A great starter home for the New Year in Weybrook Drive

This is an ideal starter home providing living space on two floors rather than one floor in a traditional flat, to provide you with the luxury of having your own house.

The property is situated in Burpham within walking distance to Sainsbury's supermarket and local amenities and has easy access to the A3 London to Portsmouth trunk road. There is a circular bus to take you into Guildford or Merrow.

Starter home in Weybrook Drive

The prospective owner will be able to move in right away as there is no work to be done. The property is tastefully decorated and has modern fittings. There is a modern fitted kitchen and lounge/diner downstairs with a good size bedroom and a fitted white suite bathroom upstairs plus allocated parking outside the house.

While the typical gross yield may only be 4.2% the property will let very quickly as the Weybrook development is extremely popular with young professionals and families looking for an initial base in which to live, in Guildford.

The property is being marketed by Mann, in Guildford High Street. Further details are available at http://www.rightmove.co.uk/property-for-sale/property-38685078.html

If you would like to have a chat about property prices in Guildford or would like to discover where and how you can gain a greater return for your money in the bank call 01483 320207 or email richard@guildfordpropertyblog.co.uk

Where would Father Christmas invest in Guildford?

A landlord dressed as Father Christmas came to see me the other day and asked if the real Father Christmas wanted to invest in property, so he could have somewhere to put his feet up and therefore call "home", somewhere away from all those houses to which he delivers at Christmas, where would it be?

Well obviously it would have to have a chimney that would "stack up" with sufficient room for his reindeer, Rudolph, and accommodation for himself and Mrs Claus plus a couple of bedrooms for his helpers but most importantly a grotto to which local children could come to meet him and collect their presents. 

This would require a fairly large garden in which he could dig down to build a cave and therefore create the grotto. The garage would have to be fairly large not only to store the sleigh for Rudolph and all the presents but somewhere for the elves to pack the presents ready for delivery to all the children.

Having considered this requirement for a second, it suddenly dawned upon us. We knew the very place. It would be ideal. It would be located in a village just outside Guildford with a population of just 2,981 living in 1,310 households. The local area has woods and several commons ideal for Rudolph to munch grass and to play with all the other local four legged residents.

The property would be located at Christmas Pie Avenue, in the village of Christmas Pie, one of the most festive sounding street names in the U.K.

The curious name of Christmas Pie owes its name to a property once owned by a prominent local family named Christmas. They were major landowners during the 17th and 18th century. 

"Pie" is a word derived from the Saxon term "pightel" or "pightle" meaning a small piece of arable land. Until the area was built up during the 1920s there was a small field called "Pie Field" located near the Christmas Pie crossroads not far from the village of Wanborough.

The village is the home to Christmaspie Cottages, converted from the original Christmaspie Farm built circa 1823 which probably took its name from the association with the Christmas family. Nearby Santa will be able to work off a bit of his Christmas dinner on the local Christmas Pie Trail, a 8.5 miles long, leisure cycle route running from the northwest edge of Guildford to the east side of Farnham. 

However Santa would have to buy quickly as there have been only 15 property sales since the beginning of 1995 in Christmas Pie Avenue and when they do come onto the market they do seem to sell very quickly. The name of the road is probably the main reason why because people are sold on the name.

Local bungalows all with chimneys designed for Santa Claus

The majority of owner occupiers are couples and families so Santa will not have far to travel to deliver presents to the local children. Most of the properties in Christmas Pie are bungalows so Santa will not have to negotiate too far down to the Christmas tree to drop off the presents either.

Now that Santa is having to live off a pension and savings and cannot obtain a mortgage because he is now 'elf-employed it is unlikely that he will be able to obtain a mortgage. In any case, there will probably be too many Claus' to comply with. The fact that he seems to be so poor is probably why he is always seen in the red. Fortunately for him, properties in Christmas Pie Avenue are reasonably priced compared to other areas of Guildford so he should be able to afford his purchase there.

For example, the most recent sale was at no 42, back in May 2012, when a 2 bed bungalow sold for £320,000 and would now be worth approximately £391,000 though this is slightly less expensive than the asking price for 2 bedroom bungalows currently on the market and situated closer to Guildford town centre, at over £400,000.

However the current average value of property in Christmas Pie Avenue is £615,740, having risen by 8.47% in the last year and by 309.11% in the last 20 years, which is almost the same percentage at which Santa Claus' waste line has expanded in the same time.

