, Soho is quite a close neighbour to Marylebone, located in the South East, which also includes Fitzrovia to the North, Mayfair to the West and Covent Garden to the East. Marylebone with its fine dining, boutique shops, fashionable streets and host of attractions has in distant memory always been an ever-present iconic London area. But with great developments involving new & existing buildings as well as a significant cash influx in recent times, from the Howard De Walden and Portman Estates in particular, Marylebone has received an even wider element of recognition and is now seen as one of the most desirable property investment locations in Central London. On the other hand, the area encompassing itself within Soho has always been a well-known district in London, particularly for its rich & diverse entertainment and has been home to a range of iconic representatives including: Mozart, Karl Marx and the Sex Pistols. Simultaneously but less flatteringly, Soho has historically also possessed quite a seedy reputation for its nightlife and has even been referred to as a base for the sex industry. However, comparable to Marylebone, Soho has become the beating heart of Central London, transforming its neighbourhood as well as its reputation to become a great property investment option, where although it doesn`t offer quite as wide an array of property choices as Marylebone, it nonetheless hosts a good selection of converted period buildings and a range of contemporary housing developments. Now to return to the task at hand, in order to carry out a thorough examination, I am going to be checking out 3 streets from each area - broadening out my search to reach a range of different postcodes, which fall within the two districts` neighbourhoods. I will also be assembling the average values of 1 & 2 bedroom properties within these chosen streets and evaluating other key investment indicators such as: the capital growth rates of the last 10 years, along with the average rental values, and the sort of predicted rental yields that we should be expecting from these properties. Property Investment in Marylebone: Devonshire Street (W1G): 1 Bedroom properties: Average Property Value: £749,571 - Average Rental Value: £2,070 (pcm) – Predicted Rental Yield= 3.31% - Average Purchase Price in 2006: £295,000 - Capital Growth over the last 10 years (2006 – 2016) = 94% 2 Bedroom properties: Average Property Value: £1,321,777 - Average Rental Value: £3,600 (pcm) – Predicted Rental Yield= 3.26% - Average Purchase Price in 2006: £510,000 - Capital Growth over the last 10 years (2006 – 2016) = 96% Paddington Street (W1U) 1 Bedroom properties: Average Property Value: £721,400 - Average Rental Value: £2,000 (pcm) – Predicted Rental Yield= 3.32% - Average Purchase Price in 2006: £330,000 - Capital Growth over the last 10 years (2006 – 2016) = 78% 2 Bedroom properties: Average Property Value: £1,454,000 - Average Rental Value: £4,050 (pcm) – Predicted Rental Yield= 3.34% - Average Purchase Price in 2006: £640,000 - Capital Growth over the last 10 years (2006 – 2016) = 82% Crawford Street (W1H) 1 Bedroom Properties: Average Property Value: £741,000 - Average Rental Value: £2,275 (pcm) – Predicted Rental Yield= 3.68% - Average Purchase Price in 2006: £280,000 - Capital Growth over the last 10 years (2006 – 2016) = 98% 2 Bedroom Properties: Average Property Value: £1,314,604 - Average Rental Value: £4,050 (pcm) – Predicted Rental Yield= 3.69% - Average Purchase Price in 2006: £460,000 - Capital Growth over the last 10 years (2006 – 2016) = 105% Property Investment in Soho: Marshall Street (W1F) 1 Bedroom Properties: Average Property Value: £799,071 - Average Rental Value: £2,200 (pcm) – Predicted Rental Yield= 3.30% - Average Purchase Price in 2006: £320,000 - Capital Growth over the last 10 years (2006 – 2016) = 92% 2 Bedroom Properties: Average Property Value: £1,460,777 - Average Rental Value: £4,125 (pcm) – Predicted Rental Yield= 3.38% - Average Purchase Price in 2006: £630,000- Capital Growth over the last 10 years (2006 – 2016) = 84% Brewer Street (W1F) 1 Bedroom Properties: Average Property Value: £782,125 - Average Rental Value: £2,150 (pcm) – Predicted Rental Yield= 3.29% - Average Purchase Price in 2006: £316,000 - Capital Growth over the last 10 years (2006 – 2016) = 91% 2 Bedroom Properties: Average Property Value: £1,225,763 - Average Rental Value: £3,400 (pcm) – Predicted Rental Yield= 3.32% - Average Purchase Price in 2006: £469,500 - Capital Growth over the last 10 years (2006 – 2016) = 96% Dean Street (W1D) 1 Bedroom Properties: Average Property Value: £835,000 - Average Rental Value: £2,250 (pcm) – Predicted Rental Yield= 3.23% - Average Purchase Price in 2006: £335,000 - Capital Growth over the last 10 years (2006 – 2016) = 92% 2 Bedroom Properties: Average Property Value: £1,576,000 - Average Rental Value: £4,350 (pcm) – Predicted Rental Yield= 3.31% - Average Purchase Price in 2006: £605,000 - Capital Growth over the last 10 years (2006 – 2016) = 96% Judging by our results, we can see that both Marylebone and our South-Eastern neighbours Soho, both demonstrate very creditable investment potential, where our whole host of postcodes, with W1G, W1U & W1H in Marylebone and W1D and W1F in Soho, all portray attractive financial figures to varying degrees. Regarding the average property values in our two areas, for 1 bedroom properties in Marylebone (according to our chosen streets) the average worth appears in the region of £737,323, whereas 2 bedroom properties naturally command a much higher average figure circling the £1,363,460 mark. In relation to Soho, the average price for 1 bedroom residences across our 3 model streets is to some extent higher - estimating at around £805,398 (a difference of £68,075); similarly 2 bedroom properties also follow this proportional increased worth at £1,420,846 – £57,386 more expensive on average than properties in Marylebone. Next up for the rental analysis, the average rental worth of 1 bedroom properties in Marylebone calculates to around £2,115 (pcm), whereas the average rental value for 2 bedroom properties reaches £3,900 (pcm); as for Soho 1 bedroom properties have an average rental worth of £2,200 (pcm) and 3 bedroom properties have the potential to achieve £3,958 (pcm) on average. Although Soho is shown to possess higher rental capacities for both 1 as well as 2 bedroom properties, Marylebone still has the upper hand as rental yields for both these property types (1 & 2 bedrooms) equally share a prospective average rental yield of 3.43%; whereas Soho is only able to manage a 3.27% yield for 1 bedroom residences and a slighter higher 3.33% rental yield for 2 bedrooms homes. With property investment, the best choice is not always the property with the highest rental capacity, but it is much more financially beneficial to find a property with a superior rental yield – one where the initial price paid and the prospective rental worth go hand in hand to grab you the best deal! Last but not least, to cover our capital growth readings, for 1 bedroom addresses in Marylebone there is an average capital growth rate of 90%, which improves with 2 bedroom properties to 94.33%. Soho on the other hand benefits from a slightly more rewarding capital growth rate for its 1 bedroom homes with 91.66 %, whereas its 2 bedroom counterparts fall slightly short (in comparison to Marylebone), achieving a growth rate of 92%. In overall, with cheaper prices on average for its 1 and 2 bedroom properties, its superior expected rental yields and a share of the capital growth competition, Marylebone certainly portrays itself highly in this analysis and proves once again why it is one of the most desirable investment areas currently in Central London. Nonetheless, although slightly overshadowed by Marylebone in my opinion, both by its quantity and quality of investable properties, Soho is still an enviable and popular area to set up an investment camp, where even in our analysis it was shown to possess particularly higher rental prices, and notably with 1 bedroom properties - capital growth rates are certainly doing well and illustrate above average readings. At the right price and in the right circumstances either area could prove a worthy base for any budding investor, you`ve just got to keep your eyes peeled, so that when a promising property arrives on the market, you can be ready to swoop in and enjoy the future rewards. Should you feel the urge to explore either the Soho or Marylebone areas in greater intensity, please be advised and feel assured that I am more than happy to aid you with any potential enquiries you may have. Choosing the right property investment usually requires great deliberation and time, so if you would like to weigh down your load, allow me to offer you an unbiased second opinion that you may or may not use, but nonetheless it might aid you with your overall investment choice.

How would a potential exit from the EU affect Marylebone property prices and what would a ‘Brexit` vote do to the Central London property market in general? Would this possible outcome bring about a minimal change... or is there more cause for alarm?!

Mon, 20 Jun 2016 11:59:59 GMT

In the wake of the upcoming EU Referendum, which is only a couple days away – taking place on the 23rd of June, many current Marylebone landlords, as well as potential investors looking to add to or enter the Marylebone investment scene, have been engaged in constant conversation regarding the potential effects on the property market, should Britain decide to leave the EU. As well as frequently coming across newspapers outlining the possible changes that could take place in the property market should Britain vote towards the all too familiar term of a potential ‘Brexit`, quite a number of my readers have in varying degrees mentioned and voiced out their concerns towards this very realistic outcome. One such reader, an investment banker working in Central London, who has purchased a series of Marylebone properties over the last couple of years, sought some advice concerning the potential effects a potential ‘Brexit` vote could bring about towards his string of investments. He enquired whether I thought that his properties would remain unaltered in their investment prospects, or if in my opinion he would be better off selling his properties sooner rather than later?! First of all, I advised him to remain level-headed and sit tight for the time being, for whether we leave the EU or not Central London properties, especially in Marylebone, will still be a great investment choice even if the investment potential decreases or is halted slightly – these things are simply beyond our control. I told him that I would undertake some extensive research, and in this article I will be expressing a range of opinions from well-positioned individuals, as well as outlining some common concerns about Britain leaving the EU, whilst also talking about how similar occasions have affected the property market in the past. Firstly, I would like to express that the most important thing investors and landlords alike can do is to not panic in the run up to the vote, the ‘in` campaign will undoubtedly be trying to scare us with forecasts of negative equity and unhealthy investment prospects. Nevertheless, these speeches are essentially predictions only, and based on speculative thinking – Britain has never left the EU before so we simply cannot know for certain, how the state of our finances and investment ideals will be in a post-Brexit, should this end up occurring. Each voter will have their own motives for deciding to either leave or remain, successful individuals fear change and a reduction of their investment incomes, whereas promoters for Britain to leave will probably appeal more to the younger generation, those seeking a change from their bleak current outlooks, or perhaps a vote could be motivated purely for nationalist and patriotic purposes - simply desiring that Britain regains its autonomy from Brussels and become its own independent law-maker once more. The ‘out` campaign will largely consist of individuals who have been priced out of the current property market, those who desire a new era of less expensive housing, and essentially from those seeking more local investments along with an increase in skilled jobs for British workers. Nonetheless, those leaning towards an ‘in` vote should calmly bear in mind that although many London estate agents as well as developers fear a reduction in foreign investment, we should reasonably consider that overseas investors will still find Central London areas such as Marylebone attractive. The reasons behind this feeling is because foreign investment in London is often motivated by the sway of political and economic steadiness, a well-structured and fair legal system, along with the traditional/culturally-lively London experience – all of this remains whether we stay in the EU or not. Much of the concern with a potential parting from the EU revolves around uncertainty, and often in the run-up to upcoming elections (or important referendums), big decisions are often put on hold and investment opportunities are more sporadic; people are less likely to part with a lot of money in lucrative areas such as property investment, when they cannot clearly predict investment outcomes. The accountants/advisory service of KPMG have recently undertaken a poll of 25 global real estate investors with assets under management of over $400 bn and the results show that two thirds of the involved populous believe that a potential ‘Brexit` would result in less inward investment into the UK and particularly property companies. The fears predominantly lie with this idea of uncertainty, where as Andy Pyle head of real estate for KPMG states: ‘In times of uncertainty, it`s easier to sit tight`. The consensus believe that this fear of the unknown could potentially be more damaging to the property market than a vote to remain in the EU, simply because this has worked well enough in the past and prospects in these circumstances are likely to remain unchanged. This subdued feeling towards the investment markets is backed up by vendors such as Savills the estate agency, who have warned us in their recent results that the UK`s residential and commercial markets could be placed on a slight halt, and a decrease in properties changing hands is expected to occur in the run-up to the EU referendum. The Royal Institution of Chartered Surveyors added to these worries, saying that the referendum has the likelihood to bring about ‘a degree of uncertainty for buyers that may negatively affect some elements of the market` – but which elements exactly and for how long we simply cannot pinpoint. However, this short-term uncertainty about our country`s future could in fact produce an even more prolonged ambiguity for investors and developers in the housing sector; for this could in fact hamper new building developments and therefore raise prices on current available housing - with an increase in demand and a reduction in the supply of properties. Commonly, looking back at the past and the traditional feeling surrounding general elections, there has always seemed to be a somewhat paralysing effect on the property market, and especially property sales in specific. This is particularly true with regards to the luxurious Central London market, as buyers weigh up whether to buy investment properties or not, especially in this area as property prices are more expensive - and thus a greater deliberation is required. If we look back to last year, a particular worry stemmed from the previous elections, as the possibility of Labour rising to power raised the threat of their proposals for mansion tax. Research from Hamptons International and Jefferies, demonstrates just how much of an impact general elections and comparable mass voting has on the property market, where productivity in this sector tends to dramatically slow down ahead of these events. We can see from these graphs that on average, prices 12 months prior to an election are 4.9pc lower, whereas 12 months following the election – prices almost double, becoming 8.6 pc higher. This usually results from a release of previously subdued and built up demand, but with regards to a potential ‘Brexit`, the uncertainty caused by this possible outcome could hit investor and buyer confidence levels, and house prices could consequently be pushed up to greater margins than those demonstrated here. This view is explored further through a statement made by Mark Granger, the chief executive of Carter Jonas` Estate agents, who proclaimed that: ‘as we saw before the referendum on Scottish independence, many occupiers and investors delayed their decision-making; we expect a similar wait and see approach as the EU referendum draws near, which could impact on sentiment and activity.` This analysis is backed up once again by the property consultants Knight Frank, who also suggest that ‘the Scottish referendum shows that we ought to expect a slowdown in housing market activity as we get closer to the polling date.` This uncertainty over the referendum`s outcome and a possible vote for ‘Brexit` could particularly hit Central London areas such as Marylebone, where not only the number of sales could be slowed down, but supply levels too, as well as the confidence that developers have to invest in a property market, which could be viewed as being under threat. Another issue surrounding a possible ‘Brexit` revolves around foreign investment, where potentially this result could deter inward investment into London and the UK in general; Rob Perrins, Berkeley Group`s managing director, believes that ‘we must remain connected to Europe in order to remain influential, the city is so much better off within the EU than out of it.` A potential exit from the EU may affect investment in the high-end market, as well as the private rental sector, as the overall uncertainty has the likelihood to affect capital flows into the UK; a lot of Central London developments such as ones in Marylebone, are funded by overseas cash flows, and those in charge of the decision-making process may feel the need to buckle up and see how the property market plays out before they invest. Even if Britain`s voters decide to remain in the EU, UK investment may still fall especially in the closest months after the referendum, due to the uncertainty caused by the process in general. Nonetheless, a loss of investment opportunities here could be levelled-up by the end of 2016/the beginning of 2017, where an investment surge could arise with many properties arriving onto the market - which should have been released before. Moreover, should there be a ‘Brexit`, another topic in discussion relates to a potential supply crisis involving skilled workers involved with the development of new investment properties, as a large number of the current populous incorporates EU workers in its supply chain. A good number of Britain`s current subcontractors are from areas such as Eastern Europe, where a potential ‘Brexit` could cause this figure of foreign skilled workers to fluctuate, which would hit the property sector hard as it would intensify the already-troubling thoughts involving a skills shortage. Judging that it takes years to train skilled tradesmen, immigration reflects the easiest and quickest path to satisfying the current labour shortage. If we vote to leave, and if the UK`s exchange rate weakens, there could be less benefits for overseas workers to remain in our ever-expanding Central London, and this could result in them leaving the UK altogether. Conversely, if the UK finds itself free from EU regulations, this could attract more inward investment, especially since there may be consequential implications in a post-Brexit for UK buyers looking to invest in mainland Europe. To explain, if, following an exit, extra rules were introduced for British buyers such as visa or money checks, then the foreign investment process could become more inconvenient. This would inadvertently produce a positive local effect, as perhaps British investors seeking investment opportunities abroad may be swayed into keeping their investment activity in the UK, and in promising Central London areas such as our Marylebone. Other points of note include that, in the event of a vote for ‘Brexit`, properties could be worth up to 18% less by 2018, in comparison to if the UK selected to remain in the EU. An analysis by the Treasury suggests that 2 years after a potential decision to leave the EU, UK property values could be between 10% - 18% less (as the table below demonstrates), than after an alternative vote to remain as we are. If we left the EU, it is forecasted that property valuations would decrease, but as we can see from these figures, there would nonetheless still be a steady growth in price, which shows us that the situation may not be as perilous - as rumours convey them to be. In addition, although individuals who are first time investors could certainly find themselves hit as mortgage rates predictably increase and become more difficult to attain, this fall could actually be seen as a positive for sustainable property affordability and economic balance. Please get in touch with me if you would like any more information regarding the incoming EU referendum vote, and how this has and could continue to affect Central London and especially the Marylebone property market, should Britain decide to leave or even remain in the EU. I look forward to discussing any interest with you regarding this important debate.

Marylebone so far in 2016 – How much have property prices increased from January to June? – What sort of capital growth has already been achieved this year and how much additional growth can we expect from the next 6 months?!

Mon, 27 Jun 2016 11:59:59 GMT

Recently, I have been receiving quite a few like-minded queries, which have frequently centred over the topic of capital growth – but interestingly property investors have become more intrigued in short term capital growth, as well as the usual long term growth rates that I regularly discuss in my weekly articles. One of these inspiring investors, who has been in contact with me recently, asked me whether there has been any noteworthy growth in the last 6 months of 2016 – from January to our current month of June in and around Marylebone. I informed him that with Marylebone, capital growth rates differ to varying degrees depending on certain areas and streets, but I could provide him with the outlook that generally 2 and 3 bedroom properties have increased between 6% – 7% in the last 6 months. To explain further, larger increases in property values are usually attributed in proportion to the initial worth of the property – meaning that more expensive properties often gain a higher increase in value than cheaper properties. In addition, I can also tell you that growth trends in Marylebone (generally over the last 6 months) have increased by around £30,000 - £55,000 for 2 bedroom properties depending on the street and the size of the residence, and between £40,000 - £70,000 for 3 bedroom residences – depending on these alike circumstances. Along with growth rates over the last 6 months, this investor also requested that I provide him with some predictions for the rest of the year, using current trends to create a realistic and viable investment forecast – demonstrating just how investable Marylebone can be (in terms of capital growth rates) – even in the short run. In order to carry out this investigation, I will be using 2 and 3 bedroom properties as my models, where I will be analysing their average property values along 5 different streets - from January to June and the average rises in price for each property type along their respective streets. Resultantly, I will also be using these readings to portray the level of capital growth increases, which have occurred in each neighbourhood, and be comparing these readings against the different example streets. Then based upon my results and the demonstrated trends, I will also be predicting the values of these same properties by the time we reach December – their forecasted capital growth for the next 6 months. Changes in Property Prices in Marylebone from January to June (2016) Upper Berkeley Street (W1H): 2 Bedroom Properties: Average Property Value in January: £1,350,578 - Average Property Value in June: £1,393,250 (Increase in worth= £42,672) – Capital growth over the last 6 months = 6.2% - Predicted Property Value by December (based on the current growth rate) = £1,435,922 3 Bedroom Properties: Average Property Value in January: £1,797,383 - Average Property Value in June: £1,854,333 (Increase in worth= £56,950) - Capital growth over the last 6 months = 6.3% - Predicted Property Value by December (based on the current growth rate) = £1,911,283 Seymour Place (W1H): 2 Bedroom Properties: Average Property Value in January: £1,280,433 - Average Property Value in June: £1,324,833 (Increase in worth= £44,400) – Capital growth over the last 6 months = 6.8% - Predicted Property Value by December (based on the current growth rate) = £1,369,233 3 Bedroom Properties: Average Property Value in January: £1,712,283 - Average Property Value in June: £1,772,083 (Increase in worth= £59,800) – Capital growth over the last 6 months = 6.9% - Predicted Property Value by December (based on the current growth rate) = £1,831,883 Baker Street (W1U): 2 Bedroom Properties: Average Property Value in January: £1,292,650 - Average Property Value in June: £1,338,600 – (Increase in worth= £45,950) Capital growth over the last 6 months = 7% - Predicted Property Value by December (based on the current growth rate) = £1,384,550 3 Bedroom Properties: Average Property Value in January: £1,713,111 - Average Property Value in June: £1,773,111 (Increase in worth= £60,000) – Capital growth over the last 6 months = 6.9% - Predicted Property Value by December (based on the current growth rate) = £1,833,111 Bickenhall Street (W1U): 2 Bedroom Properties: Average Property Value in January: £1,582,383 - Average Property Value in June: £1,637,583 (Increase in worth= £55,200) – Capital growth over the last 6 months = 6.9% - Predicted Property Value by December (based on the current growth rate) = £1,692,783 3 Bedroom Properties: Average Property Value in January: £2,314,100 - Average Property Value in June: £2,393,200 (Increase in worth= £79,100– Capital growth over the last 6 months = 6.7% Predicted Property Value by December (based on the current growth rate) = £2,472,300 Bell Street (NW1): 2 Bedroom Properties: Average Property Value in January: £980,950, - Average Property Value in June: £1,015,300 (Increase in worth= £34,350) – Capital growth over the last 6 months = 6.9% Predicted Property Value by December (based on the current growth rate) = £1,049,650 3 Bedroom Properties: Average Property Value in January: £1,500,185 - Average Property Value in June: £1,552,285 (Increase in worth= £52,100) – Capital growth over the last 6 months = 6.8% Predicted Property Value by December (based on the current growth rate) = £1,604,385 After gathering up our results, we can see that in the last 6 months property prices have unanimously been on the rise in Marylebone, with some very strong figures being portrayed; growth rates from our selection of streets show a minimal increase of at least 6.2% and a maximum rise up to around 7%. If we inspect the average property values of our assortment of 2 bedroom properties in Marylebone, we can notice that in January the average price came to around £1,297,398, which by June had a fantastic average increase in value of approximately £44,514, bringing the new median property value to £1,341,912. So essentially, these sort of properties, merely by remaining in their respected Marylebone positions for a period of 6 months (without any particularly renovations or works of note), would have bagged you a large sum of money placed upon your already budding investment – oh, the beauty of property buying in Central London! Furthermore, 3 bedroom properties, being larger and of a greater initial worth, performed even more admirably in terms of their increase in property value, where in January the average worth stood at £1,807,412, but by June this had already increased significantly by an estimated median of £61,590 - to its new figure of £1,869,002! Regarding the capital growth readings, we see that our chosen Marylebone streets (for both 2 as well as 3 bedroom properties) do in fact fall into the predicted Marylebone growth rates that I outlined at the start of the article, with the last 6 months expressing capital growth rates between 6.2% - 7% across all our example streets. For 2 bedroom properties, the average capital growth rate for the last 6 months stands at around 6.76%, whereas 3 bedroom properties during the same time frame can be placed at the minimally lower, but almost symmetrical 6.72% mark. The highest overall street for capital growth, for the period of time between January and June this year, although by slight margins, Baker Street (W1U) expressed the most investment potential with a 7% average growth for 2 bedroom properties, and a 6.9% growth rate for their 3 bedroom counterparts. Honestly, I believe that the capital growth rates circling around Marylebone properties are financially lucrative at the moment, with property prices increasing dramatically each year – realistically the smartest move you can make in the current market (should your finances allow you to do so) is to invest in a Marylebone property much sooner rather than later. Judging by the high growth rates at present, personally I`d much rather be on the side of the investors with properties already secured in the Marylebone area, who are stacking up their property prices with each passing month, rather than potential investors still weighing up their options and deciding whether to invest or not. As, although it is important to find the correct investment opportunity - the longer you take to choose your investment prospect, the higher the property prices become! If these fantastic growth rates have particularly caught your eye and you wish to discuss some of these figures with some further conversation, please don`t hesitate to contact me and I will do my best to clarify, as well as expand upon, this topic of rapidly increasing property values in Marylebone. In addition, you are welcome to bring forward any investment opportunities you may currently be thinking about and I would gladly provide you with an analysis of property growth in that particular neighbourhood, over the last 6 months or for whichever period of time you desire.