This is my last blog before Christmas so all that remains for me to do is to wish all my readers a very, very Happy Christmas, good heath and lots of fun over the festive season. Ho! Ho! Ho!

Celebrating Christmas for charity in Guildford

If you would like to have a chat about property prices in Guildford or would like to discover where and how you can gain a greater return for your money in the bank call 01483 320207 or email richard@guildfordpropertyblog.co.uk

A stunning home in Fir Tree Road

This property stood out as being somewhat exceptional compared to typical properties in this road. This is because it has been extended into the area to the side which is typically used for storage and an utility area. The extension accommodates a large kitchen instead, which has allowed the space left by the former kitchen for an additional reception room. 

The property has been refurbished and tastefully decorated too so there is no work required before moving in. There is a large and well presented garden with a sizeable patio area and lawn too.

An attractive property in Fir Tree Road priced to sell fast

Furthermore the property has been priced to sell quickly as it is lower than the typical asking price in this area for a similar sized 3 bedroom house without the extension. 

The house is located close to local shops and bus route and is only 30 minutes walk from Guildford town centre making it very accessible. It is therefore going to sell quickly.

The property is being marketed by Cobbles, in Worplesdon Road, Guildford. Further details are available at http://www.rightmove.co.uk/property-for-sale/property-56625341.html

If you would like to have a chat about property prices in Guildford or would like to discover where and how you can gain a greater return for your money in the bank call 01483 320207 or email richard@guildfordpropertyblog.co.uk

The story of Abbotswood Estate

Abbotswood was created when the Earl of Onslow had to sell farmland to pay off death duties. Local entrepreneur G. Taylor, together with his architect A. C. Burlingham took this opportunity to create a garden suburb for Guildford’s growing wealthy middle class who were now able to commute into Guildford and up to London after the railway arrived in Guildford, in the mid nineteenth century and the motor car had been invented in the early twentieth century. This enabled them to move into the countryside outside of the town centre.

The estate including a mix of houses and bungalows was built in Arts and Crafts style to follow the principles of the 20th century Garden Suburb Movement formed by Sir Ebenezer Howard, in 1898. It is characterised by a traditional detailing and high quality materials and construction set within an informal layout and a wooded area.

The Abbotswood Estate is situated on London Road between Boxgrove roundabout and Burpham, not far from the A3 trunk road. It  was built in the early part of the 20th century on approximately 50 acres of arable farmland forming part of the Stoke Park Farm. 

Looking through the shrubbery at the original Stoke Park Farm

This dates back to medieval times and was originally part of the Onslow estate. This land was previously known as Ganghill Common, and was an area of high ground overlooking the water meadows of the River Wey. The original farmhouse and outbuildings still survive and are included within the Conservation Area, formed in 2011, to protect and retain the architectural style of properties on the Estate.

Alfred Claude Burlingham was an enthusiastic disciple of the architect, Lutyens, so he created several different designs influenced by his work, for both medium and large sized houses, some having space for servants’ quarters. The development commenced in 1912 and took place over two main periods. The first phase up to and including the First World War provided larger houses for the professional and more affluent residents of the Guildford borough. The second phase, immediately following the war, offered smaller properties including bungalows. 

Following the completion of Abbotswood, Taylor and Burlingham went on to develop other significant residential estates in Guildford at Fairway, Trodds Lane, Ganghill, Meads Road and Green Lane plus a number of charming cottages in Orchard Road, Burpham.

The decorative stone to be found on the arches at the main entrance

The Abbotswood Estate comprises around 77 detached properties. House prices for properties on the estate have risen 7.33%, or by £69,912, in the last year and by 304% or £770,904 over the last 20 years, similar to the average price growth for Guildford, as a whole.

There have been 9 property sales on Abbotswood during the last 5 years with an average sold price of £1,319,111. The most recent sale was no 26, a 4 bed detached house sold in Dec 2014 for £1,675,000 but now worth £1,797,000.

Further evidence of house price growth in the estate is provided by the sale of  'Hazelwood', a 7 bed house, which is believed to be one of the first houses to have been built in Abbotswood, in 1913. It was sold for £1,515,000 in Oct 2014 having been purchased for £605,000 in 1998, a house price growth of 250% in just 6 years.

Finally the only property on the estate to be listed by English Heritage, in 1998, was no 46. This is also the largest house on the estate with 7 beds and 4 baths. It was sold for £1,950,000 in May 2012, having been previously sold in Aug 2006, for £1,900,000 so even an affluent area like Abbotswood does not appear to have escaped the credit crunch and the negative affect this had on house prices. 

However it had also sold in Mar 2001, for £430,000. The property is currently worth an estimated £2,546,000 so even allowing for the credit crunch it has still risen in value by an outstanding 592% in the last 14 years!

If you would like to have a chat about property prices in Guildford or would like to discover where and how you can gain a greater return for your money in the bank call 01483 320207 or email richard@guildfordpropertyblog.co.uk

Which semi detached house should I buy in Guildford?

One of our landlords asked if they should buy a 2, 3 or 4 bed semi detached property to rent out to tenants. The first question I asked them was what was are they looking for from the investment - capital growth in the property or a great yield? 

The area in which they purchase would also determine how much they should pay. For example, a reasonably priced 2 or 3 bed semi detached property can be located in and around Manor Road and Stoughton Road towards the Worplesdon Road. Larger 4 bed semi-detached properties, with an average asking price, are more likely to be situated in an area like Onslow Village, which is in a good primary school catchment area and is also close to town.

Answering these questions would help him to figure out which properties he should buy. The average asking price of a 2 bed semi in Guildford is £350,950 today compared to £399,950 for a 3 bed semi and £550,000 for a 4 bed semi detached property. The 2 bed semi achieves an average rental price of £1,295 per month compared to £1,625 per month for a 3 bed semi and £1,995 for a 4 bed semi.

That’s a gross yield of 4.4% for the 2 bed against 4.9% for the 3 bed and 4.4% for a 4 bed semi detached property. 

As I always remark, capital gains have been significant for Guildford property. This has certainly been the case between 1999 and 2015. For example, 2 bed semi-detached houses have risen by 280% over this time period and 4 bed semis have risen by 300% yet once again the winners are 3 bedroom semis as these have risen on average by 327%.

So surely, the 3 bed semi is the slightly better bet? Well they do offer a better rate of return and excellent capital gain plus they are in more plentiful supply than 2 or 4 bed semi detached properties. 

A typical style of semi-detached property found in Onslow Village

However the properties that tend to go through the letting process with more prospective tenants actually completing are 4 bed semi-detached houses, which suggests that they do tend to rent out quicker than others. Furthermore there is great potential to rent out a 4 bedroom house to sharers, in order to maximise the gross yield.

If you would like to have a chat about property prices in Guildford or would like to discover where and how you can gain a greater return for your money in the bank call 01483 320207 or email richard@guildfordpropertyblog.co.uk

How do ex-council properties in Gosden Hill Road compare?

In previous articles we have found that ex-council properties can achieve both good annual yields compared to other types of property in Guildford of around 5.0%; and healthy capital gains. 

Park Barn had witnessed a capital gain of 266% in the last 15 years while Bellfields had experienced a lower, though still substantial capital growth of 221% over the same time period. Ex-council houses in Bushy Hill, Merrow had experienced 11% higher capital growth than its neighbour, Merrow Park, a mixed housing area comprising properties from one bedroom flats to 4/5 bed executive houses.

This article takes a look at another ex-council housing estate in Guildford, namely Gosden Hill Road and Glendale Drive, in Burpham. This is an attractive development having been built around a large green and backing onto woods. Burpham shops are located nearby and a bus runs through the estate, onto the Sainsbury superstore and then into town. The A3 Guildford to London trunk road is within easy reach too. Most importantly the estate is located within the catchment area of two excellent state schools, Burpham Primary School and George Abbott Secondary School.

Gosden Hill Road

One in 5 of the 168 houses in both Gosden Hill Road and Gendale Drive have been sold over the last 5 years. It is also interesting to note that only 25% of the houses in the area are now rented from the local council, as the rest are either owner-occupied or have been purchased by landlords.

Some of the most noticeable sales have been a three bedroom semi-detached property on Gosden Hill Road sold in 1999 for £138,500 which has since been extended by building into the loft to add an ensuite bedroom. It was last sold in August 2014 for £460,000, a 332% gain over 15 years.

Property with loft extension in Glendale Drive

Another property in the same road was also extended into the loft to add a fourth bedroom. This was sold in 2004 for £200,000 and then resold in 2013 for £408,050 so this proves that property can double on average every 8-10 years, especially when extended, ideally by doing a loft conversion rather than a more expensive brick extension.