How do capital growth increases in Marylebone between W1U, W1H and W1G compare with each other – focussing on the last 7 months between January and July... its competition time!

Mon, 04 Jul 2016 12:00:00 GMT

Last week, we discussed the general Marylebone area in terms of its capital growth rates over the last 6 months, but this week following a series of requests, I have decided to split these results between some of the main Marylebone postcodes and essentially conduct a competition to find out which district has performed the best in this field. I had some very interesting feedback following last Monday`s article, where quite a few individuals (involved in the investment scene) were quite surprised at just how rapidly and continuously property prices in Marylebone were increasing. Although I had by and large proved Marylebone`s lucrative investment possibilities, one notable reader contacted me to ask where in particular did I think capital growth increases were the most concentrated on – in other words which Marylebone postcode offered the best capital growth rates. I assured this enthusiastic caller that most Marylebone capital growth increases over the last 7 months landed between the 7% - 8% mark and only minimal differences occurred between each respective area. Nonetheless, as we both agreed, with the lucrative sums involved in Central London property investment, these marginal variations could make fortunes of financial difference - both in the long, as well as the short run. Subsequently, I decided to analyse three of the main Marylebone postcodes – W1H, W1U and W1G – by putting them into a little friendly competition against one another, in order to determine which neighbourhood has performed the best in terms of its capital growth in not only the last 6 months, but also up to our current month of July. Although closely situated to one another and all forming a part of the Marylebone perimeter, these 3 districts are very diverse in terms of not only property and rental prices, but also their levels of tenant appeal, where there is a great differentiation in the services, attractions and amenities on offer in each area. W1G is commonly known as the Marylebone hospital district with its great array of hospitals, medical practices, surgeries, clinics, along with world-renown hotspots such as Harley Street and being the home to the very influential Howard De Walden Estate. In comparison, W1H features a greater proportion of residential housing and a great selection of different property types including Mews Houses, Town Houses, and Penthouses – along with Marylebone`s favourite flats; there are also some great sites to see here such as the nearby cultural as well as historical Edgware Road, the delightful Portman & Montagu squares and also featuring The Portman Estate`s headquarters. Lastly W1U, which shares the great variation of housing types that W1H possesses, with the addition of some standout neighbourhoods such as Chiltern Street – with its touristic Chiltern Firehouse, and the luxurious Bickenhall Street – with its standout mansion blocks; there are also a wonderful selection of shops and amenities featured along the shopping area of Baker Street, which is largely encompassed within this postcode. Back to the task at hand then, in order to compare the capital growth levels of these 3 Marylebone postcodes, I will be drawing upon 2 and 3 bedroom properties as my focus points, where I will be analysing their average property values along 6 different streets – 2 streets from each postcode. I will be inspecting the time frame from January to July 2016, from which I will be gathering up the average rises in price for each property type along their respective streets. Next up, I will be using these results to convey the level of capital growth increases, which have occurred in each neighbourhood - comparing these readings against the different model streets. Consequently, using my discoveries and my understanding of the demonstrated trends, I will also be predicting the values of these existing properties by the time we reach February 2017 – in other words, their forecasted capital growth rates for the next 7 months. Changes in Property Prices in Marylebone from January to July (2016) W1U area: Dorset Street (W1U): 2 Bedroom Properties: Average Property Value in January: £1,447,705 - Average Property Value in July: £1,512,655 (Increase in worth= £64,950) – Capital growth over the last 7 months = 7.5% - Predicted Property Value by February 2017 (based on the current growth rate) = £1,577,605 3 Bedroom Properties: Average Property Value in January: £1,876,259 - Average Property Value in July: £1,958,250 (Increase in worth= £81,991) - Capital growth over the last 7 months = 7.4% - Predicted Property Value by February 2017 (based on the current growth rate) = £2,040,241 York Street (W1U): 2 Bedroom Properties: Average Property Value in January: £1,015,442 - Average Property Value in July: £1,061,000 (Increase in worth= £45,558) – Capital growth over the last 7 months = 7.5% - Predicted Property Value by February 2017 (based on the current growth rate) = £1,106,558 3 Bedroom Properties: Average Property Value in January: £1,499,325 - Average Property Value in July: £1,567,125 (Increase in worth= £67,800) - Capital growth over the last 7 months = 7.6% - Predicted Property Value by February 2017 (based on the current growth rate) = £1,634,925 W1H area: Bryanston Place (W1H): 2 Bedroom Properties: Average Property Value in January: £1,181,617 - Average Property Value in July: £1,234,692 (Increase in worth= £53,075) – Capital growth over the last 7 months = 7.6% - Predicted Property Value by February 2017 (based on the current growth rate) = £1,287,767 3 Bedroom Properties: Average Property Value in January: £1,718,142 - Average Property Value in July: £1,795,300 (Increase in worth= £77,158) - Capital growth over the last 7 months = 7.6% - Predicted Property Value by February 2017 (based on the current growth rate) = £1,872,458 Crawford Street (W1H): 2 Bedroom Properties: Average Property Value in January: £1,267,123 - Average Property Value in July: £1,324,406 (Increase in worth= £57,283) – Capital growth over the last 7 months = 7.6% - Predicted Property Value by February 2017 (based on the current growth rate) = £1,381,689 3 Bedroom Properties: Average Property Value in January: £1,640,317 - Average Property Value in July: £1,715,272 (Increase in worth= £74,955) - Capital growth over the last 7 months = 7.7% - Predicted Property Value by February 2017 (based on the current growth rate) = £1,790,227 W1G area: Wimpole Street (W1G): 2 Bedroom Properties: Average Property Value in January: £1,514,250 - Average Property Value in July: £1,583,083 (Increase in worth= £68,833) – Capital growth over the last 7 months = 7.6% - Predicted Property Value by February 2017 (based on the current growth rate) = £1,651,916 3 Bedroom Properties: Average Property Value in January: £2,022,717 - Average Property Value in July: £2,110,700 (Increase in worth= £87,983) - Capital growth over the last 7 months = 7.3% - Predicted Property Value by February 2017 (based on the current growth rate) = £2,198,683 Welbeck Street (W1G): 2 Bedroom Properties: Average Property Value in January: £1,581,789 - Average Property Value in July: £1,652,233 (Increase in worth= £71,444) – Capital growth over the last 7 months = 7.5% - Predicted Property Value by February 2017 (based on the current growth rate) = £1,722,677 3 Bedroom Properties: Average Property Value in January: £2,099,111 - Average Property Value in July: £2,191,111 (Increase in worth= £92,000) - Capital growth over the last 7 months = 7.4% - Predicted Property Value by February 2017 (based on the current growth rate) = £2,283,111 According to our collective results, Marylebone can certainly be viewed as a very healthy investment prospect, where property prices continue to increase at a great tempo and capital growth rates across all our three postcodes stand at between 7.3% - 7.7%. Taking a look at the average property values of our 2 bedroom properties, we can read that in January the average price within W1H stood at £1,224,370, while W1U displayed a slightly higher worth of £1,231,573, and W1G exceeded both with a much more expensive value of £1,548,019. Fast-forwarding by 7 months to July, W1H`s 2 bedroom property prices increased to £1,279,549 on average (a rise of £55,179), and W1U increased as a collective to £1,286,827 (improving by £56,254); however the undisputed winner in this department was W1G which saw its prices typically rise to £1,617,658 - an increase of £69,639! Considering 3 bedroom properties next, these residences achieved even greater rises in value across all three Marylebone postcodes during the same time frame, where for W1H the average stood at £1,679,229 in January but increased by £76,057 in July to £1,755,286. Moreover, W1U experienced a rise from £1,687,792 in January to £1,762,687 by July – an increase of £74,895, which demonstrates a slightly higher performance for their W1H rivals; but once again W1G steals the show with readings of an average £2,060,914 property worth in January, which increased to £2,150,905 by July – a massive rise of £89,991! The trends here also show us that in Marylebone over the last 7 months, more expensive properties rose by a higher amount than cheaper residences; W1G property prices started off higher in January than the other two neighbourhoods, and the proportional increase in value ended up higher as well. To analyse the growth rates in more detail then, I can tell you that although the specific rates of growth altered very slightly between our 3 Marylebone postcodes, the highest capital growth in the last 7 months for 2 bedroom properties can nonetheless be awarded to W1H with a growth rate of 7.6%; the lowest rate of growth (but very minimally) can be seen along W1U, which portrayed average readings in the region of 7.5%. With respect to 3 bedroom properties, W1H once again struts its stuff with the highest growth rate of 7.65%; whereas the lowest growth rate for 3 bedroom properties was actually W1G on this occasion with a slightly lower 7.35% average growth. In conclusion, we see that although W1G portrayed the highest property prices across both its 2 and 3 bedroom properties, it did in fact achieve the highest increases in value for each property type. This being said, the highest recorded growth rates were awarded to the W1H area for its 2 as well as 3 bedroom residences, but as the starting property values along W1G were noticeably more expensive, it achieved a higher proportional value for its growth rate. In addition, although W1U very slightly loomed behind its rivalling areas, it did nevertheless perform very well on the property market and great investment prospects can certainly be found here – so stay on the lookout! In case you need further information regarding capital growth rates across any of our Marylebone postcodes, or even any specific streets you may have in mind, please inform me of your wishes and I will try to grant them as best and as quickly as possible. I can be reached by phone on 020 7112 8436 and via email at: max@oudiniestates.co.uk, I look forward to hearing from you all!

Looking at the available 1 & 2 bedroom flats currently listed on the Marylebone property market... which postcode provides us with the most cost-effective asking prices, with good value for square footage rates?!

Mon, 11 Jul 2016 12:00:00 GMT

Over the past couple of days, I have received a number of enquiries asking me to concentrate and explore the properties currently available on the Marylebone market in greater depth. If you`re a regular reader of my blog, you will know that I usually generate my figures from, and base my estimations on entire areas/streets/postcodes, using all the properties that can be found there - whether they be for sale in the market or merely helping to provide us with an average valuation. However, this week I will be solely focussing on the properties currently being displayed on the market – namely 1 and 2 bedroom flats, where I will be examining all four of the main Marylebone postcodes: NW1, W1H, W1U and W1G. So what has spurred me on?... Well a particular investor that I am regularly in contact with has requested that, although he finds calculations and research involving entire/specific perimeters, which take on board all the residences in the area, very informative and in fact essential for understanding the investment prospects of the area, he would like a slight shift in focus more towards the specific properties that he should be concentrating his attentions on. Like a couple of other individuals that I have spoken to this week, he too is now ready to invest in a property and is exclusively interested in what is available on the Marylebone market right now, the prices attached to these properties, and the amount of square footage that can be expected from them. In addition, one specific investor asked me where I believed the most cost-effective property prices could be located in Marylebone, and whether there was a significant difference between postcodes. I responded that with Marylebone there is indeed a great dissimilitude between property prices and different perimeters encompassed within Marylebone, for each postcode provides different services as well as attractions. Whether you encounter a need for educational establishments - such as top Universities or schools, a desire to be closer to the highly-regarded hospital district, a wish for a quiet residential area, or even a bustling shopping environment – Marylebone has it all, you just have to match your circumstances to the correct area and property type. A growing number of people in recent years have also been convinced of Marylebone`s investment capabilities, where research has outline that around 12% of Marylebone`s buyers (within the two years, preceding November 2015) had come from Mayfair, 4% from Hampstead as well as Canary Wharf, and 3% of new buyers were made up from those previously active in Kensington along with Belgravia. So what sort of properties are currently causing this commotion and attracting so many buyers into the area, and which Marylebone postcode should we magnify our attentions upon? In order to carry out this investigation, I will be checking out a wide selection of 1 and 2 bedroom properties that are currently on the Marylebone property market, and which fall into our selected postcodes. I will be gathering the prices of all the properties currently for sale in each postcode, producing a current price range from the cheapest to the most expensive properties, and from this, generating an average property value - which you can take to be the expected property pricing mark for the particular property type. In addition, I shall also be collecting the square footage measurements from each property on the market, and in turn generating a square footage range from the smallest to the largest properties available. Subsequently, I will proceed to calculate the average square footage readings, which will give us a good idea of what sort of property sizes we should be keeping our eyes peeled for. Finally, to combine my two averages (the average property value and the average square footage reading), I intend to acquire an approximate price per square foot in the current market, for each property type and for all the representative Marylebone postcodes. Marylebone - NW1: 1 Bedroom Flats for Sale: Current Price Range: (£450,000 - £1,000,000) - Average Property Value: £725,829 - Square Footage Range: (397 – 809 sq ft) - Average Square Footage: 580 sq ft – Market Price per Square Foot = £1,251.42 2 Bedroom Flats for Sale: Current Price Range: (£625,000 - £1,850,000) - Average Property Value: £1,246,446 - Square Footage Range: (541 – 1,239 sq ft) - Average Square Footage: 859.58 sq ft – Market Price per Square Foot = £1,450.06 Marylebone - W1H: 1 Bedroom Flats for Sale: Current Price Range: (549,950 - £1,499,995) - Average Property Value: £806,403 - Square Footage Range: (374 – 700 sq ft) - Average Square Footage: 572.42 sq ft – Market Price per square foot = £1,408.76 2 Bedroom Flats for Sale: Current Price Range: (£625,000 - £2,700,000) - Average Property Value: £1,505,923 - Square Footage Range: (554 – 1,329 sq ft) - Average Square Footage: 911 sq ft – Market Price per Square Foot = £1,653.04 Marylebone - W1U: 1 Bedroom Flats for Sale: Current Price Range: (£595,000 - £1,500,000) - Average Property Value: £1,013,384 - Square Footage Range: (397 – 837 sq ft) - Average Square Footage: 591 sq ft – Market Price per square foot = £1,714.69 2 Bedroom Flats for Sale: Current Price Range: (£825,000 - £2,400,000) - Average Property Value: £1,601,857 - Square Footage Range: (649 - 1,648 sq ft) - Average Square Footage: 924.57 sq ft – Market Price per Square Foot = £1,732.25 Marylebone - W1G: 1 Bedroom Flats for Sale: Current Price Range: (£625,000 - £1,550,000) - Average Property Value: £1,008,333 - Square Footage Range: (465 – 700 sq ft) - Average Square Footage: 618 sq ft – Market Price per Square Foot = £1,631.60 2 Bedroom Flats for Sale: Current Price Range: (£1,100,000 - £3,475,000) - Average Property Value: £1,866,958 - Square Footage Range: (733 – 1,400 sq ft) - Average Square Footage: 1,012 sq ft – Market Price per Square Foot = £1,844.82 Taking a good look at our findings, we can see that each Marylebone postcode provides a great variety of properties in their perimeters, where flats of the same type vary dramatically in both price and their square footage measurements. To explain, for 1 bedroom properties across our four Marylebone postcodes, prices in each area often vary up to £1,000,000 from the cheapest and most expensive properties, and range in size up to 450 sq ft from the smallest to the largest homes. This element of fluctuation is even greater for 2 bedroom properties with price differences stretching up to £2,000,000 in the same areas, and square footage figures broadened to differences of up to 1,000 sq ft. This shows us that in overall there is plenty of choice to be found in each postcode, which caters to a wide variety of budgets and space requirements, making Marylebone an ideal and well-equipped Central London hot-spot to set up an investment stronghold within. Bringing together all our Marylebone postcodes together, we can calculate that the current average asking price in the Marylebone market for 1 bedroom properties is approximately £888,437, which almost doubles itself to £1,555,296 for residences with 2 bedrooms. With regards to average asking prices, the NW1 perimeter is portrayed to be the cheapest postcode for both 1 and 2 bedroom properties, with a difference of £80,574 for the former and an even more significant contrast of £259,477 for 2 bedroom properties, in comparison to the W1H area which demonstrates itself to be the second cheapest postcode for both these property types. Conversely, W1G is shown to be the most expensive area to buy a 2 bedroom property in the current market, and whilst also sharing this high-priced attribute for 1 bedroom properties as well, W1U is narrowly shown to be the most costly by a margin of £5,051. As for square footage expectations, Marylebone as a whole, and across our 4 representative postcodes, is shown to offer an average 590.35 sq ft for 1 bedroom flats, and a naturally higher 926.78 sq ft for 2 bedroom flats. The highest square footage averages are shown to be encompassed within the W1G area, with property measurements the largest here out of Marylebone`s current stock for both 1 and 2 bedroom properties. However, the area offering us the lowest average square footage readings for 1 bedroom properties at the moment is W1H, whilst Marylebone`s NW1 at present offers us the smallest square footage expectations for 2 bedroom properties. Lastly, when we combine our two major factors here – square footage and average asking prices, we see that Marylebone as a whole currently offers us an average market price per square foot of £1,501.61 for 1 bedroom flats, which is a slighter higher figure of £1,670.04 for two bedroom flats. The best combination of square footage and average asking prices can undoubtedly be found in the NW1 part of Marylebone, which possesses the best current market price per sq ft for both 1 and 2 bedroom residences. Regarding the rest of our postcodes, the least financially-luring deals are currently being portrayed in W1G for 2 bedroom flats, with the most expensive ratio between property prices and square feet being portrayed here; as for 1 bedroom flats, W1U for this present moment is demanding the most expensive prices per square foot for their featured properties. In conclusion, we are led to suppose that the NW1 perimeter presently possesses the best combination of bargain asking prices and value per square foot; it can certainly be seen as the most economical part of Marylebone to invest in, with respect to the properties currently available to buy here. However, as the market proves there is a great variation between prices and square footage measurements throughout all our Marylebone postcodes, and bargain deals can of course be found throughout the area. W1G proves itself to possess the greatest concentration of square feet per property on average - and thus the most spacious homes, whereas NW1 slightly lacks in this department; so ideally each area should draw a different suitability for potential investors and cater to their various property requirements. If you would like to find out more about any of our Marylebone postcodes, whether this revolves around asking prices in any specific perimeter, expected square footage measurements, or even particular properties you may have your eye on - please contact me with any enquires you may have. Properties in each of our Marylebone postcodes often vary dramatically from each another and it can often be essential to talk to experts focussed on the area, so that you avoid unnecessary costs and can attract the most promising investment opportunities currently available on the market.

So what`s the low-down on Marylebone`s bigger properties? Let`s take a look at the asking prices currently being marketed for 3 and 4 bedroom properties... and just how much square footage you can get for them!

Mon, 18 Jul 2016 11:59:59 GMT

Following last week`s article, one very interested client of mine was very impressed and intrigued by the figures being outlined by the 1 and 2 bedroom properties that I discussed, as well as their expected square footage measurements. However, as he is much more involved with the larger property investment scene, such as 3 and 4 bedroom properties – which covers Mews Houses, larger flats, terraced houses and Townhouses, he asked me whether I would be able to produce some similar research for him, with these types of residences as my focus points – which of course I gladly said that I would. Thus, similarly to last week, in order to achieve a thorough and comprehensive examination of 3 and 4 bedroom residences in Marylebone, we should take a look at all our main Marylebone postcodes – W1G, W1U, NW1 and W1H, and inspect what sort of offers our property market currently provides for us. Typically speaking, the most premium-priced 3 and 4 bedroom properties in the current Marylebone market are usually found around the W1G area, mainly as a result of the hospital district being located here and it being the most traditionally prestigious area in Marylebone. Whereas the cheapest prices are generally located in and around the NW1 postcode, as it is slightly off the main Marylebone block, even though it incorporates the main Marylebone tube & rail stations, but nonetheless it widely drifts towards Lisson Grove and shares its area code with much of Regent`s Park and King`s Cross – making it not an exclusive Marylebone district. With regards to square footage prices, 3 bedroom properties across our 4 Marylebone postcodes fall between: £1,300 to £2,100 per square foot on average; whilst this is stretched to £1,400 to £2,200 per square foot generally for 4 bedroom properties. Well returning to the task at hand, in order to not only aid my client, but also provide an informative article for all of my readers, I will be analysing a great list of 3 and 4 bedroom properties that have currently been listed for sale in the Marylebone market, and which systematically also fall within our chosen postcodes. I will be checking out the asking prices of all the properties currently being displayed in the market, where I will be generating a price range from the cheapest to the most expensive properties that presently make up the Marylebone market; followed by an average asking value for each postcode. Furthermore, I will also be generating a square footage range that the smallest and the largest properties currently provide us with, and in turn calculating the average square footage readings that are present in each postcode. Lastly, I will be merging my average property value findings with my average square footage readings for each area, where I aim to acquire an estimated price per square foot for each postcode in the current market – with particular attention towards 3 and 4 bedroom residences. Marylebone - W1H: 3 Bedroom Properties for Sale: Current Price Range: (£949,000 - £3,250,000) - Average Property Value: £2,208,166 - Square Footage Range: (853 – 2,020 sq ft) - Average Square Footage: 1,318.80 sq ft – Market Price per Square Foot = £1,674.37 4 Bedroom Properties for Sale: Current Price Range: (£1,195,000 - £3,950,000) - Average Property Value: £2,439,166 - Square Footage Range: (860 - 2,359 sq ft) - Average Square Footage: 1,591.44 sq ft – Market Price per Square Foot = £1,532.67 Marylebone - W1U: 3 Bedroom Properties for Sale: Current Price Range: (£1,350,000 - £3,950,000) - Average Property Value: £2,544,995 - Square Footage Range: (783 – 2,013 sq ft) - Average Square Footage: 1,490.28 sq ft – Market Price per Square Foot = £1,707.72 4 Bedroom Properties for Sale: Current Price Range: (£2,400,000 - £3,950,000) - Average Property Value: £3,148,125 - Square Footage Range: (1,550 - 3,200 sq ft) - Average Square Footage: 2,116 sq ft – Market Price per Square Foot = £1,487.77 Marylebone - W1G: 3 Bedroom Properties for Sale: Current Price Range: (£1,850,000 - £3,750,000) - Average Property Value: £2,849,985 - Square Footage Range: (1,284 – 1,592 sq ft) - Average Square Footage: 1,420.60 sq ft – Market Price per Square Foot = £2,006.18 4 Bedroom Properties for Sale: Current Price Range: (£3,750,000 - £4,000,000) - Average Property Value: £3,916,665 - Square Footage Range: (1,570 – 2,110 sq ft) - Average Square Footage: 1,921.33 sq ft – Market Price per Square Foot = £2,038.51 Marylebone - NW1: 3 Bedroom Properties for Sale: Current Price Range: (£730,000 - £3,250,000) - Average Property Value: £1,661,166 - Square Footage Range: (746 – 1,680 sq ft) - Average Square Footage: 1,231.17 sq ft – Market Price per Square Foot = £1,349.25 4 Bedroom Properties for Sale: Current Price Range: (£1,500,000 - £4,250,000) - Average Property Value: £2,497,912 - Square Footage Range: (1,217 – 2,456 sq ft) - Average Square Footage: 1,732.33 sq ft – Market Price per Square Foot = £1,441.93 From our results, it is evident that there is a great and diverse range of 3 and 4 bedroom properties currently available on the market, which varies considerably between different sub-areas within Marylebone, in terms of their asking prices as well as their square footage capacities. 3 bedroom properties across our four Marylebone postcodes differ in value up to £2,520,000 between properties even in the same area, and feature varying square footage measurements of up to 1,230 sq ft. As for 4 bedroom properties, the same principle applies and these homes vary in their asking prices up to £2,750,000 from the cheapest to the most expensive ones, and range in size up to 1,650 sq ft between the largest and smallest properties of the same type. If we now combine all our chosen areas, we can calculate that Marylebone`s current average asking price for 3 bedroom properties is £2,316,078, which dramatically increases to £3,000,467 for 4 bedroom dwellings. Moving onto the average asking prices, just like it was shown to be for 1 and 2 bedroom properties in last week`s article, the NW1 area is once again illustrated as the cheapest area for 3 bedroom residences with an average asking price of £1,661,166, but contrastingly it is the W1H area which at present provides us with the most cost-effective 4 bedroom properties on the market, arriving at an average price of £2,439,166. On the opposite end of the spectrum, W1G retains its reputation as the most expensive area, with not only 2 bedroom properties as it did last week, but also for 3 as well as 4 bedroom properties here too; 3 bedroom properties portrayed an average asking price of £2,849,985, whilst 4 bedroom prices launched up to £3,916,665. To discuss square footage measurements next, I can tell you that the current Marylebone market presents us with 1,433.37 sq ft on average for 3 bedroom properties, and an expectedly higher 1,840.27 sq ft on average for the 4 bedroom big brothers. Nonetheless, once we magnify all our districts, it is shown that the highest square footage averages feature in the W1U area for both 3 and 4 bedroom properties; whereas the lowest square footage measurements are typically found within the NW1 circumference for 3 bedrooms, and in the W1H perimeter for 4 bedroom properties. Arriving at our final investment indictor, ‘market prices per sq ft`, we can see that Marylebone as a whole currently possesses an average market price per sq ft of £1,684.38 for 3 bedroom homes, which is actually slightly cheaper at £1,625.22 for 4 bedroom abodes. The most impressive combination of square footage measurements and average asking prices can be found in the NW1 area, which maybe expectantly by now, provides us with the best market price per sq ft rates for both 3 and 4 bedroom properties. Conversely, the priciest deals in terms of market value per sq ft are for the moment (and I imagine for the near future) being displayed in the W1G perimeter for 3 as well as 4 bedroom homes. To conclude our investigation, we can see that the NW1 perimeter presently possesses the best combination of asking prices and value per square foot and most commonly can be associated with featuring the cheapest property deals. Nonetheless, price isn`t always everything and many investors will be more inclined to pay more premium prices to set up camp in Marylebone`s more prestigious and more centrally located W1G, W1H and W1U blocks. In addition, as the W1G area portrays, there are other benefits to investing in the neighbouring Marylebone postcodes such as: higher square footage levels, more valuable services and amenities, as well as a potentially higher demand from prospective tenants. There is simply no right or wrong answer between the different Marylebone postcodes, you just have to weigh up each property deal as it comes and make a calculated investment decision! Should you, like many other aspiring Marylebone clients, find the larger property investment scene in Marylebone increasingly appealing, please know that I am always available for contact and willing to answer and advise you on any queries you may have. Bargain deals can of course be found across all 4 of our main Marylebone postcodes, so if you`ve seen anything particularly interesting, don`t hesitate from acquiring a second opinion!

New homes and developments in Marylebone! Let`s check out the 2 and 3 bedroom properties in these new-builds, how much are they currently available for and what sort of square footages should we be expecting?

Mon, 25 Jul 2016 12:00:00 GMT

Recently, I have been receiving a number of enquires orientating around the ‘new home` market and the new developments that have freshly been built to encompass them. One memorable instance of such an enquiry, was made by an investor who although mainly conducts his trade within the borders of Mayfair and Belgravia, he is now being actively drawn to Marylebone following the completion of some illustrious new builds in the area. This investor was particularly interested in the new developments around Chiltern Street, such as the ‘Chiltern Place` tower block, as well as the new development simply named ‘The Chilterns` (W1U); there has been perpetual talk surrounding these luxurious developments even before they were built, so it didn`t surprise me in the slightest when informed of more interest from this particular investor too. Along with these two familiarly spoken about new developments, other new building projects have also made their debuts lately such as: ‘The Mansion` (W1G) and ‘The Park Crescent` (W1B) in near Marylebone, which I also recommended to my client. So to brief you all a little more about these 4 new developments, starting with ‘The Chilterns` (W1U), this luxurious new block by Galliard Homes resides on Chiltern Street and it comes equipped with 44 stunning apartments, ranging from 1,2 and 3 bedroom properties - which encompass some of the finest interiors you will see. The display of the different vertical colours, and the designs on the exterior of the building, represents music records resting on shelves; this architectural colour scheme was inspired by the Beatles` legendary Apple boutique, which was situated a few doors down from this new development. As for the ‘Chiltern Place` (W1U) housing project by Mace and Ronson Capital Partners, which is also located along Chiltern Street, this development has yet to be completed and work is due to finish by 2017; the main structure was completed last month and additional concentration has now shifted to the interior apartments. Nonetheless, this hasn`t stopped new buyers from already purchasing properties here with many of the 1,2,3 and even 4 bedroom apartments already sold (over 50%), and a selection of others are expecting buyers soon. Leaning over to W1G then, ‘The Mansion` new development situated on 9 Marylebone Lane is an estimated £27 million project, which is due for completion in 2017 and will house 27 luxury 1-3 bedroom apartments; it will comprise of lower ground, ground, and seven upper floors, along with two basement levels. Developed by Clivedale, this exciting residential building will include an array of lavish features such as: a 25 metre swimming pool, Spa, Gym, a Bentley Chauffeur service, private gardens, Valet Parking, and a 24 hour 5 star concierge. Regarding the fourth of my chosen new developments, ‘The Park Crescent` (W1B), which is situated on the furthest North-east part of Marylebone and enters the Regent`s Park area, this building was acquired by Amazon Property, from The Great Capital Partnership, for £47 million in 2013. The redevelopment works conducted by the new owners finished by 2015 and the end product consisted of a massive collection of stunning 1, 2, 3 and 4 bedroom apartments – finished to the highest of standards. Well to return to the task at hand, in order to uncover more information about the finances involved in securing a potential investment in any of these new builds, I will be comparing these four new property developments against one another, using 2 and 3 bedroom ‘new homes` as my points of concentration. To start with, I will be analysing the asking prices of all currently available new homes in each of these developments, where I will resultantly generate a price range from the cheapest to the most expensive properties (unless there is only one property available there at present), followed by an average asking value for both 2 and 3 bedroom apartments in the specified development. Next up, I shall be exploring the square footages available inside the different apartments, and producing a square footage range from the smallest to the largest properties currently on display – followed by a square footage average. Finally, I will be bringing together my average property value results with my average square footage findings for each new development, where I will calculate an estimated price per square foot for each specific new build – for both 2 and 3 bedroom homes. Investing in new property developments in Marylebone: The Mansion, 9 Marylebone Lane (W1G): 2 Bedroom Properties for Sale: Current Price Range: (£3,650,000 - £5,200,000) - Average Property Value: £4,425,000 – Square Footage Range: (1,160 – 1,676 sq ft) – Average Square Footage: 1,418 sq ft – Market Price per Square Foot = £3,120.59 3 Bedroom Properties for Sale: Current Price Range: (£6,825,000 - £7,300,000) - Average Property Value: £7,062,500 – Square Footage Range: (2,200 – 2,596 sq ft) – Average Square Footage: 2,398 sq ft – Market Price per Square Foot = £2,945.16 The Chilterns (W1U): 2 Bedroom Properties for Sale: Current Price Range: (One property currently available at £3,800,000) - Average Property Value: £3,800,000 – Square Footage Range: 1,213 sq ft – Average Square Footage: 1,213 sq ft – Market Price per Square Foot = £3,132.72 3 Bedroom Properties for Sale: Current Price Range: (£7,700,000 - £7,950,000) - Average Property Value: £7,825,000 – Square Footage Range: (2,550 – 2,678 sq ft) – Average Square Footage: 2,614 sq ft – Market Price per Square Foot = £2,993.49 The Park Crescent (W1B): 2 Bedroom Properties for Sale: Current Price Range: (£3,600,000 - £3,950,000) - Average Property Value: £3,775,000 – Square Footage Range: (1,355 - 1,424 sq ft) – Average Square Footage: 1,390 sq ft – Market Price per Square Foot = £2,715.82 3 Bedroom Properties for Sale: Current Price Range: (One property currently available at £5,500,000) - Average Property Value: £5,500,000 – Square Footage Range: 2,040 sq ft – Average Square Footage: 2,040 sq ft – Market Price per Square Foot = £2,696.07 Chiltern Place (W1U): 2 Bedroom Properties for Sale: Current Price Range: (£4,300,000 - £4,500,000) - Average Property Value: £4,400,000 – Square Footage Range: (1,186 – 1,250 sq ft) – Average Square Footage: 1,218 sq ft – Market Price per Square Foot = £3,612.47 3 Bedroom Properties for Sale: Current Price Range: (£7,800,000 - £7,900,000) - Average Property Value: £7,850,000 – Square Footage Range: (2,240 - 2,312 sq ft) – Average Square Footage: 2,276 sq ft – Market Price per Square Foot = £3,449.03 To analyse these figures then, we can see from the limited amount of new homes available in each of our four property developments, that new homes in Marylebone are extremely popular and are acquired by investors fairly quickly. Jumping onto the asking prices, across our four newly developed buildings, the average asking price for 2 bedroom properties comes to £4,100,000, which is significantly increased to £7,059,375 for the larger 3 bedroom ‘new homes`. Although we should consider the low portion of ‘new homes` available, the most expensive property prices are certainly shown to be in Chiltern Place (W1U), with prices for both 2 and 3 bedroom homes costing the most here. These prices are certainly way above Marylebone`s (and even Central London as a whole) average asking prices, which shows just how financially lucrative the ‘new homes` market currently is and just how much demand there is for them; for as the supply is relatively low with new developments sporadically being built, property prices are heightened to reflect this. In comparison, the most cost-effective ‘new homes` (for both 2 and 3 bedroom properties) are situated within ‘The Park Crescent` (W1B) development, where properties are significantly cheaper here, most likely because of its distance away from the heart of Marylebone, which has caused it to lose some of its premium pricing. Moving onto square footages, Marylebone`s average square footages across all our available ‘new homes` stands at an estimated 1,309.75 sq ft for 2 bedroom residences, and at 2,332 sq ft for 3 bedroom properties. The new development which currently bestows its available properties with the most square feet is, ‘The Mansion` (W1G) - for both 2 and 3 bedroom properties; conversely ‘The Chilterns` (W1U) is shown to have the smallest-sized 2 bedroom properties, and ‘The Park Crescent` development likewise furnishes the least amount of square feet for its 3 bedroom homes. Finally to bring together our two main investment indicators: average property prices and average square feet measurements, Marylebone as a whole currently offers us an average market price of £3,145.40 per square foot for its available 2 bedroom ‘new homes`. However, and perhaps surprisingly, 3 bedroom properties are currently a much more economical prospect, with an average market price of £3,020.93 per square foot; presently it really does look like ‘new homes` featuring 3 bedrooms are the more-value-for-money option! To magnify these figures, ‘The Park Crescent` development currently offers us the best combination of property prices and square footage measurements for both 2 and 3 bedroom properties; whereas ‘Chiltern Place` expresses the most expensive blend, with the average market price per square foot the highest here for the same property types. Although ‘new homes` located in ‘The Park Crescent` appear to be the most attractive investment choice at the moment, we must bear in mind that it is nonetheless the furthest away from the more premium-priced central Marylebone area; it is also technically the least ‘new` of the four developments, with mostly redevelopments taking place - rather than a whole new structure being built, thus the other three property developments naturally command higher prices. In addition, as these measurements were based on a relatively low property pool, it is even more necessary to keep these figures predominantly as a guide, for as other ‘new homes` become available in the market, good investment deals could certainly arise across all of these new developments. If you are interested in hearing more about new property developments in Marylebone or have any specific ‘new homes` you`d like to discuss, then don`t hesitate to get in touch with me. New builds in Marylebone are not only a very appealing subject, but they also shed a refreshing look on an area predominantly known for its history, period buildings and traditional attractions, so to hear any new views on this change in the market would be a pleasure indeed.

Time for some more existing ‘new home` developments found in Marylebone, as well as some new housing projects that will be entering the property market very soon!

Mon, 01 Aug 2016 12:00:00 GMT

I am pleased to announce that as a result of last week`s article, I soon-after received a lot of positive responses not only towards the new property developments that I covered, but actually for the whole ‘new-build` movement currently being undertaken in Marylebone. People are showing increasing amounts of interest towards the latest new projects that are being discussed and ones which have had work started upon already. In fact I received a very interesting phone call from an international investor who has up to now resisted making an investment in Central London, but some of these upcoming new developments have certainly caught his eye and have forced him to act upon his curiosity. Although he was impressed with some of the new-builds that I wrote about in last Monday`s article, this foreign investor wanted to know if these developments were the full extent of Marylebone`s upcoming property expansion, or whether there was more to expect. I immediately responded to his query by assuring him that there are certainly a couple other eye-catching new developments that have graced the Marylebone market in recent years and even more interestingly, some more exciting projects are expected in the near future. A number of the new Marylebone property developments that I discussed with him included: The Montagu, 10 Weymouth Street, Clay Street, and Marylebone Square. Starting off with ‘The Montagu` then, this stunning new complex, which was completed in 2014 by Galliard Homes, is found within Marylebone village, and more specifically situated at 21 Crawford Street. There are a wide selection of superbly refurbished studio, 1, 2, and 3 bedroom apartments finished to an immaculate standard, with flats arranged upon the ground to the third floor with a lift serving all the levels. Regarding some general specifications shared by the properties here, there are solid natural oak door linings, engineered oak veneer floorings leading to the reception rooms, double glazing windows throughout, video entry phone systems, dimmer switches in the living rooms as well as being found in all bedroom lightings, and fully integrated speaker systems are a widespread feature. Next up for 10 Weymouth Street, remodelled by the developers Ridgeford, this has become one of the most desirable property developments in the Marylebone area, becoming a unique and truly modernised building. It offers properties for people who truly understand and want to become a part of innovation, modernization and the future of the Marylebone property market. The stunning, exterior brass cladding of the building, which not only enhances and distinguishes number 10 Weymouth Street`s appearance, but also carries the multi-functional disposition of reducing energy and heat loss. Even with all the tremendous new work that have been carried out, space for new redevelopments and extending innovation is an ever-present concept here and can be expressed with the developers Ridgeford who appointed the group ‘Works Architecture` to refurbish apartments G01 and 101 at 10 Weymouth Street. The space has been completely transformed into two new contemporary styled open-plan apartments, where the design of G01 capitalized on making a previously cramped 2 bedroom apartment into a spacious 1 bedroom apartment with the luxury of a walk-in steam shower. Apartment 101 has been opened up to embrace a light, roomy large hallway with the bedrooms and bathrooms effortlessly leading away from it; both apartments are currently ‘let` – which shows just how high the demand is here. Moving onto the Clay Street development, situated upon St Christopher`s Place (W1U), the developers ‘Great Marlborough Estates` have delivered upon their promises and have created a high quality property site that has complimented Marylebone`s modern, but also traditional lifestyle. Work here was finished in 2014, with the result of a fantastic collection of five new townhouses, which have enhanced the surrounding urban environment and have certainly created an incredible and lasting visual attraction. Each of these new houses are endowed with four creatively thought out floors that have been imprinted with luxury, which once stepped foot within you will notice an immediate feeling of spaciousness, combined with a sense of privacy and cosiness. The exterior appearance of the development is very unique and eye-catching, where the textured brick and lime facade of the townhouses boasts clean lines, emphasized with rich timber – altogether generating a depth of character to the building along with a welcoming undertone. Finally for the new upcoming project ‘Marylebone Square`, which is an exclusive new destination in the heart of Marylebone village; this exceptional site encompasses a massive 0.75 acres and is the only new-build, whole city-block development opportunity found in Marylebone. The plans for this exciting new development, with an expected completion date by 2019, includes a new dedicated space for the popular Farmers` market with the help of the designed large double hall – ‘Marylebone Hall`. Surrounding this lavish new-build will be Aybrook Street, Cramer Street and Moxon Street – which will also see a redevelopment of its street parking to better accommodate this new project; the property site will also be set lower than these surrounding streets and accessed via a steep ramp off Moxon Street. Some more facts about our selected new developments: 10 Weymouth Street: The developers, Ridgeford have extended the already constructed building by more than 40,000 sq ft (3,716 sq m) of highly desirable residential accommodation and extended an office for the Architects Registration Board, designed by Ken Shuttleworth`s renowned architecture practice – MAKE. Work on the offices and the 30 luxury apartments, including four stunning penthouses, was completed in June 2009. Rental demand has been extraordinarily strong with all the apartments being let at the specified asking prices within a month of being let loose onto the property market. The building also benefits from underground car parking, with a total of 24 internal car parking spaces. A short walk from Oxford Street and close by to other highly recognized London landmarks such as Madame Tussaud`s, Marylebone`s hospital district – particularly the reputable Harley Street and The British Museum. Virtually every apartment has a well-sized balcony – an almost unheard of feature in this area. The Montagu, 21 Crawford Street (W1H): Property prices listed as: Studio flats from £730,000, 1 bedroom flats from £975,000, 2 bedroom apartments from £1,160,000 and 3 bedroom residences from £1,525,000. Some very strong investment figures such as a projected rental return of £2,300 - £4,000 (pcm). The development is located within 500 metres of three Zone 1 transport hubs: Baker Street Station, Edgware Road Station and Marylebone Station, with Paddington Station also within the surrounding perimeter. There are a wide range of colleges and universities which are located nearby, or can be conveniently reached from this new development. These include: The University of Westminster (1 mile, 20 minutes walk or a 4 minutes drive), London Business School (0.7 miles, 15 minutes walk or a 4 minutes drive) and Regent`s College (0.8 miles, 20 minutes walk or a 3 minutes drive). A 24 hour concierge service is available, and also the privilege of a free membership at the Landmark Hotel as well as London`s Spa and Health Club can be made use of. The building has a lower ground floor parking facility, which can be accessed from the rear courtyard with secure car parking available – however this is for selected plots and will incur additional costs. Clay Street, St Christopher`s Place (W1U): Each home benefits greatly from a private integrated garage – quite a rare characteristic for not only the Marylebone area, but also Central London as a whole. There are balconies attaching themselves onto every property here, which extends the interior roominess and provides some extra outdoor space. Large floor to ceiling windows and rear located staircases maximises the inflow of natural light into the residences, creating a bright and warm feeling throughout. Apartments include specially designed glass partitions, which allows for a visual connection between spaces and permits light to flow around the home, whilst preserving a sense of privacy and division. Master bedrooms enjoy generously-sized en-suit bathrooms, while the secondary bedrooms still provide a great sense of luxury with their own en-suit shower rooms instead. Located moments away from Marylebone`s world renowned hospital district, as well as some interesting attractions including: The Wallace Collection, Chiltern Firehouse and the amazing shopping experience of Oxford Street. Marylebone Square: This site will be constructed from the highest quality natural materials, and its goal is to be a dashing as well as contemporary building that will enhance the fine architectural portfolio of Marylebone. The proposed plans comprise of 54 private residential apartments finished to a very high standard, as well as 25 other more affordable – but nonetheless luxuriously modern residential flats. There will be a range of parking spaces available, including 58 private underground car spaces exclusively for residents and those involved with the development, along with 95 further parking areas for the public – such as those visiting the area. A selection of commercial and community units will be provided at street level, which will allow for some business opportunities beneficial both to the public, as well as those wishing to start a new enterprise. The development is very energy efficient, utilising CHP for its plant photovoltaics on the roof, and bio-diverse planted terraces on the upper levels, as well as being particularly thermally competent in its design and construction. As we can see, there are some very exciting existing, as well as upcoming property developments encompassed within the Marylebone market, which shows us that investing in Marylebone is becoming an increasingly attractive prospect. Property investments in Marylebone have transcended merely buying and letting out newly acquired properties, but has become a way of securing a future in one of the most promising – and ever-growing markets in Central London. New-home developments in Marylebone encounter exceptional demand, for they are increasingly being built with such a intriguing style and luxurious build quality, combined with this highly popular area that they are situated upon. There really hasn`t been a better time to get involved in the Marylebone property market and especially the new-build investment scene, where the variety and list of new and upcoming developments are becoming elongated and improved upon all the time. Should you wish to learn more about any of these new property developments, or possibly some other upcoming Marylebone new-builds - or ones that are already on the market, then please feel free to contact me at any time. As we have seen in this article, new homes in Marylebone enter and leave the market at a rapid pace in comparison to other property types, and it is integral that after noticing a ‘new home` investment prospect that interests you, that you register your interest quickly.