Extended property in Gosden Hill Road

Overall prices have risen by 255% in both roads, over the last 15 years, so have risen by more than Bushy Hill Drive but once again, the most socially challenged area of Park Barn has still outperformed all other social housing estates when measured according to both capital gain and gross yield. If you would like to have a chat about property prices in Guildford or a general discussion on investment opportunities in the area your call will always be welcome. Phone 01483 320207 or email richard@guildfordpropertyblog.co.uk

Why is Raymond Crescent so popular?

A landlord recently missed his chance to buy a three bed semi-detached property on Raymond Crescent, near the University of Surrey and on the edge of Onslow Village, as it sold in a matter of days. He therefore asked me if there was something special about the area, so I did a little research.

The Onslow Village Association acquired 646 acres of land from Lord Onslow in 1920 for approximately one quarter of its market value. The aim was to create a Garden City, modeled on the ideas of Ebenezer Howardís, the founder of the Garden City Movement.

It was their intention to build a self-contained community with smallholdings, public buildings, open spaces, recreation grounds, woodland and a railway, as well as developing sites for churches, hotels and factories. On May 1st 1921, ten weeks after the formation of the Association, the foundations of the first two houses were laid and by March 1922 ninety-one houses had been built. Unfortunately due to a lack of funding the scheme never reached full completion, with about 600 houses built.

The area now consists mainly of semi detached properties with the majority owner occupied, with 22% of the properties are owned by private landlords catering for both the substantial student demand from university students and young professionals. This is confirmed by the fact that almost one half of the houses comprise of three or more adults. The Census also suggests there is a 50:50 split between single and married occupants too and that a quarter of occupants are students.

Land Registry records suggest that the development was built in the 1930's, on the edge of Onslow Village. Raymond Crescent comprises 109 properties with a current average value of £358,076, compared to an average property value of £417,972, for the GU2 postcode area.

There have been 26 property sales on Raymond Crescent over the last 5 years with an average sold house price of £296,757. Most of the properties consist of three bedrooms, kitchen, one reception room and a bathroom often downstairs next to the kitchen. However many properties have been extended up into the loft area to enable one of the existing bedrooms to be utilised as a bathroom and then a third bedroom then recreated in the loft. Alternatively, owners have extended to the rear to provide a larger kitchen/diner and additional reception room plus a new and third bedroom and bathroom on the first floor.

Typical 3 bedroom houses in Raymond Crescent

A typical 3 bedroom house will realise at least £1,495 per month to provide a reasonable annual yield of around 5%. The modernised and extended properties will produce a rental of up to £1,645 pcm and therefore a higher gross yield of 5.5%.

Furthermore house prices in Raymond Crescent have increased by a substantial 10% in the last year and by 30% in the last 5 years so, as I always stated Raymond Crescent has to be one of the most profitable areas for local investors to purchase property because of the substantial demand for rental property in the street and the opportunities the street offers for development and therefore capital gains.

If you would like to talk to us about property in Raymond Crescent or a general discussion on investment opportunities in Guildford your call will always be welcome. Phone 01483 320207 or email richard@guildfordpropertyblog.co.uk

House on a good-sized corner plot on Burnet Avenue

This former police house is situated not far from Burpham shopping parade, Sainbury's superstore plus George Abbot Comprehensive and Burpham Primary School, which are both within walking distance. The property is situated  approximately 2 miles east of Guildford Town Centre. There is a road connection with the A3 in Burpham, which connects with the M25 orbital motorway within a few minutes drive.

House with large garden plot in Burnet Avenue

This 3 bed semi detached property is an attractive one because it will offer a developer the opportunity to profit from extending into the garden, which is a corner plot (subject to planning).

The kitchen/breakfast room is fitted with a range of modern, cream Shaker style units with high-gloss worktops and there is a modern shower room also on the ground floor, ideal for a family needing more than one bathroom. 

This property is likely to achieve a lot of interest from potential buyers wanting the potential of securing an immediate capital gain.

The property is being marketed by our friends at Seymours, Burpham and further details are available at http://www.rightmove.co.uk/property-for-sale/property-37895808.html

If you would like to have a chat about property prices in Guildford or would like to discover where and how you can gain a greater return for your money in the bank call 01483 320207 or email richard@guildfordpropertyblog.co.uk

Doing your due diligence. Hilgay or Tormead Road?