Marylebone VS their elite London rivals Belgravia – how far is the gap between property values as well as rental prices between the two areas, and what sort of capital growth rates have we witnessed over the last year?

Mon, 08 Aug 2016 12:00:00 GMT

Lately, as a result of Marylebone`s continued success in the property market, growing from strength to strength – especially in the last couple of years, a higher volume of people have begun placing Marylebone in the same breath as some of London`s elite neighbourhoods. One such example is during a conversation with a highly successful landlady - who owns a string of properties in Belgravia, she informed me of her expansion plans and how she is debating whether to enter the Marylebone perimeter. Her overriding goal is to enlarge her existing stock of properties and increase her yearly rental income, but retain the high esteem that her residences usually possess. She was well aware of Marylebone growing esteem and how for some time now it has narrowed the gap with Belgravia, where sales in the £10 million plus bracket have become much more prominent - where it was traditionally quite scarce; this is mainly due to the expanding list of luxury developments, expressing that the area has stepped up a huge gear. She proceeded to ask me whether the investment prospects of Marylebone lived up to its steadily growing reputation and if it was worth relocating her investment interests here. I replied that Marylebone would offer a much more value for money option, whilst keeping this luxurious London atmosphere, and whereas Belgravia has utilized much of its growth potential with property values being halted and in some cases decreasing of late, Marylebone has a lot more potential and has yet to reach its true pinnacle. So to briefly expand upon these two areas, starting with Belgravia, noted for its notoriously expensive residential properties and being one of the wealthiest districts in not only London, but also on an international level, much of the perimeter is referred to as the Grosvenor Estate, which remains in the ownership of the Duke of Westminster`s Grosvenor Group. This world renown district is situated mainly to the South-west of Buckingham Palace, with Grosvenor Place to the East, Pimlico Road to the South, Sloane Street to the West, and we are led to Knightsbridge to the North. Belgravia is characterized and forms an identity through its grand terraces of white stucco houses, which are focused predominantly on Belgrave Square and Eaton Square; it has traditionally been one of London`s most fashionable residential areas, and on the whole it has remained in this esteem ever since. Next up for Marylebone - which by now we will know much more about, this area although holding more humble beginnings than Belgravia, it nonetheless has always been well-regarded as the traditional home of London`s best medical services. This high reputation has been carried on with the neighbourhood`s extremely admirable hospital district, which includes Harley Street as well as a number of excellent hospitals such as: University College Hospital along with King Edward VII`S Hospital. In addition, whilst many of London`s hotspots are showered with tourists and sight-seekers, Marylebone retains the feel of a true neighbourhood with a unique character, which is still a short step from the nearby tourist action. The area is surrounded with beautiful architecture, encompasses some very interesting attractions such as: `The Wallace Collection`, `Madame Tussaud`s` as well as `The Sherlock Holmes Museum`; there are also some excellent restaurants, charming pubs, lovely shops, and a short walk will take you to the sublime Regent`s Park. So returning to our objective, I will be comparing the investment prospects of these two areas - concentrating on 2 and 3 bedroom properties, which will include an analysis of the average property values and the rental expectations for residences in both neighbourhoods. Furthermore, I will be outlining the predicted rental yields that properties in each area demonstrate, as well as the typical capital growth and value changes that have taken place over the last year, from August 2015 to the same month in our present year. Property investment in Marylebone: George Street (W1H): 2 Bedroom Properties: Average Property Value: £1,658,233 - Average Rental Value: £4,200 (pcm) – Predicted Rental Yield = 3.03% - Typical Capital Growth and Value Changes over the last year (August 2015 – 2016) = £164,169 (9.9%) 3 Bedroom Properties: Average Property Value: £2,271,275 - Average Rental Value: £5,700 (pcm) – Predicted Rental Yield = 3.01% - Typical Capital Growth and Value Changes over the last year (August 2015 – 2016) = £224,861 (9.9%) Shouldham Street (W1H): 2 Bedroom Properties: Average Property Value: £1,715,114 - Average Rental Value: £4,850 (pcm) – Predicted Rental Yield = 3.39% - Typical Capital Growth and Value Changes over the last year (August 2015 – 2016) = £169,899 (9.9%) 3 Bedroom Properties: Average Property Value: £2,375,300 - Average Rental Value: £6,100 (pcm) – Predicted Rental Yield = 3.08% - Typical Capital Growth and Value Changes over the last year (August 2015 – 2016) = £235,158 (9.9%) Gloucester Place (W1U): 2 Bedroom Properties: Average Property Value: £1,728,433 - Average Rental Value: £4,400 (pcm) – Predicted Rental Yield = 3.05% - Typical Capital Growth and Value Changes over the last year (August 2015 – 2016) = £171,127 (9.9%) 3 Bedroom Properties: Average Property Value: £2,406,200 - Average Rental Value: £6,200 (pcm) – Predicted Rental Yield = 3.09% - Typical Capital Growth and Value Changes over the last year (August 2015 – 2016) = £238,223 (9.9%) Property investment in Belgravia: Elizabeth Street (SW1W): 2 Bedroom Properties: Average Property Value: £1,702,625 - Average Rental Value: £5,300 (pcm) – Predicted Rental Yield = 3.73% - Typical Capital Growth and Value Changes over the last year (August 2015 – 2016) = -£13,625 (-0.8%) 3 Bedroom Properties: Average Property Value: £3,007,666 - Average Rental Value: £9,300 (pcm) – Predicted Rental Yield = 3.71% - Typical Capital Growth and Value Changes over the last year (August 2015 – 2016) = -£24,033 (-0.8%) Ebury Street (SW1W): 2 Bedroom Properties: Average Property Value: £1,893,250 - Average Rental Value: £5,850 (pcm) – Predicted Rental Yield = 3.70% - Typical Capital Growth and Value Changes over the last year (August 2015 – 2016) = -£15,146 (-0.8%) 3 Bedroom Properties: Average Property Value: £2,896,166 - Average Rental Value: £8,950 (pcm) – Predicted Rental Yield = 3.70% - Typical Capital Growth and Value Changes over the last year (August 2015 – 2016) = -£23,189 (-0.8%) Bourne Street (SW1W): 2 Bedroom Properties: Average Property Value: £2,021,709 - Average Rental Value: £6,350 (pcm) – Predicted Rental Yield = 3.76% - Typical Capital Growth and Value Changes over the last year (August 2015 – 2016) = -£16,173 (-0.8%) 3 Bedroom Properties: Average Property Value: £3,072,155 - Average Rental Value: £9,450 (pcm) – Predicted Rental Yield = 3.71% - Typical Capital Growth and Value Changes over the last year (August 2015 – 2016) = -£24,577 (-0.8%) Judging from our results, we can immediately notice that Marylebone and its rival Belgravia offer some very differing investment strengths, which are not only very apparent with the representative streets, but these portray trends which are evident across the entirety of both property markets. Firstly, we can clearly perceive that property prices in the Belgravia district are considerably higher than that of Marylebone`s, with 2 bedroom properties arriving in the region of £1,872,528 on average, in comparison to Marylebone`s £1,700,593. This disparity in price is even more noticeable with Belgravia`s 3 bedroom properties reaching an average of £2,991,995, whereas Marylebone`s properties of the same type stand at a much more reduced price of £2,350,925. Whilst we can clearly witness a significant cost-effective property trend being settled in Marylebone`s favour, the rental capacities that residences in Belgravia possess certainly shine through. To explain, 2 bedroom properties within Belgravia expect to rake in £5,833 (pcm) on average - and anticipate rental yields estimating to 3.73% annually, whilst our selected 2 bedroom Marylebone homes achieve much lower incomes averaging to £4,483 (pcm), and have more modest rental yield forecasts of around 3.15%. As for 3 bedroom properties, this trend continues with Belgravia homes demonstrating huge rental values circling £9,233 (pcm) - portraying rental yields amounting to 3.70%, whereas 3 bedroom properties in Marylebone register a typical rental worth of £6,000 (pcm) - with rental yields calculating to a significantly lower 3.06% per year. Lastly but perhaps most interestingly, if we view the capital growth and value changes concerning properties within Belgravia, we are actually drawn towards a negative outcome, with 2 and 3 bedroom properties decreasing by 0.8% since August 2015 - reductions in the region of £14,981 for 2 bedroom accommodations and £23,933 for 3 bedroom property types. In contrast, Marylebone`s property growth is in a very healthy state, where properties have increased in general by 9.9% since last August; 2 bedroom homes have risen in value by £168,398 on average, and 3 bedroom abodes have seen even higher increases approximating to a whopping £232,747. Thus, although the rental figures in Belgravia are very impressive, and certainly interesting deals could present themselves here, Marylebone`s investment prospects are currently much more promising, with amazing capital growth increases which are expected to steadily continue, and a much more cost-effective market being displayed in overall. If you would like to inspect the investment potential of either the Marylebone or Belgravia areas in further depth, or would like to undertake a more personal comparison between the sites specific to your own personal circumstances, please get in touch with me. There are many investment opportunities available in both these perimeters, with a wide range of property types to choose from; together let`s see which area is better suited to you!

Crossrail arriving near Marylebone by 2018! What will this new service provide and how will it influence future investment choices, as well as the property market as a whole?

Mon, 15 Aug 2016 12:00:00 GMT

Crossrail is a new upcoming venture organised between ‘Transport for London` and ‘The Department for Transport` to build a new railway linking Maidenhead and Heathrow in the West, to Sheffield and Abbey Wood in the East. Construction has already begun, with the central section of the line forecasted to be complete by the end of 2018; Crossrail is set to be Europe`s largest construction project, and the biggest infrastructure plan to be carried out in London for over 20 years. The Crossrail service will supply efficient, high frequency, safe and comfortable journeys, carrying approximately 78,000 passengers per hour during peak times. Forming parts of the Crossrail network, will be the introduction of 200 metre long trains (space for up to 1,500 passengers), 10 new stations all with step-free access, and with improvements to many other stations too. As well as adding a 10% increase to London`s rail capacity, this new train facility will create 42 km of new tunnels, provide 55,000 new jobs to support the operation, and £42 billion is expected to be generated towards the UK`s economy. Nonetheless, there are still a number of concerns revolving around just how much is being spent to fund this new service, with the majority of it being funded by the public purse; and even after we pay our taxes and fares into Crossrail, our likely reward will undoubtedly be higher rental prices and property costs. In addition, according to a recent study, by 2025 London is expected to be majority-renting city, where 60% of its homes will be available for rent rather than be occupied by the direct purchaser; this means that there may be less investment opportunities for buyers, and more worryingly - less homes for the average Londoner to be able to call their own. With the introduction of this new transport service, commuting times are expected to see a significant reduction with a greater number of trains being introduced, less disruptions being predicted and an all round faster journey to be enjoyed. So how will this affect the Marylebone property market? Well forecasters have predicted that property prices along the almost-ready Elizabeth line (part of the Crossrail service) will continue to increase, and more specifically that between now and when the trains first start running there will be property price increases of an average £133,000 – which will of course be higher in top Central London areas. In addition, house and flat prices along the Elizabeth line are both tipped to increase by 3.3% annually above local property prices until the route formally launches in 2018/early 2019. It seems that now really is the time to invest in Central London and with Marylebone ever so close to the designated Crossrail stops, such as Paddington Station, Bond Street Station and the slightly further Tottenham Court Road Station, Marylebone really would seem to be a prime target for any potential investor. Research from Rightmove is already predicting that these three nearby train stops, which will be the most beneficial to Marylebone, will in fact see its house prices grow considerably. To explain, as the Elizabeth line above shows us, properties in and around Paddington Station should grow towards an average £1.15 million, whereas Bond Street properties are expecting to stand around the £2.14 million mark, and Tottenham Court Station will be furnished with homes averaging an estimated £1.60 million. This will of course have a knock-on effect to nearby Marylebone with it being such a close Crossrail neighbourhood, where property prices will certainly rise here along with the mentioned districts too. Whether Marylebone`s expected property rises will match or even exceed these forecasted areas, we will have to wait and see – invest now and get it right and the profits could be soaring in for you! I can tell you that potential buy-to-let investors have already looked to take advantage of the prospective Crossrail boost to prices, where research from Hamptons Estate Agents show that the number of properties changing hands in Crossrail neighbourhoods increased twice as fast as the London average between 2012 and 2015. However, it could also be very worthwhile to be slow and steady here too, which is usually a vice with property investment, but with this particular situation holding off for now where many sellers are waiting until Crossrail is up and running in the hope that prices may rise further by then, could be a smart move. This is because, this current reluctance to sell can itself amplify prices, and after the eventual opening of Crossrail, a potential jump in the number of homes for sale could result in prices being more negotiable and there being more choice for buyers. Ultimately waiting for Crossrail to open could possibly be a better or at least a just as good a time to purchase new properties, with more definitive figures to base your investment ambitions upon and a more solid review of the function-ability and popularity of Crossrail. Moreover, the new Crossrail service expects to save the average commuter an average of 30 minutes` journey time, which will make Central London areas such as Marylebone even more attractive property investment sites. A reason for this assumption, properties in Marylebone will appeal to a larger volume of people, including those who previously thought of the area being too far to invest in, or others who currently possess properties elsewhere. These individuals perhaps may have previously thought it to be too inconvenient to maintain properties in both sites, but as a consequence of journey durations being slashed, as well as becoming more direct - these potential investors would find investing in the area much more suitable and making more financial sense. But as we all know, convenience doesn`t come without its price, this added ease will cause more demand for properties in Marylebone and the surrounding neighbourhoods, which will undoubtedly exceed the supply of properties available at one time, resultantly causing a rise in property prices and rental values. New services in the transport sector have traditionally played a vital role in property price performance, especially in the London property market. In the late 1990`s, the expansion of London Underground`s Jubilee Line was the biggest addition to London`s transport network in more than 25 years and was commonly perceived to have produced a land worth estimating in the region of £9 billion. With Crossrail expected to bring an additional 1.5 million people to within a 45 minute`s commute to Central London, it is estimated that this will resultantly help generate £5.5 billion in extra value to property prices across its route by 2021; Central London properties are predicted to grow by an eye-watering 25% in this time period. Want to find out more about the upcoming Crossrail service? Well if this is the case and you`d like to take a further look at the forecasted relationship between property prices and the introduction of Crossrail, please don`t hesitate to contact me – I am more than happy to offer you some advice. Crossrail will certainly have a massive impact in and around the areas it is planned to serve, and perhaps if you act fast, this high-class service could also have a positive as well as profitable impact on your investment prospects too!

Bought or looking for a new 1 or 2 bedroom property recently? Let`s take a look at the current Marylebone rental market and see how much income a buy-to-let investment can generate for you!

Mon, 22 Aug 2016 12:00:00 GMT

So if you`ve recently bought or have been searching the Marylebone market for a new 1 or 2 bedroom property to add to an already existing collection of properties or even as a first purchase, then you may find this week`s article particularly interesting and one which will certainly apply to you! Let me begin by telling you all that lately I have seen an overwhelming interest towards the rental market from buyers who have recently acquired properties and are now wishing to let them out, but one notable occurrence stems from an investor who is very new in the market and in fact hadn`t invested in a London property for the purposes of immediately advertising it ‘for let` before. Nonetheless, he contacted me with a clear-cut plan to purchase either a 1 or perhaps a 2 bedroom property in our beloved Marylebone and asked for some guidance from me; he wanted to know what the current rental market in Marylebone looked as a whole, what sort of rental values could he expect from any potential purchases, and chiefly which Marylebone perimeter would be a profitable choice to start with. I told him that with buy-to-let investments, although figures and profits are one of the main components you should consider, it is certainly not the only one, and thinking about your target tenant is something that should certainly be contemplated. The worst outcome to arise out of purchasing a buy-to-let investment property is not having a tenant to occupy it, as it means losing out on rent money; instead of imagining the ideal place you`d like to live, try to picture yourself as your target tenant and what sort of property they`d expect. For example, if you`re planning to take on board young professionals, they would be more likely to expect a modern and stylish property, whereas a family home would need to furnish many belongings and would require a lot of space - more of a blank canvas without much furniture or appliances provided. So bearing this in mind, whilst also considering the prices and figures that go with new investment choices, with a buy-to-let property the two main sources of profitability arise from property price rises and capital growth – both short term and long term, as well as rental income, which is the key return for this type of investment. Nonetheless, you should have rental income firmly noted as your main point of judgement, as capital growth increases can be unpredictable and unless you are deciding to sell soon after, it will not provide you with an expendable source of income. Although there are some investors who have the financial means to buy a property outright, many others will need to cover their running costs such as: mortgage costs, maintenance expenses, agents` fees, potential household bills and taxes. Thus, as I suggested to my client, when selecting a property to buy and invest in, it is imperative that we choose one with a strong rental income performance. I soon-after undertook some research for him, where I analysed 1 and 2 bedroom properties which are currently on the rental market in Marylebone, so as to give him an accurate and up-to-date indication of what sort of figures we should be expecting in the W1H, NW1, W1U and W1G Marylebone perimeters. I gathered up all the 1 and 2 bedroom properties in these areas, which are currently on the rental market and I drew up a current rental range from the cheapest to the most expensive rental prices being requested. I proceeded to highlight the average rental value (pcm) from each area, as well as the expected annual rental income that this sort of investment choice would generate. Marylebone – W1H 1 bedroom properties for rent: Current Rental Range (pcm): (£1,473 - £3,685) – Average Rental Value: £2,396 (pcm) - Expected Annual Rental Income: £28,752 2 bedroom properties for rent: Current Rental Range (pcm): (£2,080 - £9,045) – Average Rental Value: £4,477 (pcm) – Expected Annual Rental Income: £53,724 Marylebone – W1U 1 bedroom properties for rent: Current Rental Range (pcm): (£1,625 - £5,417) – Average Rental Value: £2,658 (pcm) - Expected Annual Rental Income: £31,896 2 bedroom properties for rent: Current Rental Range (pcm): (£1,993 - £8,450) – Average Rental Value: £4,176 (pcm) - Expected Annual Rental Income: £50,112 Marylebone – NW1 1 bedroom properties for rent: Current Rental Range (pcm): (£1,365 - £4,117) – Average Rental Value: £2,362 (pcm) - Expected Annual Rental Income: £28,344 2 bedroom properties for rent: Current Rental Range (pcm): (£1,690 - £7,400) – Average Rental Value: £3,508 (pcm) - Expected Annual Rental Income: £42,096 Marylebone – W1G 1 bedroom properties for rent: Current Rental Range (pcm): (£1,733 - £7,150) – Average Rental Value: £3,235 (pcm) - Expected Annual Rental Income: £38,820 2 bedroom properties for rent: Current Rental Range (pcm): (£2,275 - £9,100) – Average Rental Value: £4,683 (pcm) - Expected Annual Rental Income: £56,196 To dissect and expand upon these findings, I can tell you that the Marylebone rental market is rich with opportunities where expected returns for both 1 and 2 bedroom properties vary considerably, not only between each area, but even within the same perimeters. We can see by our readings that rental values stretch up to £5,417 (pcm) from the lowest earning properties to the highest for 1 bedroom homes and this is even higher for 2 bedroom properties – with differences up to £6,825 (pcm). With regards to each Marylebone postcode`s specific rental range, I can tell you that W1G has the greatest earning properties in its radius, with 1 bedroom rental prices starting off the most expensive at £1,733 (pcm), and according to the existing market, we can see other letting deals being advertised up to the £7,150 (pcm) mark. 2 bedroom properties in W1G also dominate the market with the highest rental starting points of £2,275 (pcm) – and more prestigious properties extending up to £9,100 (pcm). Conversely, looking at the properties currently for let, NW1 clearly provides the least rental capabilities for 1 as well as 2 bedroom residences, with prices starting as low as £1,365 (pcm) for 1 bedroom properties, and the highest earning 2 bedroom properties halt at around £7,400 (pcm). When combining all our locations, Marylebone as a whole has a very positive average rental value of £2,662.75 (pcm) for 1 bedroom properties, and a significantly higher median value of £4,211 (pcm) for 2 bedroom homes. Although these results are very optimistic, we can in fact manipulate the market and reach an even higher average for both 1 and 2 bedroom residences, if we decide to invest in the W1G area - with £3,235 (pcm) for the former property type, and an average of £4,683 (pcm) for the latter. Conversely, we can actually lose out on some rental potential towards our buy-to-let investment (according to current averages), with W1H and NW1 displaying significantly lower averages for 1 bedroom properties, whereas W1U follows NW1 as the lower performers for the 2 bedroom rental scene. Lastly, to analyse the expected annual returns of our chosen areas, W1G once again overpowers their rivals with an average yearly rental account of £38,820 for 1 bedroom investments - £6,924 more profitable on average than W1U, which has the second best total. As for 2 bedroom properties the highly-esteemed W1G hospital district unsurprisingly generates the best average expected rental income of £56,196, but this time the next closest area is W1H which has a narrower gap – with its median value standing at £53,724. I must explain however that, although the W1G area dominates the rental market with values far exceeding that of its rivalling areas – especially NW1, property prices are certainly the most expensive here on average and thus rental yields may actually be lower; so please judge each potential investment thoroughly for more rent doesn`t always mean the best overall investment, even if it does mean the most annual income! Should you wish to hear more about Marylebone`s buy-to-let market, with particular focus towards how rental values are currently performing with respect to 1 and 2 bedroom properties, then don`t hesitate to contact me, I am more than happy to share any knowledge with you.

Does the bigger property investment scene in Marylebone display good buy-to-let potential? Time to check out how much rental income a 3 or 4 bedroom property could get you in the current market!

Mon, 29 Aug 2016 12:00:00 GMT

Well last week we discussed the buy-to-let investment scene, with particular focus on the rental side and in terms of 1 and 2 bedroom properties. I am pleased to say that I received quite a lot of positive feedback, where a series of individuals found the article to be very stimulating, and while some suggested a few details could be added to enhance the content, others voiced that the points raised were very informative and that it helped with their judgements. One particular investor, who is a close follower of my blog and is frequently in touch with me, asked whether I could produce a similar piece of work, but shift my direction towards bigger property investment prospects – notably 3 and 4 bedroom homes. He wanted to understand what the most current status is with the Marylebone property market, and how many 3 along with 4 bedroom properties are currently listed for rent, as well as how much they are expected ‘to let` for. Another question he raised was which area would provide him with the most buy-to-let potential, where in particular he wanted to understand whether W1H, W1G, W1U or NW1 would generate the highest rental income. Although I highlighted W1G as a particularly investable area for 1 and 2 bedroom properties last week, this investor also hinted to me that he was very curious whether W1G would withstand its neighbouring competition once again, or perhaps a different area may provide a better investment outlook for 3 and 4 bedroom residences. Well in terms of quantity, I can inform you that NW1 and W1H currently provide us with the greatest number of both 3 and 4 bedroom properties being listed on the market, whilst W1U has a slighter shorter choice of residences to choose from, and W1G finds itself with the least amount of properties currently available ‘for let`. This shortage of homes to rent with the larger properties in Marylebone is a common feature, and one that is statistically typical in Central London as a whole – with no exception to Marylebone as well. To explain, readings show us that currently in Marylebone 40% of the properties available to rent are 2 bedrooms and 30% are 1 bedrooms; conversely there is a significantly lower amount of 3 bedroom properties (14%), and an even smaller proportion of the rental market is attributed to 4 bedroom residences – a diminutive 4%! But as we all know, very rarely does quantity ever define quality, and although there may be a shortage of 3 and 4 bedroom properties on the rental market, it doesn`t mean that your bigger property investment couldn`t be a buy-to-let gold mine – and that`s what I`m aiming to help you with in this article! So returning to the task at hand, I will be inspecting a wide range of 3 and 4 bedroom properties which are currently listed on the Marylebone rental market – gathered up from all 4 of our main Marylebone sectors: W1H, W1U, W1G and NW1. Proceeding along, I shall bring these 3 and 4 bedroom properties together, drawing up a current rental range from the cheapest to the most expensive rental prices displayed in each area. I will then continue by bringing to light the average rental value (pcm) of each area, as well as the expected rental income (yearly) that this type of investment selection would bring about. Marylebone – W1H: 3 bedroom properties for rent: Current Rental Range (pcm): (£3,029 - £13,683) – Average Rental Value: £6,474 (pcm) - Expected Annual Rental Income: £77,688 4 bedroom properties for rent: Current Rental Range (pcm): (£3,575 - £15,117) – Average Rental Value: £7,193 (pcm) - Expected Annual Rental Income: £86,316 Marylebone – W1U: 3 bedroom properties for rent: Current Rental Range (pcm): (£3,033 - £11,833) – Average Rental Value: £5,525 (pcm) - Expected Annual Rental Income: £66,300 4 bedroom properties for rent: Current Rental Range (pcm): (£4,225 - £13,783) – Average Rental Value: £6,532 (pcm) - Expected Annual Rental Income: £78,384 Marylebone – NW1: 3 bedroom properties for rent: Current Rental Range (pcm): (£2,275 - £10,833) – Average Rental Value: £5,028 (pcm) - Expected Annual Rental Income: £60,336 4 bedroom properties for rent: Current Rental Range (pcm): (£2,925 - £12,783) – Average Rental Value: £6,051 (pcm) - Expected Annual Rental Income: £72,612 Marylebone – W1G: 3 bedroom properties for rent: Current Rental Range (pcm): (£3,142 - £11,917) – Average Rental Value: £6,084 (pcm) - Expected Annual Rental Income: £73,008 4 bedroom properties for rent: Current Rental Range (pcm): (£3,896 - £9,533) – Average Rental Value: £6,157 (pcm) - Expected Annual Rental Income: £73,884 Examining these readings in greater depth, you will notice that although the larger property rental scene doesn`t contain as wide a selection of properties available, not just to gather data from - but also reflecting a general shortage in the market, it nonetheless still possesses a diverse series of opportunities. To explain, comparable to our findings with the 1 and 2 bedroom rental market last week, properties vary considerably in price between our different Marylebone areas, and actually continue this trend internally, where rental prices can stretch by great margins even in the same perimeter; interestingly there is actually an even wider gap in pricing than with last week`s smaller properties. The differences surrounding the inconsistent rental pricing are due very much to alternating features such as: the size of the property, the housing development that it`s encompassed within, the design of the internal area, and even how recently it`s last refurbishment was carried out. Our results express that rental values across our 4 Marylebone perimeters extend up to an eye-watering £11,408 (pcm) with respect to 3 bedroom properties – from the homes with the lowest rental capacities to others which expect to earn significantly more; this dissimilitude in rental price is even greater with 4 bedroom homes, with prices varying up to a whopping £12,192 (pcm). To discuss each Marylebone sector`s specific rental range, I can inform you that the W1H postcode in fact features the greatest earning properties currently on the rental market for both 3 and 4 bedrooms – which was particularly interesting for not only my client, but also surprised me for it meant that W1G prices are not as dominant within the larger property investment scene as it was for 1 and 2 bedroom residences. Discussing W1H, 3 bedroom rental prices reached up to £13,683 (pcm) and 4 bedroom rental values extended even further to £15,117 (pcm). Conversely NW1 outlined its currently ‘for let` 3 bedroom properties as the lowest earners on the market (reaching a maximum of £10,833 (pcm), whereas the prestigious W1G area actually provided us with the least rental capabilities for 4 bedroom properties – with the most expensive homes halting at £9,533 (pcm). In terms of average rental values, if we look at the Marylebone rental market is its entirety – combining all our 4 postcodes, we can see that it has a very strong median figure of £5,777.75 (pcm) for 3 bedroom properties, and the average rental value is naturally higher at £6,483.25 (pcm) for the bigger 4 bedroom properties. Nonetheless, if we pinpoint a specific Marylebone perimeter with particularly investable results, W1H remains our chief hotspot; the area currently expects an average rental figure of £6,474 (pcm) for 3 bedroom homes, and £7,193 (pcm) for residences encompassing 4 bedrooms. On the other side of the spectrum, the current market shows us that NW1 properties expect to earn the least amount of monthly income for 3 bedrooms, and W1G in fact displays the lowest rental potential at present for 4 bedroom abodes. Finally, checking out the predicted rental incomes (yearly) of all our selected areas, W1H once again tops the financial charts with an average, annual rental taking of £77,688 for 3 bedroom homes - £4,680 (pcm) more revenue than W1G which also perform admirably in this department and comes in second place. Regarding 4 bedroom properties, the larger property investment bloomers W1H strike again, with yearly accounts reaching £86,316 on average; but on this occasion W1G lands in second last place (after NW1 which achieves the lowest investment readings), and W1U arrive as solid runners up with a median expected income of £78,384 per year. Despite these general financial predictions and reports, I would like to add that great investment opportunities can be found across all our 4 Marylebone perimeters and each case should be dealt with on an individual basis. If we get too statistically-hardened and follow average figures too closely, you may actually find yourself losing out on potentially brighter prospects elsewhere; the beauty of property investment is trying to locate a bargain which goes unnoticed by others and one which you can take advantage of – profiting financially as a result! In case you`d like to research the Marylebone rental scene even further, or if you have any specific 3 or 4 bedroom properties that you`d like a second opinion on, then please get in touch with me and I`ll be happy to discuss any queries you may have. The larger property rental market covers a wide selection of properties, ranging greatly in terms of square footage and the desirability of particular Marylebone perimeters. It is thus of paramount importance that if you`re looking ‘to let` out your property, that you have the correct information at your disposal, so that you can maximise your investment`s potential.

Magnifying the large NW1 area`s investment prospects – on your marks, get set, and go! Should we be sprinting towards Marylebone`s NW1 territory, or are there better buy-to-let properties to be found between Regent`s Park and Camden Town`s NW1 perimeters?

Mon, 05 Sep 2016 12:00:00 GMT

Recently, quite an interesting pattern has emerged regarding the property investment enquires that I have been receiving, and much of that curiosity has been concentrated along the different NW1 sectors of not only Marylebone, but also Regent`s Park and even further up towards Camden Town. Although interest surrounding the NW1 area has been wide and varied, one piece of particularly concrete interest arose from a businessman currently working in the IT sector, who was looking to invest some of his hard-earned income in the lucrative London property market. He had been closely following the property news for the NW1 area – with notable interest to the Marylebone borders and 2 as well as 3 bedroom homes. But with this perimeter being so vast and incorporating a wide number of neighbourhoods, he wanted to know if Marylebone`s NW1 was the best investment choice, or whether he would be better off heading eastwards and upstream towards areas such as Regent`s Park and Camden Town. I told him that Marylebone is generally considered as one of the most promising investment locations in London at the moment and is very much on the rise; the fact that he was considering the NW1 section also meant that he would be avoiding the more premium priced Marylebone postcodes such as W1G, whilst still acquiring a stake in this prestigious neighbourhood. In addition, I explained to this gentleman that NW1`s prominent features don`t simply stop at more cost-effective properties, but this specific spot also includes the main Marylebone tube and rail stations, and is home to some key landmarks such as: ‘The Sherlock Holmes Museum`, ‘London`s Business School` and the pleasant greenery`s of Dorset Square and Broadley Street Gardens. However, the other areas in question - starting with Regent`s Park, also hold their own enticing prospects, where this NW1 sector incorporates some of the most sought-after properties in London, with its incredible 482 acres of greenery – which almost seem like communal gardens to the residents here; there is no wonder that this area has drawn a great list of A-list celebrity stars, along with some of the most prosperous individuals. For centuries this location has been a sign of wealth along with good fortune, and the general trend you can encounter here is that with regards to property prices, the closer you are to the main park and specifically the Outer Circle, the more premium the valuation of the residences. Conversely, the further you venture east from the Outer Circle, you will find an astonishing reduction in the cost of housing and a significant difference in your buy-to-let investment prospects. Turning our attentions to Camden Town next, this intriguing district is well-known for its entertainment services – often hosting street markets, music venues and concerts, as well as being a main-base for alternative culture. Demand for properties in Camden remains very strong with not only increasing numbers of foreign buyers being lured into the Camden hype, but interest is high from City and West End professionals, as well as the usual buy-to-let investors looking for profitable deals. Now that we`ve briefly whisked through these areas` main characteristics and pulling factors, let`s get back to scrutinizing these NW1 districts in terms of their investment capabilities. To begin, I will be examining a long list of my client`s preferred 2 and 3 bedroom residences, checking out all our three chosen NW1 perimeters – Marylebone, Regent`s Park and Camden Town. I will be selecting two streets from each area – for a fair and varied study, where I shall be bringing together the values of 2 and 3 bedroom properties that are encompassed within these districts, and using the gathered figures to form an average estimation for each street. I will then be evaluating other key investment indicators such as the average rental values for these homes, the capital growth rates of the last 10 years, as well as the type of predicted rental yields that we should be expecting following a potential investment here. Property investment in the NW1 perimeters of Marylebone, Regent`s Park and Camden Town: Marylebone (NW1): Boston Place – (NW1 6EX, NW1 6ER): 2 bedroom properties: Average Property Value: £1,151,666 - Average Rental Value: £3,650 (pcm) – Predicted Rental Yield= 3.80% - Average Purchase Price in 2006: £440,000 - Capital Growth over the last 10 years (2006 – 2016) = 97% 3 bedroom properties: Average Property Value: £1,681,555 - Average Rental Value: £5,250 (pcm) – Predicted Rental Yield= 3.74% - Average Purchase Price in 2006: £595,000 - Capital Growth over the last 10 years (2006 – 2016) = 104% Harewood Avenue - (NW1 6LE, NW1 6JX, NW1 6NU): 2 bedroom properties: Average Property Value: £1,115,846 - Average Rental Value: £4,100 (pcm) – Predicted Rental Yield= 4.40% - Average Purchase Price in 2006: £485,000 - Capital Growth over the last 10 years (2006 – 2016) = 84% 3 bedroom properties: Average Property Value: £1,456,388 - Average Rental Value: £5,400 (pcm) – Predicted Rental Yield= 4.44% - Average Purchase Price in 2006: £581,000 - Capital Growth over the last 10 years (2006 – 2016) = 92% Regent`s Park (NW1): Cumberland Terrace – (NW1 4HP, NW1 4HS, NW1 4HJ): 2 bedroom properties: Average Property Value: £2,242,750 - Average Rental Value: £7,850 (pcm) – Predicted Rental Yield= 4.20% - Average Purchase Price in 2006: £840,000 - Capital Growth over the last 10 years (2006 – 2016) = 99% 3 bedroom properties: Average Property Value: £3,212,200 - Average Rental Value: £10,900 (pcm) – Predicted Rental Yield= 4.07% - Average Purchase Price in 2006: £1,160,000 - Capital Growth over the last 10 years (2006 – 2016) = 102% Redhill Street – (NW1 4BG, NW1 4AS, NW1 4DQ): 2 bedroom properties: Average Property Value: £1,022,135 - Average Rental Value: £3,350 (pcm) – Predicted Rental Yield= 3.93% - Average Purchase Price in 2006: £470,000 - Capital Growth over the last 10 years (2006 – 2016) = 78% 3 bedroom properties: Average Property Value: £1,768,750 - Average Rental Value: £5,450 (pcm) – Predicted Rental Yield= 3.69% - Average Purchase Price in 2006: £800,000 - Capital Growth over the last 10 years (2006 – 2016) = 80% Camden Town (NW1): Delancey Street - (NW1 7RX, NW1 7NH, NW1 7RY): 2 bedroom properties: Average Property Value: £923,384 - Average Rental Value: £3,250 (pcm) – Predicted Rental Yield= 4.22% - Average Purchase Price in 2006: £460,000 - Capital Growth over the last 10 years (2006 – 2016) = 70% 3 bedroom properties: Average Property Value: £1,615,000 - Average Rental Value: £5,500 (pcm) – Predicted Rental Yield= 4.08% - Average Purchase Price in 2006: £785,000 - Capital Growth over the last 10 years (2006 – 2016) = 72% Jamestown Road - (NW1 7BY, NW1 7DB, NW1 7BW): 2 bedroom properties: Average Property Value: £1,054,750 - Average Rental Value: £3,650 (pcm) – Predicted Rental Yield= 4.15% - Average Purchase Price in 2006: £520,500 - Capital Growth over the last 10 years (2006 – 2016) = 71% 3 bedroom properties: Average Property Value: £1,743,083 - Average Rental Value: £6,050 (pcm) – Predicted Rental Yield= 4.16% - Average Purchase Price in 2006: £840,000 - Capital Growth over the last 10 years (2006 – 2016) = 73% From our results, we can see that all three of our chosen NW1 neighbourhoods demonstrate some very promising investment potential, where Marylebone, Regent`s Park, as well as Camden Town all portray attractive financial figures across the board, rivalling each other closely with regards to each investment indicator. Starting off with our average property value findings, 2 bedroom properties across all of our three NW1 perimeters come to an average figure of £1,251,755, whilst 3 bedroom properties weigh up at a combined average of £1,912,829. The most cost-effective 2 bedroom properties can be found within Camden Town, where Delancey Street and Jamestown Road join together to give us a reliable median valuation of £989,067; the most expensive 2 bedroom properties however are shown to be in Regent`s Park, which come to an approximate average of £1,632,442. With the larger 3 bedroom properties, you will notice that it is in fact Marylebone`s NW1 with the most financially luring prices, which stand at an average £1,568,971; nonetheless the values continue to tower with Regent`s Park for 3 bedroom residences too, with an average price tag available here at £2,490,475. Moving onto the rental analysis, according to our findings the average rental worth of a 2 bedroom property (taking all our NW1 areas into account) arrives at £4,308 (pcm); on the other hand, 3 bedroom residences display an average rental prediction of £6,425 (pcm). The properties with the most rental capabilities can be found within the borders of Regent`s Park, where both 2 and 3 bedroom properties are able to request the largest rental prices, whilst Marylebone is the second most efficient in this department for 2 bedroom properties, and Camden Town rakes in second place for their 3 bedroom property showcase. Nonetheless, the biggest rental prices don`t always mean the most investable properties, for the rental yield shows us the overall relationship between money spent to acquire a property and the buy-to-let income that it`s expected to generate. This principle is demonstrated here, where although Regent`s Park possessed the highest rental values, it actually generates the lowest rental yield of 4.06% for 2 bedroom properties and 3.88% for 3 bedroom properties. More optimistically, Camden Town reached the highest 2 and 3 bedroom readings at 4.18% for the former and 4.12% for the latter, whereas Marylebone narrowly lurked behind with an average reading of 4.10% for its 2 bedroom homes and a faintly lower 4.09% for the larger 3 bedrooms. Finally to discuss our capital growth statistics, in overall 2 bedroom properties across our three NW1 areas have experienced growth levels of 83.16% over the last 10 years, and 3 bedroom homes have in the same 10 year period grew by an even more effective 87.16%. The NW1 perimeter which experienced the highest level of growth was our home team Marylebone, with a combined total of 94.25% for both its 2 and 3 bedroom homes, Regent`s Park also performed amicably with both its property types joining together for a growth of 89.75%, whereas Camden Town slightly underperformed with an average growth of 71.50%. To finish off, although Regent`s Park displayed the most expensive properties and the highest rental prices, we can clearly see that Marylebone and Camden are the front runners in this three-horse race. Whilst Camden may have narrowly beaten Marylebone to the rental yield podium and had slightly more cost-effective prices for its 2 bedroom properties, Marylebone had a significantly better capital growth rate for the last 10 years, and actually had more competitive prices for its 3 bedroom properties. One thing is for sure, both these areas offer a fantastic selection of investable properties, where potential deals should be analysed on an individual basis, and if the price and investment prospects are right, then there is not much reason why a willing investor shouldn`t input their hard-earned capital and watch their profits soar! To wrap up, I`d also like to remind you that if you`d like to find out any more about the NW1 property scene, whether your interest takes you to our speciality area of Marylebone, or even if you`d like some advice with regards to investment prospects situated within Regent`s Park or Camden, don`t hesitate to get in touch! NW1, as we have witnessed in this article, covers a very wide perimeter, which encompasses a huge number of not only 2 and 3 bedroom properties, but studio`s, 1 bedroom homes and even the larger 4 and 5 bedroom residences. Should you encounter any property that catches your eye, I`ll gladly inspect its expected investment prospects and provide you with my personal outlook.

Continuing our NW1 research with Marylebone competing against King`s Cross! - How does the investment outlook compare between these two influential areas, or in other words who kicks whose investment butt?!