A landlord came to our office for advice recently asking whether he should invest by buying a three bedroom house in a more affluent area within a short distance of the town centre.

We did some research and found a reasonably sized three bedroom townhouse, within an affluent area of Guildford, a short walking distance from the town centre, in Hilgay, a cul-de-sac off Cross Lanes. This could be purchased for £411,500 and then rented out at £1,475 per month, to achieve an annual yield of 4.3%. 

Properties in this area are popular with families because there are a number of private schools located close by. These include Tormead, Lanesborough, Guildford High School plus George Abbot School so there is great demand from investors and tenants alike, making it a relatively good investment area. 

3 bed townhouses in Hilgay off Cross Lanes

Hilgay is located within a 10 minutes walk of the town centre with London Road railway station nearby, providing links to both Guildford mainline and all stations to London Waterloo. Stoke Park and the Spectrum Sports Centre are positioned across the London Road and there is access to Merrow Downs not far away. Active families are therefore able to enjoy both town and country life here.

A place on which to sit with neighbours on Tormead Road

We then compared the property in Hilgay with a more spacious and therefore bigger three bedroomed detached house on Tormead Road to determine if the landlord would gain more financially, by buying there. The two streets are five minues walk apart, located at either ends of Cranley Road. A 3 bedroom detached house in Tormead Road could be purchased for £749,500 and then rented out at £2,495 per month, to achieve an annual yield of 3.99%. 

Three bedroom houses in Tormead Road

While the rental on the property in Tormead Road is a thousand pounds more expensive the annual yield was similar. This shows that while properties can achieve a higher rent than others in the same geographical location it does not always suggest there will be higher returns for the investor. 

More importantly an investor could purchase an investment property in this desirable area, where there is high demand for rental property, for a lot less than they might have thought possible all because they have done their due diligence on what type of properties are available, and at what price, on various roads within a specific area. In this instance our landlord might have to forgo one reception room but who eats in a dining room nowadays?

If you would like any advice on doing your due diligence when choosing properties in a particular area of Guildford or a general discussion on investment opportunities in the area your call will always be welcome. Phone 01483 320207 or email richard@guildfordpropertyblog.co.uk

Bungalow in Louis Fields will make a great development project

This delightful bungalow provides a wonderful opportunity not just to modernise but to extend up into the loft area to provide a third bedroom possibly with ensuite bathroom (subject to the usual planning consents). The last time it was for sale was over 70 years ago so needs to be brought up to modern day standards. 

Situated on the ever popular Fairlands Estate where there is a tremendous community spirit this semi detached two bedroom property is located close to a parade of shops and a bus route into Guildford town centre. 

2 bed bungalow on the Fairlands Estate

Bungalows with 3 bedrooms and modern kitchens plus bathrooms are selling for a premium of £100,000 over the asking price for this property, so a project of this nature would certainly make a viable investment whether by an investor buying to re-sell; or a family buying to live in for the long term. Whether this will ever be for a period of 70 years again, who knows. 

The property is being marketed by our friends at Mann, Woodbridge Hill, Guildford and further details are available at http://www.rightmove.co.uk/property-for-sale/property-37671288.html 

If you would like to have a chat about property prices in Fairlands or anywhere else Guildford; or would like to discover where and how you can gain a greater return for your money in the bank call 01483 320207 or email richard@guildfordpropertyblog.co.uk

A property in Guernsey Close to suit a young family

This well presented three bedroom house, ideally suited to a young family, has recently come onto the market and it stands out from other local properties, having had a recently, refitted bathroom and kitchen so there is absolutely no work required other than to move in.

The property is an attractive link detached house situated in a cul de sac close to local shops, schools with local access to the A3 to London.

A wonderful 3 bed family house on Weybrook Park

The house is located on the popular Weybrook Park development not far from the local Sainsbury and LIdl stores plus the parade of local shops. Guildford town centre is approximately 2 miles away but there is a local and frequent bus service into the town centre. There is an excellent range of both private and state schools in the area including George Abbot Comprehensive and Burpham Primary School, which are both within walking distance. 

This property is therefore likely to sell soon especially as an investor can expect a gross return of 4.0% (typical for Guildford) if they achieve the market rental of £1,495 pcm.