Mon, 12 Sep 2016 12:00:00 GMT

We don`t have to travel far from last week`s properties, as we are going to be focussing on Marylebone`s NW1 once again, but the will of the people has been decided - and for this week our challenger is going to be King`s Cross; another influential NW1 sector of the property market. I`ve seen many of my existing clients - as well as some new faces, express an even greater deal of interest towards Marylebone`s NW1 than I usually receive for this particular perimeter. An increasing number of investors are beginning to view NW1 as a cheaper alternative to some of the more costly Marylebone postcodes such as W1G along with W1U, and would like to witness the area`s capabilities even further. One noteworthy request which I received derived from a new up and coming investor, he was very impressed by how Marylebone performed against Regent`s Park as well as Camden Town last week, and was really intrigued whether the area could resist King`s Cross` investment rivalry as well – also a member of the NW1 stronghold. As I established in my preceding article, Marylebone with its prime location and prestigious reputation has been on the rise in the property market for a good while now and there isn`t much indication that this will change anytime soon; overall sold prices in Marylebone over the last year were up by 27% against the previous year and increased by 34% since 2013. Marylebone`s NW1 sector contributed significantly to these figures, with a good proportion of sales concentrated within this perimeter; this has been boosted by luxury new builds from Galliard Homes - such as Jerome House, a showcase of luxury living offering 25 exclusive apartments set over 7 floors. In addition, as well as it`s impressive history with residents such as Charles Dickens once gracing the Marylebone pavements, there has been an ever-increasing list of contemporary celebrities found visiting, as well as dining in the nearby area on a more frequent basis – which has only helped to increase the profile of the area and systematically it`s investment potential too. Now to our new competitor, located eastwards from Marylebone`s NW1, King`s Cross has become a very well-known London perimeter, with an exciting cultural scene and a thriving business community; it looks to have left its traditionally seedy reputation well and truly behind it. The investment prospects of King`s Cross has significantly improved with its regeneration in the mid 1990`s and the influential introduction of its Eurostar rail service terminus, which opened at St Pancras International in 2007. The Construction of King`s Cross Central was also a key part of the newfound success in the property market, with this previously underused 67 acre site being transformed into a new part of London`s city - with homes, shops, eateries, offices and educational establishments. Since these initial redevelopment plans, with the planning permission being granted in 2006, there has been 50 new buildings, 1,900 new homes, 20 fresh streets, 10 new public parks/squares, and an expected 30,000 more local people to inhabit the area by the end of 2016; King`s Cross has become one of the new attractive places to live, work and stopover in London. Well returning to our objective, in order to study the investment prospects of these two areas against one another, I will start by checking out a host of different streets within both Marylebone`s and King`s Cross` NW1 perimeters – analysing the 2 and 3 bedroom properties which are situated here. I will be using three representative streets for each location, where I will be collecting a range of financial information such as: the average values of these types of properties along each street along with their average rental values, the predicted rental yields a buy-to-let investment would bring, as well as the recorded capital growth levels of the last 10 years. Investment analysis of 2 and 3 bedroom properties within Marylebone`s NW1 neighbourhood vs. King`s Cross` NW1 area: Marylebone (NW1): Linhope Street (NW1 6ES, NW1 6HL, NW1 6HT): 2 bedroom properties: Average Property Value: £967,000 – Average Rental Value: £3,600 (pcm) – Predicted Rental Yield= 4.46% - Average Purchase Price in 2006: £415,000 – Capital Growth over the last 10 years (2006 – 2016) = 85% 3 bedroom properties: Average Property Value: £1,670,500 – Average Rental Value: £5,200 (pcm) – Predicted Rental Yield= 3.73% - Average Purchase Price in 2006: £655,000 – Capital Growth over the last 10 years (2006 – 2016) = 94% Balcombe Street (NW1 6HD, NW1 6ND, NW1 6HE): 2 bedroom properties: Average Property Value: £1,112,430 – Average Rental Value: £4,000 (pcm) – Predicted Rental Yield= 4.31% - Average Purchase Price in 2006: £480,000 – Capital Growth over the last 10 years (2006 – 2016) = 84% 3 bedroom properties: Average Property Value: £1,495,969 – Average Rental Value: £5,300 (pcm) – Predicted Rental Yield= 4.25% - Average Purchase Price in 2006: £610,000 – Capital Growth over the last 10 years (2006 – 2016) = 90% Dorset Square (NW1 6QN, NW1 6EP, NW1 6PU): 2 bedroom properties: Average Property Value: £996,883 – Average Rental Value: £3,500 (pcm) – Predicted Rental Yield= 4.21% - Average Purchase Price in 2006: £420,000 – Capital Growth over the last 10 years (2006 – 2016) = 87% 3 bedroom properties: Average Property Value: £1,706,200 – Average Rental Value: £5,900 (pcm) – Predicted Rental Yield= 4.14% - Average Purchase Price in 2006: £690,000 – Capital Growth over the last 10 years (2006 – 2016) = 91% King`s Cross (NW1): Medburn Street (NW1 1RJ, NW1 1RH): 2 bedroom properties: Average Property Value: £728,300 – Average Rental Value: £2,600 (pcm) – Predicted Rental Yield= 4.28% - Average Purchase Price in 2006: £310,000 – Capital Growth over the last 10 years (2006 – 2016) = 86% 3 bedroom properties: Average Property Value: £1,205,428 – Average Rental Value: £3,700 (pcm) – Predicted Rental Yield= 3.68% - Average Purchase Price in 2006: £474,000 – Capital Growth over the last 10 years (2006 – 2016) = 94% Penryn Street (NW1 IRL): 2 bedroom properties: Average Property Value: £734,000 – Average Rental Value: £2,550 (pcm) – Predicted Rental Yield= 4.16% - Average Purchase Price in 2006: £321,000 – Capital Growth over the last 10 years (2006 – 2016) = 83% 3 bedroom properties: Average Property Value: £1,232,500 – Average Rental Value: £3,800 (pcm) – Predicted Rental Yield= 3.69% - Average Purchase Price in 2006: £525,000 – Capital Growth over the last 10 years (2006 – 2016) = 86% Goldington Street (NW1 1UE, NW1 1UG): 2 bedroom properties: Average Property Value: £709,485 – Average Rental Value: £2,450 (pcm) – Predicted Rental Yield= 4.14% - Average Purchase Price in 2006: £318,000 – Capital Growth over the last 10 years (2006 – 2016) = 81% 3 bedroom properties: Average Property Value: £1,140,200 – Average Rental Value: £3,450 (pcm) – Predicted Rental Yield= 3.63% - Average Purchase Price in 2006: £490,000 – Capital Growth over the last 10 years (2006 – 2016) = 85% As we can see from our gathered data, both Marylebone and King`s Cross provide us with a healthy and very much investable outlook for their NW1 perimeters; but let`s begin to unravel some of these results and see which area comes out on top! Firstly on the subject of property values, the average findings for Marylebone (NW1) approximate to an average value of £1,025,437 for 2 bedroom homes and £1,624,223 for the larger 3 bedrooms. Conversely, King`s Cross` NW1 sector provides us with a much cheaper to-buy stance, with both their 2 and 3 bedroom properties being significantly cheaper: 2 bedroom properties arrive at an average worth of £723,928, whereas 3 bedroom residences, although naturally higher, still fall significantly short of the Marylebone prices at an average of £1,192,709. Regarding the rental figures, with Marylebone (NW1), if we calculate the average rental tag of our selected pool of 2 bedroom residences, we get a value of £3,700 (pcm) - with Balcombe Street portraying the priciest homes; as for 3 bedroom properties, the average rental price stands at a much higher £5,466 (pcm), and Dorset Square can be recognised as the most expensive street. If we compare these findings to King`s Cross (NW1), yet again there is a significant gulf in the finances involved, where 2 bedroom properties here expect £2,533 (pcm) on average – a hefty £1,167 (pcm) less than Marylebone; 3 bedroom households also advertise considerably cheaper prices in the region of £3,650 (pcm) – a whopping difference of £1,816 (pcm) compared to their rival Marylebone. The buy-to-let prospects here clearly favour Marylebone, in respect to 2 as well as 3 bedroom properties, with significantly more income up for grabs in this area with the larger rental averages, rather than with King`s Cross, which displays less financial potential in this field. This positive buy-to-let trend continues with our predicted rental yields for Marylebone, where a very high average of 4.32% can be expected per year for 2 bedroom homes, whilst 3 bedroom properties also produce a commendable average of 4.04%. Conversely, even though King`s Cross (NW1) shows some notable rental yield statistics, nonetheless a reoccurring 2nd place performance is displayed, as their 2 bedroom average comes to 4.19%, and their 3 bedrooms are distinguishably less efficient with a median 3.66%. To analyse our final investment indicator, the capital growth rates of Marylebone`s NW1 radius were very promising where in the last 10 years, 2 bedroom properties residing here experienced an average growth rate of 85.33% and this was even higher with 3 bedrooms at a growth of 91.66%. King`s Cross (NW1) slightly bridges the gap in this department, where 2 bedroom residences underwent a minutely lower 83.33% capital growth, and this is the case again with the 3 bedrooms, where a slightly inferior 88.33% capital growth rate was recorded in the past 10 years. Summing up our results, Marylebone on the whole seem to come out very much on top, beating King`s Cross at almost every turn. Whilst King`s Cross (NW1) encompasses significantly more cost-effective properties when it comes to their valuations, Marylebone clearly has what we desire – a better investment potential, where this area rakes in an all round better rental income, generates greater rental yields, and displays a more successful capital growth rate. Last but not least, if you have one, two or even several more questions to be answered about the NW1 property market in general, or if you want a more focussed look at either Marylebone or King`s Cross, please get in touch with me - I`d be delighted to hear from you all. Much of the feedback, as well as the conversations I have with my readers, form an imperative part of my work and provide me with inspiration for new articles; it also aids me in deciding which aspects of the Marylebone property market I should be addressing; so all emails, calls, letters or comments are certainly very welcome!

Studio`s or 1 bedroom properties, is there much difference between these property types? How do the two compare with each other in the property market and which one provides us with a more profitable investment prospect?

Mon, 19 Sep 2016 12:00:00 GMT

Of late we seem to have taken a huge step towards the bigger property investment scene, where investors have not only taken the direction of 2 and 3 bedroom properties recently, but our weekly articles also seem to have followed this trend too. Of course, this is likely the most beneficial buy-to-let route to take, as this investment choice would rake in significantly more income than a Studio or 1 bedroom property, but what about those investors who choose to buy cheaper homes, have a smaller budget, or simply prefer dealing with smaller properties?... So what or who has prompted me to shift my direction? – For as you may have noticed by now, my articles and general writing concerning the Marylebone property market are very much influenced by the feedback, calls and emails that I receive during my working week. On this occasion, my featured inspiration derives from speaking to a client, who is looking to enter not only the Marylebone market for the first time, but also the buy-to-let property industry as a whole. As a newcomer, he expressed that he was interested in a low-risk investment prospect on the lower scale of the cost spectrum, as although he is extremely enthusiastic – he certainly doesn`t have a great deal of experience. I did begin to assure him that property investment – especially in Marylebone`s booming industry, is one of the surest assets you could add to your portfolio, with capital growth prices constantly increasing, a steady rental structure in place, and plenty of local as well as off-shore interest in the area. Nonetheless, we agreed that there are undoubtedly some fantastic studio, as well as 1 bedroom residences to be found on the market, with commendable financial returns to be made – whilst limiting the initial expenditure on the purchase price; low risk and a low price, along with a potentially solid buy-to-let investment to be acquired, we were certainly both in agreement and reached the same wavelength. So to briefly introduce Studio flats, this term refers to a living space where the sleeping area and living area are conjoined into one central room, there are usually no other major rooms other than in some cases there being a kitchen, which could be separated by a counter – but occasionally there is no kitchen at all and the tenant sometimes has access to a common kitchen. Many studio apartments typically contain their own private bathroom, which is usually separated by its own quarters – but the main and critically defining difference between studios and single bedroom homes is that the latter always has a separate bedroom whilst a studio almost never does. In addition, studio flats are generally the smallest and cheapest type of apartment to buy or rent in not only Marylebone, but in any given location; they appeal to smaller budgets, long distance commuters or those looking to spend short time-spans at the residence. Studio`s vary widely in consideration to size, cost, along with the services provided, and prices here are very much influenced as well as attributed according to the square footage of the residence; but also the postcode, street and overall London area in which the property is located within. Moving onto the slightly bigger 1 bedroom properties, these almost always have a full kitchen as well as a dining area, which is usually an extension of the reception room; as a general rule these properties are made of a living room, bedroom, bathroom and kitchen. In addition, 1 bedroom homes are mostly suited to individuals and couples looking for slightly more space, than a Studio apartment provides; the separate sleeping area of a single apartment allows the tenants a greater element of privacy and control over their living space. Moreover, 1 bedroom homes are more functional than their Studio counterparts, where these Marylebone homes offer on average between: 380 sq ft – 600 sq ft, whereas Studio apartments in this area are more commonly associated with measurements of 250 sq ft to 450 sq ft; 1 bedroom properties afford more convenience to live comfortably and host guests in a more complete environment. Reassembling our thoughts to the present investigation then, in order to uncover whether Studio or 1 bedroom homes in Marylebone possess better buy-to-let prospects, I shall be studying a wide range of streets in the borough across the different postcodes – analysing the many properties of this type that are located here. To begin this research, a selection of 5 streets shall be selected and utilized as our focus points, from which I will be gathering up some key investment variables including: the average values for Studio and 1 bedroom properties along each street, as well as the average rental worth of each of these addresses. My examination will also revolve around me accumulating the predicted rental yields that a prospective investment here would bring, along with the capital growth rates documented in each street during 2006 through to 2016. Examining the investment prospects of Studio and 1 bedroom properties in Marylebone: Seymour Place (W1H 5TH, W1H 2ND, W1H 2NL): Studio properties: Average Property Value: £472,262 - Average Rental Value: £1,450 (pcm) – Predicted Rental Yield= 3.68% - Average Purchase Price in 2006: £212,000 - Capital Growth over the last 10 years (2006 – 2016) = 80% 1 bedroom properties: Average Property Value: £679,750 - Average Rental Value: £2,100 (pcm) – Predicted Rental Yield= 3.70% - Average Purchase Price in 2006: £270,000 - Capital Growth over the last 10 years (2006 – 2016) = 85% Bickenhall Street (W1U 6BR, W1U 6BT, W1U 6BX, W1U 6BW): Studio properties: Average Property Value: £473,133 - Average Rental Value: £1,300 (pcm) – Predicted Rental Yield= 3.29% - Average Purchase Price in 2006: £212,000 - Capital Growth over the last 10 years (2006 – 2016) = 81% 1 bedroom properties: Average Property Value: £718,500 - Average Rental Value: £2,000 (pcm) – Predicted Rental Yield= 3.34% - Average Purchase Price in 2006: £317,000 - Capital Growth over the last 10 years (2006 – 2016) = 82% Cato Street (W1H 5HH, W1H 5JG, W1H 5JH): Studio properties: Average Property Value: £459,888 - Average Rental Value: £1,350 (pcm) – Predicted Rental Yield= 3.52% - Average Purchase Price in 2006: £203,500 - Capital Growth over the last 10 years (2006 – 2016) = 82% 1 bedroom properties: Average Property Value: £616,500 - Average Rental Value: £1,850 (pcm) – Predicted Rental Yield= 3.60% - Average Purchase Price in 2006: £262,000 - Capital Growth over the last 10 years (2006 – 2016) = 86% New Cavendish Street (W1G 9UG, W1G 9TN, W1G 8UA): Studio properties: Average Property Value: £476,000 - Average Rental Value: £1,250 (pcm) – Predicted Rental Yield= 3.15% - Average Purchase Price in 2006: £208,500 - Capital Growth over the last 10 years (2006 – 2016) = 83% 1 bedroom properties: Average Property Value: £688,000 - Average Rental Value: £1,825 (pcm) – Predicted Rental Yield= 3.18% - Average Purchase Price in 2006: £300,000 - Capital Growth over the last 10 years (2006 – 2016) = 83% Weymouth Street (W1G 8NS, W1G 8NT, W1G 6NZ, W1G 8NN): Studio properties: Average Property Value: £481,000 - Average Rental Value: £1,275 (pcm) – Predicted Rental Yield= 3.18% - Average Purchase Price in 2006: £215,000 - Capital Growth over the last 10 years (2006 – 2016) = 81% 1 bedroom properties: Average Property Value: £709,000 - Average Rental Value: £1,900 (pcm) – Predicted Rental Yield= 3.21% - Average Purchase Price in 2006: £305,000 - Capital Growth over the last 10 years (2006 – 2016) = 85% Taking a look at our collected results, the smaller property investment scene definitely portrays itself as a sound market, offering shrewd, cost-effective property deals that make financial as well as investable sense; although the income generated from a prospective buy-to-let asset here may not rake in as much financial return as a larger residence, it still does offer a good overall scheme, where profits and a good business can certainly be achieved. Regarding average property values, studio flats, with respect to all five of our chosen Marylebone streets, arrives at an average price of £472,456, whilst 1 bedroom properties come together to form an average buying figure of £682,350. Across our five streets, the differences in property prices are quite narrow for both Studio along with 1 bedroom flats, but nonetheless you will still notice that for Studio apartments the cheapest properties are situated along Cato Street (W1H) with an average worth of £459,888, whereas the most expensive properties can be found within W1G`s Weymouth Street costing £481,000 on average. As you can see there is a minimal difference of only £21,112 between the most cost-effective and the highest-priced residences, showing us a perfect example of the low-priced reputation of this property type. As for 1 bedroom properties, you are once again likely to encounter the most discounted properties along Cato Street (W1H), whilst the most expensive 1 bedroom homes are shown to be on Bickenhall Street (W1U) at an average cost of £718,500. Next up for the rental figures, these show us that studio flats within Marylebone possess an average rental worth of £1,325 (pcm), whilst 1 bedroom addresses portray a naturally higher capacity of £1,935 (pcm). According to our findings, whilst paying attention to our Studio flats, we can see that the street with the most rental capabilities is Seymour Place (W1H) with a monthly worth of £1,450, whilst New Cavendish are narrowly displayed as the lowest rental earners with an average worth of £1,250 (pcm). Furthermore, Seymour Place, as well as raking in the most rental income every month on average for both studio and 1 bedroom homes, it also generates the most effective rental yield values with 3.68% for Studio apartments and 3.70% for their 1 bedroom counterparts; also worth mentioning is that Cato Street (W1H) arrives at a close second place for both these property types. Last but not least, whilst examining the capital growth readings across our five streets, Studio flats across Marylebone had an average growth of 81.4%, and the best average growth rates over the last 10 years were found within New Cavendish Street at 83%; conversely the slowest growers during the same time period were situated within Seymour Place (W1H). With regards to 1 bedroom properties, Marylebone`s last 10 years capital growth average stands at 84.2%, with homes along Cato Street (W1H) generating the highest reading of 86%; the lowest average can be found along Bickenhall Street (W1U) at 82%. To conclude our results, we can see that 1 bedroom properties are clearly the better all round investment prospect to be found within Marylebone, with better overall readings for monthly rental accounts, average rental yields and the capital growth levels of the last 10 years. However Studio flats for individuals with a smaller budget or with a preference in this direction can certainly find great investment deals as well, with readings closely following 1 bedroom properties and decent financial accounts are definitely still to be attained here. By the way, should you find yourselves interested in not only this article, but with the smaller investment scene in Marylebone as a whole – with Studio and 1 bedroom flats as your preferences at this moment, then I`d like to comfort you all by welcoming your requests or queries, as well as offering myself generally with any advice on the market that you may need. There are plenty of studio, along with single bedroom apartments currently available on the market, which vary sometimes very subtly or at other times dramatically - in terms of their square footage measurements, prices, rental worth, tenant demand as well as the services that can be utilized in the surrounding area. Thus a helping hand with experience, knowledge of the area, and the finances behind the market could be of paramount importance when aiming to filter the wide array of properties currently on display.

Analysing the W1B area with particular focus on its main assets: Park Crescent and Portland Place – how does this small piece of Marylebone`s investment puzzle fare in the property market?!

Mon, 26 Sep 2016 12:00:00 GMT

Often in life the little things can pass us by, and in property investment the same can be said about small areas or petite perimeters within larger neighbourhoods; the W1B postcode within our beloved Marylebone is certainly an area which is regularly overlooked during discussions about the property market. However, recently I have seen interest grow in this area with a number of key properties entering the market and some particularly solid deals oscillating around this perimeter; after all, for a neighbourhood to gain attention there has to be some exciting properties to lure us in! Moreover, I, myself have specifically been contacted by a client of my own, who has already acquired a selective list of Marylebone properties – and by this, I mean his property choices are not only backed up by great investment deals with lucrative financial data supporting it, he also has a taste for properties or neighbourhoods with a character and ones which intrigue him. He called me asking if I could help him satisfy his investment cravings once more and propose something different to the residences and specific districts that he has already inputted his capital within; after a few starter suggestions, the W1B postcode came to mind and this was the thought-clincher – he was completely set upon the idea! So where is the W1B area, and what does it offer us? Well this prestigious, and highly exclusive vertical stretch of land runs southwards in the west end of Marylebone all the way down until the mid-section of Mayfair and closely borders the Fitzrovia quarters. Focussing on the Marylebone half of W1B, there are a handful of popular streets that are encompassed here including: Duchess Street, All Soul`s Place and part of Regent`s Street; but the two key assets here (and the one`s we will be spotlighting in this article) are Portland Place and Park Crescent. Starting off with Portland Place (W1B), this commanding and elongated building extraordinaire has a perfect balance between a stunning and traditional, Edwardian building design, whilst implementing a highly-desired and contemporary interior amongst its homes. The street which shares the same name, is unusually wide for Central London and attributes this site a bit of character and an additional element of intrigue. It was laid out by the Adams brothers for the Duke of Portland in the late 18th Century, and to this day still contains many of the spacious Georgian terraced houses built by the duo and co. Should you step outside any of the developments` highly sophisticated flats, you will notice a convenient range of transport services including Regent`s Park Station, as well as Great Portland Street Station situated on the top stretch of the development, and Oxford Street Station is also well positioned on the bottom side of the neighbourhood. The finances surrounding this area at the moment currently show us a property value range of: £543,000 - £723,000 for 1 bedrooms, and for 2 bedroom homes this stretches out to a much wider £750,000 - £1,366,000. As for Park Crescent (W1B), this prestigious development designed by John Nash was acquired from `The Great Capital Partnership` - through a joint venture between `Great Portland Estates Plc` and `Capco Plc` for a lucrative figure of £47 million - many of the buildings were converted from offices to lateral luxury homes and presented to the property market in early 2015. As well as displaying a truly unique architecture, this iconic site enjoys an unparalleled location with the gorgeous Regent`s Park to the north - featuring its unique boating lake, open air theatre and music entertainment. Furthermore, the neighbourhood here enables access to its residents of about 8 acres of exclusive, private gardens - Park Crescent and Park Square gardens; one can rest assured of a unique and luxurious lifestyle, with these magnificent gardens offering a lawn tennis court, a children`s play area and a foot tunnel connecting the two stunning green areas. Revolving the property prices here, you are likely to find 1 bedroom flats oscillating from £555,000 - £845,000, whilst 2 bedroom properties display an expected price range of £856,000 - £1,298,000. So back to our investor and to the research I presented to him, regarding the investment prospects of W1B`s Portland Place and Park Crescent – which neighbourhood shall reign supreme?! In order to carry out a fair comparison between the two sites, I used 1 and 2 bedroom properties as my models for each area and outlined the same investment variables that I used not only to analyse them individually, but also to compare them against one another. I analysed the average values of 1 and 2 bedroom properties within both these perimeters, along with the average rental prices that we should expect in both Park Crescent and Portland Place; I also checked the potential rental yields that can be achieved here following a successful investment, as well as the capital growth levels portrayed in the last 10 years at both locations. Property Investment in the W1B perimeter: Park Crescent (W1B 1PE, W1B 1PD): 1 bedroom properties: Average Property Value: £675,450 - Average Rental Value: £1,900 (pcm) – Predicted Rental Yield= 3.37% - Average Purchase Price in 2006: £298,000 - Capital Growth over the last 10 years (2006 – 2016) = 82% 2 bedroom Properties: Average Property Value: £1,019,300 - Average Rental Value: £2,900 (pcm) – Predicted Rental Yield= 3.41% - Average Purchase Price in 2006: £445,000 - Capital Growth over the last 10 years (2006 – 2016) = 83% Portland Place (W1B 1NX, W1B 1QL, W1B 1QG, W1B 1NS): 1 bedroom properties: Average Property Value: £629,625 - Average Rental Value: £1,750 (pcm) – Predicted Rental Yield= 3.33% - Average Purchase Price in 2006: £280,000 - Capital Growth over the last 10 years (2006 – 2016) = 81% 2 bedroom Properties: Average Property Value: £974,592 - Average Rental Value: £2,750 (pcm) – Predicted Rental Yield= 3.38% - Average Purchase Price in 2006: £420,000 - Capital Growth over the last 10 years (2006 – 2016) = 84% From our results, we can see that the W1B Marylebone sector in general does portray some very solid investment figures, with Park Crescent and Portland Place both demonstrating respectable buy-to-let prospects and optimistic investment returns. To begin with property values, if we bring together both Park Crescent and Portland Place, for 1 bedroom properties we get an average estimated value of around £652,537 for the Marylebone (W1B) area - which rises to £996,946 for 2 bedroom homes here. Property prices along Portland Place (W1B) are however slightly cheaper for both 1 and 2 bedrooms, and you will notice that Portland Place is on average £45,825 more expensive for 1 bedroom homes, but this height of cost narrows itself slightly with 2 bedroom abodes to £44,708. Swinging our attentions to the rental figures, we can deduce from our findings that rental prices are very similar between the two areas, with only around £150 separating the two neighbourhoods from one another - for both the smaller 1 bedrooms and the larger two bedroom properties. Nonetheless, potential income is what we`re concerned about and money adds up especially over time, so Park Crescent definitely gets the nod over its rivals Portland Place for its higher rental prices - even if they do look minimal on the surface. Sometimes with property investment an area could portray particularly optimistic rental prices and actually deceive buy-to-let potential investors as at times property prices are so much higher in the area, so it will take a much longer period to gain a return on the capital inputted into the venture and thus a smaller predicted rental yield should be expected. However, it will please you to know that this negative externality certainly doesn`t apply here with Park Crescent, as along with its more commendable rental values, it`s expected rental yields also exceed its competitor`s. Park Crescent anticipates a rental yield in the region of 3.37% for 1 bedrooms in comparison to Portland Place`s 3.33%, and this trend continues with their 2 bedroom residences where an annual return equates to around 3.41%, once again beating Portland Place`s 3.38%. Reaching our final point of analysis, regarding the capital growth rates of Marylebone (W1B) as a whole (during the last 10 years), I can reveal to you a positive reading of 81.5% for 1 bedroom properties, and an improved growth of 83.5% for 2 bedroom homes here. As for the competition between these two areas, the results are slightly varied here, with Park Crescent (W1B) expressing a slightly better performance in regards to its 1 bedroom properties, with a reading of 82% during the last 10 years - in comparison to Portland Place`s 81%.Conversely, Portland Place exceeds its rival in relation to 2 bedroom abodes, with a reading of 84% - bettering Park Crescent`s 83% minimally. To conclude, we can see that although the two areas are very closely matched in most areas with a narrow gap of finances separating them, Park Crescent does enjoy a slightly better all-round investment outlook, with it performing better in relation to rental prices and rental yields - which after all is what us buy-to-let investors should be looking most closely at. The capital growth results lands at a draw between our two competitors, whilst Portland Place does display a more cost-effective nature with both the prices of its 1 and 2 bedroom properties - and thus gains the upper hand in this department. To wrap up, I`d like to remind you all that I am more than happy to be of any direct help, and I am available for contract by email, phone and through my Facebook page: The Marylebone Property Blog. W1B, although a traditional and highly-esteemed site, it does however lack a grand portfolio of information and study around its investment prospects – especially in comparison to Marylebone`s big 4 post codes: W1G, W1H, W1U and NW1. Thus, if you are looking at any properties at the moment or plan to in the near future, you may find it slightly trickier to understand the prices, rental ranges, square footage measurements, or even the capital growth rates circling here; as a result, you certainly shouldn`t hesitate to ask for some assistance – it can make all the difference!

Increase in Interest Rates to cost Marylebone Home Owners £1,492.24 a year

Wed, 22 Nov 2017 12:00:00 GMT

Marylebone homeowners will be among those affected by the latest rise in the Bank of England interest rates. The first increase in 10 years; they have just been raised from 0.25 percent to 0.5 per cent. This uplift comes as inflation hits a 51-month high of 2.9 per cent whilst the national unemployment rate is at an all-time low of 4.3 per cent. Interestingly, the Governor of the Bank of England has indicated that the interest rate is likely to increase again over the next couple of years, but Mr Carney said mortgages and savings would not be affected in the short term. However, look at all the big banks and just about all of them have increased their standard variable mortgage rate.. The average Marylebone mortgage is £596,895 I have to ask by how much Marylebone homeowners (on variable rate or tracker mortgages) will see their repayments increase? In the W1 postcode there are 1,736 homeowners with a mortgage, of which 746 have a variable rate mortgage (the remaining have fixed rate mortgages). The total amount owed by those W1 homeowners with those variable rate mortgages is £445,155,587, meaning the average monthly mortgage payment for those home owners on variable rate mortgages before the interest rate rise was £4,654.12 per month and now its £4,778.47 per month … meaning The interest rate rise will cost Marylebone homeowners on average an extra £1,492.24 per year Whilst this is the first raise in interest rates in over 10 years, it must be noted it is at a significantly low level compared to figures in the 1970s and early 1990s. Many of my readers talk of interest rates at 17 per cent when Sir Geoffrey Howe increased them to try and combat the hyperinflation (from the fallout of the financial crisis that hit Britain in the 1970`s) and Norman Lamont in September 1992 with the infamous Black Wednesday crisis, when interest rates were raised from 10% to 15% in just one day. So, what will this interest rate actually do to the Marylebone housing market? Well, if I`m being frank – not a great deal. The proportion of Marylebone homeowners with variable rate mortgages (and thus directly affected by a Bank of England rate rise) will be smaller than in the past, in part because the vast majority of new mortgages in recent years were taken on fixed interest rates. The proportion of outstanding mortgages on variable rates has fallen to a record low of 42.3 per cent, down from a peak of 72.9 per cent in the autumn of 2011. If more Marylebone people are protected from interest rate rises, because they are on a fixed rate mortgage, then there is less chance of those Marylebone people having to sell their Marylebone properties because they can`t afford the monthly repayments or even worse case scenario, have them repossessed. However, and this will be of interest to both Marylebone homeowners and Marylebone buy to let landlords … .. for every 1% increase in the Bank of England interest rate, it will cost the average Marylebone homeowner on a variable rate mortgage £497.41 per month So, what next? Because UK inflation levels are at 2.9 per cent (the country`s highest rate since April 2012) and the Bank of England is tasked by HM Government to keep inflation at 2 per cent using various monetary tools (one of which is interest rates) – you can see why interest rate rises might be on the cards in the future as increasing interest rates tends to dampen inflation. Now of course there is a certain amount of uncertainty with regard to Brexit and the negotiations thereof, but fundamentally the British economy is in decent shape. People will always need housing and as we aren`t building enough houses (as I have mentioned many times in the Marylebone Property Blog), we might see a slight dip in prices in the short term, but in the medium to long term, the Marylebone property market will always remain strong for both Marylebone homeowners and Marylebone landlords alike.

78.85% of Marylebone and Westminster is Built on ... Building Plot Dilemma or Not?

Tue, 12 Dec 2017 12:00:00 GMT

Well the fallout from the recent Budget is still continuing. I was chatting to a couple of movers and shakers from the Marylebone area the other day, when one said, `There isn`t enough land to build all these 300,000 houses Philip Hammond wants to build each year`. ...and if you read the Daily Mail, you would be forgiven for thinking the Country was at bursting point ... or is it? It was 60 years ago the first satellite was launched (Sputnik). All the Superpowers have used them to take high definition pictures of each other for decades, but now satellites and their high-powered cameras are being used for more peaceful purposes. The European Environment Agency (EEA) have been taking high definition pictures of the UK from outer-space to give us a focused picture of what every corner of the Country really looks like … and the findings will come as a surprise. I always like to ask the important questions relating to the Marylebone property market. If you are a Marylebone landlord or Marylebone homeowner, this knowledge will enable you to make a more considered opinion on your direction and future in the Marylebone property market. Like every aspect of all economic life, it`s all about supply and demand, because over the last twenty or so years, there has been an imbalance in the British (and Marylebone) housing market, with demand outstripping supply, meaning the average value of a property in Westminster has risen by 621.8%, taking an average value from £133,000 in 1995 to £960,000 today. Using the information from the EEA and data crunched by Sheffield University with their Corine-Land Cover project, I posed them a few questions about the local area, interesting questions I would like to share with you … 1. What proportion of the whole of Westminster is built on? 78.85% That surprised you, didn`t it! In the study, land classified as ‘urban fabric` defined has land which has between 50% and 100% of the land surface is built on, (meaning up to a half might be gardens or small parks, but the majority is built on). 2. How much land is intensively built on locally? Of that amount mentioned above, how much of it is high-density urban fabric? (i.e. where 80% to 100% is built on – still leaving 20% for gardens) 58.81% - probably not so much of a surprise! 3. So how is the land used locally? Green Urban Areas 21.11% ...the last 0.04% being made up of minor types. Marylebone and the surrounding areas are greener than you think! In fact, I read that property covers less of the UK than the land revealed when the tide goes out. The assumption that vast bands of our local area have been concreted over doesn`t stand up to inspection. However, the effect of housing undoubtedly spreads beyond its actual footprint, in terms of noise, pollution and roads. Now I am not suggesting for one second we concrete over every inch of the locality, but the bottom line is we, as a country, are growing at a quicker rate than the households we are building. I appreciate the emotional effect of housing is greater than other land use types because most of us spend the vast majority of our time surrounded by it. As Brits, we live our lives driving along roads, walking on footpaths and working and living in buildings meaning we tend, as a result, to considerably overemphasise how much of it there is. In fact, I was only flying home recently back from a short break abroad, when I looked down and I was reminded just how green Britain actually is! The bottom line is Marylebone people and the local authorities are going to have to put their weight into building more homes for people to live in. There is going to have to be some give and take on both sides, otherwise house prices will continue to rise exponentially in the future and Marylebone youngster`s won`t be able to buy their own Marylebone home, meaning Marylebone rents and demand for private rented accommodation in Marylebone can (and will) also grow exponentially.

Marylebone Apartments are only 21.4% more expensive in REAL terms than 10 years ago

Wed, 20 Dec 2017 12:00:00 GMT

My research shows that certain types of Marylebone property are a little more affordable today than what the newspapers might make you think. Roll the clock back to 2007 just before the credit crunch hit which saw Marylebone property values plummet like a lead balloon and the Marylebone property market had reached a peak with the prices for Marylebone property hitting the highest level they had ever reached. Between 2008 and 2010, Marylebone property values lay in the doldrums and only started to rise in 2011, albeit quite slowly to begin with. Nevertheless, even though property values have now passed those 2007 peaks, my research indicates that Marylebone property, especially flats/apartments, are now more affordable than they were before the 2008 credit crunch. Back in 2007, the average value of a Marylebone flat/apartment stood at £592,271 and today, it stands at £872,724, a rise of £280,453 or 47.4%. However, between 2007 and today, we have experienced inflation (as measured by the Government`s Consumer Price Index) of 25.97% meaning that in real spending power terms Marylebone apartments are more affordable than you might initially think … because if you take off the inflation from that rise, apartments are only 21.3% more expensive than in 2007. If the average Marylebone apartment (valued at £592,271 in 2007) had risen by 25.97% inflation over those 10 years, today it would be worth £746,084 .. meaning in real terms, property values haven`t gone up as much as you believe The point I`m trying to get across is that Marylebone property is more affordable than many people think. Marylebone first time buyers can get on the ladder as 95% mortgages have been readily available to first-time buyers since 2010. It really comes down to a choice and if Marylebone first-time buyers can get over the hurdle of saving the 5% deposit for the mortgage on the property – they will be on to a winner, especially with these ultralow mortgage interest rates, a mortgage can be between 10% and 30% cheaper per month than the rental payments on the same house. So why aren`t Marylebone 20 somethings buying their own home? Back in the 1960`s and 1970`s, renting was considered the poor man`s choice in Marylebone (and the rest of the Country) a huge stigma was attached to renting. However, over the last 10 years as a country, we have done a complete U-turn in our attitude towards renting - meaning that many people find renting a better option and a lifestyle choice. Saving the 5% deposit means going without many luxuries in life (such as holidays, every satellite movie and sports channel, socialising or the latest mobile phone – even if only in the short term) therefore instead of saving every last pound to put towards a mortgage deposit Marylebone 20 somethings choose to rent. There is no denying the simple fact that over the next 10 to 15 years, the people who choose to rent instead of buy in Marylebone will continue to rise. Therefore, everyone in Marylebone has a responsibility to ensure that an adequate number of quality Marylebone rental properties are safeguarded to meet those future demands. Interestingly, what I have noticed though over the last few years are the expectations of Marylebone tenants on the finish and specification of their Marylebone rental property. I have perceived that in the past, what a tenant wanted from their Marylebone rental property was moderately unassuming because renting a property was only a short-term choice to fill the gap before jumping on the property ladder. Before the millennium, wood chip wall paper and twenty-year-old kitchen and bathroom suites were considered the norm. However, Marylebone tenants` expectations are becoming more discerning as each year goes by. I have also noticed the length of time a tenant remains in their Marylebone property is becoming longer (and this was backed up recently by stats from a Government Report), although I have noticed a tendency for many Marylebone landlords not to keep the rental payments at the going market rates - maybe a topic for a future article for my blog? The bottom line is this … Marylebone landlords will need to be more conscious of tenants needs and wants and consider their financial planning for future enhancements to their Marylebone rental properties over the next five, ten and twenty years - e.g. decorating, kitchen and bathroom suites etc etc .. The present-day and future situation of the Marylebone private rental property market is important, and I frequently liaise with Marylebone buy-to-let investors looking to spread their Marylebone rental-portfolios. I also enjoy meeting and working alongside Marylebone first time landlords, to ensure they can navigate through the minefield of rental voids, the important balance of capital growth and yield and ensuring the property is returned back to you in the future in the best possible condition.

With Marylebone Annual Property Values 1% Higher, This is My 2018 Forecast

Thu, 18 Jan 2018 12:00:00 GMT

Looking at the newspapers between Christmas and New Year, it seemed that this year`s sport in the column inches was to predict the future of the British housing market. So to go along with that these are my thoughts on the Marylebone property market. With the average 5-year fixed rate mortgage at 1.98% (down from 3.47% in 2014) and 2-year fixed rate at 1.47% (down from 2.37% in 2014), mortgage interest rates offered by lenders are at an all-time low (even with the slight increase on the Bank of England base rate a few months ago). Added to this, there has been a low unemployment rate of 5.8% in Marylebone, which has contributed to maintain a decent level demand for property in Marylebone in 2017 (interestingly – an impressive 241 Marylebone properties were sold in last 12 months), whilst finally, the number of properties for sale in the area has remained limited, thus providing support for Marylebone house prices, meaning … Marylebone Property Values are 1% higher than a year ago However, moving into 2018, there will be greater pressures on people`s incomes as inflation starts to eat into real wage packet growth, which will wield a snowballing strain on consumer confidence. Interestingly though, information from the website Rightmove suggested over a third of property it had on its books in October and November had their asking prices reduced, the highest percentage of asking price reductions in the same time frame, over five years. Still, a lot of that could have been house-sellers being overly optimistic with their initial pricing. In terms of what will happen to Marylebone property values in the next 12 months, a lot will be contingent on the type of Brexit we have and the impact on the whole of the UK economy. A lot of people will talk about the Central London property market in the coming year, and if the banking and finance sectors are negatively affected with a poor Brexit deal, then the London market is likely to see more of an impact. Nevertheless, the bottom line is Marylebone homeowners and Marylebone landlords should be aware of what happens in the rollercoaster housing market of Central London, but not panic if prices do drop suddenly there in 2018. Over the last 8 years, the Central London property market has been in a world of its own (Central London house prices have grown by 89.6% in those last 8 years, whilst in Marylebone, they have only risen by 68.9%). So we might see a heavy correction in the Capital, whilst more locally, something a little more subdued. Hindsight is always better than foresight and predicting anything economic is all well and good when you know what is around the corner. At least we have the Brexit divorce settlement sorted and, as the UK economy and the UK housing market are intertwined, it all depends on how we deal as a Country with the Brexit issue. However, we have been through the global financial crisis reasonably intact ... I am sure we can get through this together as well? Oh, and house prices in Marylebone over the next 12 months? I believe they will end up between 0.8% lower and 0.8% higher, although it will probably be a bumpy ride to get to those sorts of figures. If you would like to read more articles on my thoughts on the Marylebone property Market – please visit the Marylebone Property Market Blog http://www.marylebonepropertyblog.co.uk/

10 Tips For Renting In London

Fri, 01 Feb 2019 12:00:00 GMT

With a population now over 8 million, London is one of the most popular capital cities in the world, with world-famous attractions and a mix of cultures that gives it a truly cosmopolitan vibe. With so many people wanting to live in London, it can be easy to get caught up in the romance of the city when looking for a property, so we have put together 10 tips to help you in your quest for the perfect pad. 1) Clarity is key! Knowing exactly what you`re looking for is key to your success when searching for a property in London. With 32 London boroughs, as well as the City of London, there is plenty of choice in terms of location – but that can also be a hinderance if you`re not sure what you`re looking for. Make a list and prioritise your needs; is it proximity to a specific place, public transport or local facilities that is the most important to you? 2) Sherlock Holmes your property search! Investigating the process by asking the people you know is always a good way to glean information that you may not otherwise be privy to. Ask your friends, family and colleagues about where they live, areas they like or where they would like to move to and it may well help you to find an area that you didn`t know about. 3) Sharing is caring! If you are thinking of renting in London, then the costs may be daunting and therefore sharing the charges may be the right move for you. Having a housemate can have many benefits in terms of companionship, security and shared responsibility, however the more tangible benefits are the financial burden being reduced. You may also be able to afford a larger property or a better area, and have the benefit of a new friendship thrown in to the deal. 4) Budget is king! Remember, a month isn`t four weeks long – often the time between pay packets can be five weeks long – and that is one of the many things to keep in mind when considering how much you can afford. Making a budget and knowing how much is sensible, without stretching yourself too much, will be a key concern when you rent your property. Bear in mind, council tax can vary from borough to borough, with Westminster at only £678.14 whilst Kingston-on-Thames is over one thousand pounds more at £1,678.65. Not to forget the basics, such as Wi-Fi, TV licence and the basics of gas, electricity and water – make sure these are all a part of your budget when searching for the perfect property. 5) It`s a sprint, not a marathon! This one might seem counterintuitive; however the rental market in London moves incredibly quickly, and therefore if you have found a property which you have genuine interest in then moving with hast is the only option. Regularly check the advertisements for new properties, and ensure you engage in all of the communications from your estate agent so that you don`t miss out on a potential gem. 6) Preparation is key! As we`ve just mentioned, the London rental market is a fast-moving sector, and therefore being prepared to move quickly will allow you to make the right move at the right time. Be prepared by ensuring you have your deposit and initial rent saved up and ready to be handed over to secure the property, as well as having references organised. 7) Rights and responsibilities Before signing a rental contract, familiarise yourself with your legal rights and responsibilities as a tenant. These are set out on the government`s website. And don`t forget to ask about a break clause in case you find the property is not right for you. Read your contract carefully, if it gets to that, and remember that it is there to protect your rights, as much as the landlord and estate agents. 8) Keep ‘em sweet! Once you have made that step and rented a property, the importance of maintaining a good relationship with your landlord and estate agent cannot be overestimated. Respect the property so that the landlord has faith in you, and you will foster a nice, easy relationship for years to come. 9) Flash the cash! Once you`re in the property that you have rented, a recommendation from us would be to take extensive pictures of the property – all of the walls, floors and kitchen/bathroom so that you have a point of reference when you move out. These may come in handy when you have the discussion around getting your security deposit back – being able to show the state of the property initially will prove you have treated it well. Similarly, taking photographs of meter readings will be useful when you are paying for your utilities as these will show the point at which your bills should start. 10) Leave the door open! When you have decided that the rental property which you`re in isn`t fit for purpose anymore, don`t burn any bridges by leaving it in an untidy state or parting on bad ways with your estate agent. Remember, we all need somewhere to live and you will more-than-likely be working with these people again in the near future to either rent another property, or to buy a property, and therefore having an established relationship with them will reap rewards for your future self.

Home Seller`s Guide

Mon, 04 Feb 2019 12:00:00 GMT

Moving home is constantly included in the list of life`s most stressful activities, up there with marriage and starting a family. We at Oudini like to make this process as simple as possible in order to keep the transition to your new home straightforward and enjoyable, so take a look through our guide and start your stress-free move with us… 1) Cash is king First and foremost in our guide to selling is your finances – get these in check and that goes a long way to smoothening out the whole process. Speak with your bank or mortgage provider to let them know your intention of moving in order to understand your financial position – for example, are there any charges for paying your mortgage back early? Of course, organising your new mortgage or understanding your options either with your current provider or elsewhere will put you in a good position when you are ready to move. 2) Don`t budge on the budget Once you have understood your position with your current mortgage, it is important to consider what it will actually cost to sell your home and budget for this accordingly, in order to avoid any nasty surprises along the selling process. Of course, estate agency fees should be budgeted for as these are the foundation to selling your current property, but don`t forget the EPC document which sets out the energy efficiency of your home which is a necessity for a seller to provide. There are also conveyancing fees for your solicitor or legal conveyancer, as well as removal costs – don`t forget to factor in how much it may cost to move your possessions. 3) Fail to prepare, prepare to fail Okay, so you have your financials in place – you know how much it is going to cost to sell your property, as well as what your mortgage options are moving forwards, so it is time to get hands-on with the property sale. Prepare your property for selling in order to encourage a quick sale and put you in a better position to make an offer of your own on a property. The premise is simple; allow others to imagine themselves in your home by decluttering and showing off the raw potential that your property can offer to them. By decluttering the surfaces and removing the majority of your personal items and mementos, a buyer will be able to imagine their own possessions in your home and therefore be more likely to purchase your property. If necessary, bite the bullet and make the bigger changes – a fresh lick of paint here and there, a tidy up of the garden or a new bathroom suite will all help you to sell more quickly. 4) List early To avoid missing out on your dream property, get your house on the market as early as possible – sometimes this may seem like you`re listing too early, but don`t be afraid to take the plunge. Listing your properly early will also help to focus your mind on the fact that you have made the decision to sell, and encourage you to be active in your own property search. 5) List with Oudini We at Oudini Estates are an independent company with a strong team who are modern, mature and proactive in their way of working as well as maintaining traditional values of politeness, professionalism and ethics. A key to your home selling success will be to list with a reputable agent, and you won`t find more reputable or more knowledgeable that here at Oudini. At this point of listing, we`d recommend hiring a solicitor or conveyancer to handle the legal work of transferring ownership of property – of course you can only instruct them after agreeing on an offer but having the legalities in place will save you time in the long run. 6) Offers galore Your estate agent is legally obliged to pass on all offers which are made on your property – even if they are unrealistic, so be prepared to receive lots of differing offers and don`t jump at the first one. If you aren`t happy with the offer, you can reject it outright or alternatively if you are pleased with the offer, you can accept it straight away. Between those two extremes, however, there lies much room for negotiation so think carefully about what you`re prepared to accept for your property, and how this will affect your own search for your next property. 7) Say `I do` Once you have formally accepted an offer, your next move will be to remove your property from the market – often offers will be made with the caveat that your home will be immediately removed from the property market to avoid gazumping (a higher offer being later accepted). At this stage, a formal acceptance is not legally binding – it is simply an agreement so do not rest on your laurels that the buyer is 100% committed; this is where being organised and making the process swift will help to avoid any second-thoughts by the people in your purchasing chain. 8) Contract tact So, you have accepted an offer on your property. The next stage will be negotiating a draft contract between yourself and your buyer to cover things such as; whether fixtures and fitting are included, if they would like to seek any discounts for anything which has came up in their survey of the property and how long the passage of time will be between exchange of contracts and completion dates. Once the minutiae have been agreed upon, it is time to make the whole process legally binding and exchange contracts – if you pull out after this point then the buyer will get their deposit back and you may well be sued. If this point has passed without a hitch, then congratulations – you have sold your property! Once the exchange of contract happens, you will then have an agreed number of days to move out of the property (agreed when drafting the contracts which have just been exchanged between you and your buyer). 9) Moving day You can move out right up to your day of completion – we`d recommend not leaving it quite so late just in case there is a problem with the moving process, but you do have the option! 10) Done and dusted? Completion is official when the property changes ownership (contracts signed and exchanged), payment for the property is accepted and the keys have been handed over. All of these final touches occur on a pre-agreed date to ensure that all parties are in accordance, and there is no break in the selling chain. On this day, the property deeds as well as the money are transferred between the legal teams for each party, who will then register the transfer of ownership with Land Registry. Once the money has been transferred to your legal team, they will pay off the mortgage you and you will then only have their fees to cover in order to finish up your sale neatly.

Non-UK Resident Landlord Scheme

Mon, 11 Feb 2019 12:00:00 GMT

What is the Non-Resident Landlords Scheme? The Non-Resident Landlords (NRL) scheme is a structure intended to tax the rental income of people who do not usually live within the United Kingdom, but are renting UK property which they have purchased. What is a `non-resident`? Anybody who spends more than 6 months of the year living in another country is counted as a `non-resident` and may be subject to the scheme. Taxation Year For the purposes of the NRL Scheme, the year runs from 1 April to the following 31 March. Letting agents and tenants who have to operate the Scheme must account for tax each quarter - that is, for the three-month periods ending on 30 June, 30 September, 31 December and 31 March. Who is responsible? If you are renting your UK property and are a non-resident then either the tenant or the letting agency will have to operate the NRL scheme; essentially, this means deducting basic rate tax (20%) from your rental income before the rent is paid on to the landlord. This, in turn, can be offset against your own UK tax bill at the end of the year. Letting agents are required to deduct the tax they collect for non-resident landlords, and if the property isn`t let through UK letting agents then it is the tenants` responsibility to deduct the tax (if rent is more than £100 per week). No tax required in the case of; Non-resident landlords can apply at any time for approval to receive their rental income with no tax deduction if; • their UK tax affairs are up to date; or • they have never had any UK tax obligations; or • they do not expect to be liable to UK tax for the year in which the application is made. Looking for more information? Non-resident landlord forms: https://www.gov.uk/government/collections/non-resident-landlords-forms Non-resident landlord scheme guidance: http://www.legislation.gov.uk/uksi/1995/2902/contents/made Tax on your UK income if you live abroad: https://www.gov.uk/tax-uk-income-live-abroad/rent Paying tax on rent to landlords abroad: https://www.gov.uk/guidance/paying-tax-on-rent-to-landlords-abroad

Selling your home quickly this winter...

Mon, 18 Feb 2019 12:00:00 GMT

Selling your property can be a bit of a long process at the best of times, but it can definitely drag on if you`re not generating enough interest – especially during these long winter months. When selling a home, many homeowners tend to avoid certain seasons under the impression that the spring and summer months are the best time to put your home on the market. While the warmer months have historically seen more activity for property transactions, how you present your home makes a larger impression than when. For those of you with your home already on the market or considering selling during the winter months, we discuss a few steps you can take to get more buyers in the door and prevent your home from looking as miserable as the weather does. Kerb Appeal This is something that`s important regardless of what season you put your home on the market, but especially vital in the winter months. First impressions count and the winter weather will do its best to make your home look a little more run down than usual, so you need to stay on top of maintaining the exterior. Keeping driveways and paths as clean as possible is the best start, there is bound to be all sorts of dirt, rubbish and leaves blowing around in the wind so just take a moment to tidy up every now and then. Unfortunately, there isn`t much you can do about the rain, but if you do get the opportunity to give the windows a clean then go for it. Snow can be a positive at times as it may give your home a very cosy, festive look, however, be sure to tackle any hazardous icy pathways just to be safe. When the days get colder and darker, we usually tend to forget that our gardens exist for a few months and pick up on the maintenance just before spring. However, if your home is on the market, a cleanup of the garden can go a long way. This doesn`t mean you have to get out there and begin renovating your garden with new plants and features, but it does mean that the garden has to appear as if it hasn`t been forgotten about since the BBQ in August. The more neat and tidy your garden looks, the better, give anything that`s overgrown a trim and any outdoor furniture that`s been battered by the weather should be removed or replaced. Make The Most Of The Situation While it may feel like you`re fighting against dark days and dreadful weather to make your home more appealing to buyers, there are some ways that you can use this time of year to your advantage. The objective here is to make your home feel like the warm haven that buyers will be rushing in to escape the cold. Lighting, similar to a property`s kerb appeal, is another factor that`s vital regardless of the time of year, but when it starts to get darker around 4 pm, opening the curtains to try and flood the room with natural light isn`t really an option. However, you`re not completely out of luck as the right type of soft ambient lighting around the house can create the right sort of welcoming and cosy atmosphere that you`re looking for. Keeping your property clean is also imperative. It may become tiring cleaning your home after every viewing, but it`s definitely worth it. With the weather being wet and windy, both you and buyers are certain to bring an amount of mess on the bottom of your shoes, so get a good doormat to prevent it travelling throughout the house and vacuum daily. Final Bits As we`ve already established the key to increasing your home`s appeal throughout the winter is to keep it clean, tidy and make it feel warm and inviting at the same time. But there are plenty other little ways to make your home more attractive. Firstly, you should inspect your home for all of those odd jobs like creaky doors and small marks on the wall. A bit of paint and WD40 can do wonders in making your home seem like it`s all in working order. The bigger the list of small fixes for you, is a bigger list of small fixes for the buyer and only adds to the ‘reasons not to buy` list. Normally during the warmer months, we`d advise opening as many windows as possible to get the fresh air in, however, when its minus 2 outside that may not be an option, so try and introduce a pleasant scent such as fresh coffee or a subtle plug-in air freshener. Also, the greenery outside may be turning brown, but that doesn`t mean you can`t add a few decorative inside to make sure the home feels full of life.

What Will Devalue Your Home?

Tue, 19 Feb 2019 12:00:00 GMT

One of the key things we focus on when we own a home is how to add value to the property and make it more sellable for the future. However, a question which will also help you to achieve your property`s best potential is what are the top things that will devalue your home? Here are some of the key factors that National Association of Estate Agency (NAEA) members have experienced as having a negative impact on property value. 1) It`s all about personality We all have our own taste and style, or lack thereof and of course the desire to make our homes reflect our personalities is only natural, but personal tastes can become a sticking point when it comes to selling up. Maybe you love a particular football team, or you think that glitter is an absolute necessity in the bathroom, and if that is the case then the NAEA recommends redecorating before taking your home to market. Homes which are decorated in more neutral colours are typically the most saleable as buyers can envisage how their possessions would look in the space. 2) Tip-top or big flop? If your property is in tip-top condition, then it goes without saying that the value of your home will remain strong – and the desirability factor will certainly come in to play as people like to buy properties which they can move straight into without having to do any work. Not only will the photographs which market your property look better, viewings will certainly go more smoothly if your home is in good condition; having to explain cracks in the wall, single-glazing or peeling wallpaper can be a deal-breaker. Similarly, the basics of ensuring your home is clutter-free, clean and fresh-smelling will all aid in your quest to gain the best possible price for your property. 3) In the deep end A swimming pool may sound like an attractive feature, and the cultural kudos of having such a feature may seem alluring at first, but the NAEA has shown that a pool is, in fact, a hinderance. With the famed British weather not being particularly conducive to a pool, buyers often see pools as an expense due to their maintenance fees and the volume of space they take up. If you do have a pool that isn`t being used, then it may be a good idea to fill it in and eradicate the potential problem that buyers see when they come across the feature. On the other hand, if your pool is in good condition then selling in summer when it looks its best and buyers can imagine themselves making the most of it could be a positive selling point. 4) Permission granted Often, increasing the size of your property is a sure-fire way to add value to it, with the extra floorspace also very attractive to buyers. Extensions and additions can become a headache, however, if you do not have the appropriate planning permission and building regulation documents. If you do not have these documents, then prospective buyers will often request for them before agreeing to a sale, meaning you will have to pay for them retrospectively. 5) Knot a good sign Japanese Knotweed (Fallopia japonica) is a fast-growing invasive weed which is extremely difficult to eradicate, making it quite the nuisance. With its aggressive characteristics, Japanese Knotweed can significantly damage the foundations of a property thereby making it at risk of subsidence and potentially causing thousands of pounds of damage. Due to the difficulty in getting rid of the weed, many buyers would be put-off of a purchase if they were cognisant of its presence in a property. `The house-moving process is undoubtedly stressful, so it`s important to know what could add value to your home and what might detract or even completely put off potential buyers,` Mark Bentley, president at NAEA Propertymark, commented. Bentley concluded: `You can ask friends or family for their honest opinions, or your estate agents can help advise on any small changes you may want to make before placing your home on the market.`

10 Home Décor Ideas To Instantly Transform Your Home

Mon, 04 Mar 2019 12:00:00 GMT

Now that spring is just around the corner, the much-welcomed extra sunshine might be shining a light on some of the less-polished parts of your property. If you`re thinking that a good spring clean won`t quite cut it this year, then follow our 10 home decoration ideas to instantly transform your home… 1) First impressions count We all know that it is tough to change a first impression once it has been made, and the same is true for our properties. If you don`t have a grand entrance hallway, and even if you do, it is important to create the right aesthetic as soon as you step through the front door. Depending on the size of your entrance hallway, choose an appropriately-sized console table with a few choice ornaments and you`ll create an elegant first impression. A traditional table with some tasteful art above it will set a sophisticated tone, and an on-trend transparent table with high-gloss accessories will create a chic and modern atmosphere. 2) Mirror, mirror on the wall… If you have a staircase in your home, it is easy to see it simply as a passageway to the next level of your home. Similarly, if you live in single-storey accommodation then you will most-likely have a hallway that you see simply as a thoroughfare. Instead of treating these spaces as utilitarian, turn the walls in to a gallery by hanging a variety of antique mirrors, an eclectic mix of photo frames or a mixture of both. Charity shops and antique shops are a great place to source interesting frames and mirrors, and as an added bonus, the reflective surfaces will help to brighten up the staircase or hallway. 3) Feng shui your home When it comes to transforming your home, it`s not just a case of spending money – using what you already have in a different way can have equally stunning results. Rearranging your furniture is simple enough to carry out, but it can change a room entirely; throw the rule-book out of the window when you are experimenting with where to put your furniture and see what looks best. In the living room, for example, arrange your furniture around a coffee table rather than facing the television and you will create a much more social space. 4) Don`t neglect the accessories One of the most cost-effective ways to update your home is through accessories; by simply enhancing what you already have through a few choice items you can take your home from drab to fab. Of course, the essentials of throw cushions, blankets and ornaments (such as candles and vases) are the holy trinity when it comes to jazzing up your room; however, you can also branch out to lampshades, wall hangings and art. By rotating your accessories seasonally, you will keep your rooms looking fresh, on-trend and reflecting the time of year. 5) Flower power If you`re going to do one thing to your home in order to quickly refresh it, then adding flowers is a great idea. Placing some nicely arranged flowers in a clear glass vase will make any room feel more cared-for and elegant, all for only a few pounds! 6) Create a dreamy sleep-space A good night`s sleep is essential for all of us, but the bedroom is often the last room that we renovate as it isn`t on show, like the living room or kitchen often is. Indulge yourself, and step-up your property`s style by investing in some bed linen. Plenty of cushions twinned with a matching throw at the foot of your bed will instantly make your bedroom feel more sumptuous, and you`re guaranteed to sleep soundly in your upgraded boudoir. 7) Don`t shrug from the rug Floor coverings are costly and time-consuming to replace, so if you`re looking for a quick-fix to update your home then we wouldn`t suggest laying a whole new floor. Something that will make a difference, however, is the use of rugs. A simple rug can change the whole aesthetic of your room, and the choices are endless; you can choose from boho, rustic or traditional and small, large, long or wide. Experiment by layering rugs and creating interest in your floor spaces without the expense of having to change the whole floor covering. 8) Curtains up Curtains are more than a privacy aid, they can add colour, texture and interest not only to your windows but also throughout the home, if you are brave enough to use them creatively. Using curtains as an alternative to a door can add rich texture to your home and using a contrasting colour will make them pop against your walls. 9) Let there be light Something that can make a room feel dark and dreary is a lack of light. If you want to transform your home, then changing the light fixtures, or adding in some extra lighting can make all the difference. Ensure that your ceiling lights aren`t dwarfed by heavy lampshades which are constricting the amount of light in the room – current trends favour glass lighting fixtures anyway, so changing your lampshade should be a simple fix. We`d also recommend adding in some uplighters and floor lamps to the corners of your room in order to avoid the wasted dark spaces which we are often guilty of neglecting. 10) Make a statement If your walls are looking a little plain, or you`re simply looking for a way to brighten up the room then statement art is the answer. Easy to change and rotate with the seasons, statement art such as large-scale photography or something abstract will transform even the most listless room.

First Time Buyers At Highest Level For Over A Decade

Mon, 11 Mar 2019 12:00:00 GMT

The number of first-time buyer mortgages has reached its highest level for 13 years, with some 370,000 new first-time buyer mortgages completed in 2018. Official trade body UK Finance has released data which shows that the highest number of first-time buyer mortgages since 2006 was reached last year, underlining the fiscal viability of purchasing a home for first time buyers. This consistent increase in the number of first-time buyers entering the property market can be seen as a result of; government schemes, greater mortgage availability and fewer rental properties on the market. Government policy has consistently targeted buyers who are keen to enter the property market primarily through their Help-to-Buy scheme and financial aid to first-time buyers, whilst competition amongst mortgage providers has brought a greater variety of finance options to the market. Amongst these mortgage varieties, we have seen more providers offering the 100% mortgage (or Loan-to-Value) and variations thereof, thereby opening up property to more people than ever before. Richard Campo, managing director of Rose Capital Partners, said: `Lenders have been making it easy for first-time buyers over the last couple of months, with several providers announcing reduced rates on high loan-to-value mortgages. `There are currently over 17,000 products available for first-time buyers.` Twinned with the influx of mortgage varieties, and mortgages demanding a lower deposit value, is the reduced cost of these lower-deposit mortgages. The average two-year fixed rate LTV mortgage has fallen by over half a percent since last August, and big brands are also reflecting the consumer desire for LTV mortgages with Barclays, HSBC, Lloyds Bank, NatWest and Santander all cutting their rates. Yopa chief property analyst Mike Scott agrees: `Since FTBs drive the whole housing market, allowing home movers to find a buyer and take the next step on the ladder, this is good news for the whole market,` he says. In fact, the Halifax bank has recently found that first-time buyers are now so active in the marketplace that they make up the majority of home purchases bought with a mortgage in the United Kingdom. Based around the same UK Finance statistics, Halifax has found that the average price of a typical first home has jumped by 39%, from £153,030 in 2008 to £212,473 in 2018 with terraced houses and semi-detached remaining the most popular choices for first-time buyers.

Purchasing A Home At Its Most Affordable Level For A Decade

Mon, 18 Mar 2019 12:00:00 GMT

Buyer hesitancy has been a common theme over the last few years, with affordability of housing, Brexit and a lack of confidence in the market frequently coming up as reasons for renters to stay put. It`s understandable that plenty of potential buyers are feeling a sense of unease when it comes to taking the plunge on a house, but the reality is that more and more people are putting their worries aside and searching for that perfect home, even within the current climate. December saw a rise in mortgage approvals, for instance, and we now have more good news to share due to the fact that affordability is improving at its fastest rate since 2011, meaning that purchasing a home is more affordable than it was ten years ago. According to mortgage broker Private Finance, the average borrower is saving £104 per month on what they would be paying in 2008, with average monthly payments falling from £804 to £700. Whilst house prices have risen at a much quicker rate than wage growth inflation over the last 20 years, the broker is insisting that once the initial payment is made on house, monthly repayments are broadly in line with the same levels seen 20 years ago. `News of the UK property market`s affordability crisis is never far from the headlines,` offered Shaun Church, director at Private Finance. `What we often fail to acknowledge, however, is that thanks to falling rates, those with a mortgage today are in a similar – if not better – position than their predecessors, who owned property at a time when housing was considered vastly less expensive` explains Shaun Church, director at Private Finance. `Homeownership can be attainable. Those in a position to buy should shop around for the best rates on the market, to ensure they capitalise on the incredibly competitive rates currently on offer. Borrowers should also consider locking into these with a longer fixed term, to cushion themselves against any further rate rises and keep the monthly cost of ownership low for as long as possible.`

Property Investors Unfazed By Brexit

Mon, 25 Mar 2019 12:00:00 GMT

As we`re now finally closing in on 29th March, our scheduled departure date from the European Union, there is anticipation as to what Brexit will look like. In terms of property development, however, a recent study has shown that the majority of property investors are unfazed by the political upheaval and remain steadfast in their faith in the British property market. A recent global survey carried out by SevenCapital, a leading property developer, has found that 85% of individuals who are currently investing in property around the world are investing in the UK`s property market, in spite of the Brexit furore whipped up by news headlines. Andy Foote, director at SevenCapital, said: `These figures demonstrate that people generally recognise that there are bigger factors to consider over Brexit when it comes to the overall trends in the UK property market. Realistically, it`s the fear and the perception of Brexit that will have any effect, rather than the physical act of leaving the EU.` `Ultimately, if the market were to take a dip after Brexit, seasoned investors will know that this would more likely be a catalyst for the inevitable swing back. The property market is a prime example of well-known cyclical patterns, growing through recovery and emerging stronger than previous peaks. In other words, if it takes a dip, as it did 10 years ago, it will recover and come back stronger.` The survey of `High Net Worth Individuals` (HNWIs) – defined as earning more than £100,000 per year – has shown that property remains as popular as ever for global investors, with 59% investing in property, second only to stocks and shares. Out of those who responded, more than 30% of those from within the United Kingdom confirmed they were investing in UK property and, furthermore, almost a quarter actually cited Brexit as one of their reasons to invest. With cities such as Birmingham performing impressively well post-Brexit vote, with property prices growing 16%, the investment possibilities remain strong. Moreover, the rental yields being posted by the likes of Birmingham, Manchester and Liverpool are amongst some of the highest around the country at between 5 – 10%. Overall, the sensational headlines which Brexit has provided have been utilised well by the media as a means to engage people. However, when we look at the statistics it is evident that there are further far-reaching events which weigh more heavily on the property market, such as interest rates. With property investment remaining encouragingly high across the United Kingdom, first-time buyer activity at unprecedented levels and the pound being predicted by Goldman Sachs to be the highest-performing G-10 exchange rate this year, the property market is set for a strong and stable year ahead.

What Perks Are Tenants Happy To Pay More For

Mon, 01 Apr 2019 12:00:00 GMT

When it comes to letting a property, most landlords would probably remain quite conservative in terms of perks included with the home to avoid pricing themselves out of the market. Whilst the property will need to be competitively priced to get the most out of your investment, there are some perks that tenants are happy to pay a little extra for. A new survey has questioned tenants in the UK on what features and extras they`d most like in their homes and how much they`d be willing to pay for them. Unsurprisingly, one of the most popular choices for tenants was the inclusion of pets, with 28% of the 3,290 tenants surveyed, willing to pay an average of £24 a month to have their furry friends stay with them in rented accommodation. This figure only increases for the up-and-coming generation, with 31% of 18-35-year olds willing to pay an extra £25.55 a month. Also high on the list of wants is high-speed internet, with 21% happy to pay £19 more a month for a home located in an area that has a strong internet speed, which is understandable with today`s world of smart gadgets and streaming. In some rented spaces, a bit of greenery can go a long way. Properties that come with a garden, even a communal one, are in high demand with 32% of tenants willing to pay extra for a home that has access to an outdoor space. Gardens are even more valuable in some of the larger cities, as houses with gardens in the capital command up to 20% more when put up for sale. Staying in shape is clearly a priority for a good proportion of renters today, as 41% of those surveyed said that they would be happy to pay up to £20 more a month for accommodation that comes with an on-site gym. This also means that if your buy-to-let property is located close to good leisure facilities, it could fetch a higher price. It was also found that tenants are willing to pay more for cleaning services. There were reports last year that due to lack of time, half of millennials are paying a professional to keep their homes and 13% of participants in this survey said that they would pay an average of £28 a month more to free themselves of some of their weekly chores. While some of these perks may not apply to every property, it is clear that landlords and developers should take a closer look at what their property has to offer, as your home may be in more demand than you think.