The property is being marketed by our friends at Seymours, Burpham and further details are available at http://www.rightmove.co.uk/property-for-sale/property-52125538.html

If you would like to have a chat about property prices in Guildford or a general discussion on investment opportunities in the area your call will always be welcome. Phone 01483 320207 or email richard@guildfordpropertyblog.co.uk

You should have bought in Markenfield Road 10 year's ago!

All stations to Gatwick including Shalford, Chilworth ...

One of my property investor friends invited me over to Shalford, where he lives, to view "The Orient Express" while it was waiting to depart for a return journey to London Victoria.

The Orient Express at Shalford Railway Station, near Guildford

He made the comment that Guildford had five railway stations (Guildford, London Road, Shalford, Chilworth and Gomshall) and therefore wondered what affect they may have had on local house prices having recognised that the train line had originally been built to provide the only means of transport available for those living in smaller villages on the edge of Guildford, back in the 1800's (other than the horse and cart). 

Shalford became well known for "the Great Fair of Shalford" set up by a charter issued by King John. In its heyday, it was said to have covered 140 acres and attracted merchants from across the country.

The River Tillingbourne joins the River Wey at Shalford, adjacent to the parish church. For centuries, the river provided an important source of income for the village because it was used in industries such as gunpowder manufacture. Some claim that the author of The Pilgrim's Progress, John Bunyan, once lived in the village and drew his inspiration from the fair, and from the ancient route known as the Pilgrims' Way, which passes nearby, on its way to Canterbury.

The Genesis, singer/drummer Phil Collins had a home in Shalford named Old Croft, where he wrote music for his first solo album Face Value and also the Genesis album Duke.

Chilworth has an interesting industrial past. At various times in history it has been the location of a wire mill, a paper mill and gunpowder factory. Chilworth Gunpowder works was established in 1625 by the East India Company and finally closed in 1920. 

When looking at the local house prices in Shalford and Chilworth compared to Guildford what we found out about the villages was quite interesting. The average value of a property in Shalford is £630,477 which is just £109,153 more expensive than the average price in Guildford and £132,217 more expensive than the neighbouring village of Chilworth. 

The most expensive street in Shalford is Bradstone Brook where an average property is worth in excess of £1.17 million. The most expensive property in Shalford was a 6 bed house in Chinthurst Lane, sold for £2.35m this year.

The most expensive street in Chilworth is Sample Oak Lane where an average property is worth in excess of £1.87 million. The most expensive property in Chilworth was a 6 bed house in Sample Oak Lane, sold for £2.7m in 2012.

While the average house price in the more affluent postcode of Guildford (GU1) was slightly lower than in the neighbouring village of Shalford it still holds its head up as regards both the most expensive street and individual property. 

The most expensive street in the GU1 postcode area is Northdown Lane, situated off Warwicks Bench Road (reported on in last week's feature blog) where the average value is £2.96m. A 6 bed house with 5 baths was sold there for £2.76m in 2007 but is now worth approximately £3,756,000 and is therefore considerably more than the most expensive properties in both Shalford and Chilworth. 

Having lived in Shalford for the last 20 years my investor friend has seen his property price increase by 312% over this period of time. Property prices have risen by 315%, in Chilworth and 308% in Guildford respectively so there has been a slightly better appreciation in the villages than in Guildford but nevertheless it would appear that while the train enabled people to commute they still have a preference towards living in larger and more expensive homes, located close to Guildford town centre.

If you would like to have a chat about property prices in Guildford or a general discussion on investment opportunities in the area your call will always be welcome. Phone 01483 320207 or email richard@guildfordpropertyblog.co.uk

A delightful family starter home on Weylea Farm

While there remains a shortage of properties on the market it is great to see a modern house like this in a popular school catchment area come up. It will have a strong appeal for young families wanting to move up the property ladder or an ideal property for an investor to rent out to such a family.

A family starter home in Weylea Farm

This is a well-presented home which has been extended to provide a superb open-plan kitchen/dining and family area, which is huge and no doubt the area where the family will spend most of their time, in the house. 

The house is located on the Weylea Farm Estate close to the parade of local shops in Burpham and the sought-after schools in the area that include Burpham Junior and George Abbot Secondary School. There are good bus services to Guildford town centre and access to the A3 is close by. There is also the local Sainsbury supermarket and the new Aldi store, both within walking distance.

The property is therefore likely to sell soon especially as an investor can expect a gross return of 4.8%, if they achieve the market rental of £1,795 pcm.

The property is being marketed by our friends at Seymours, Burpham and further details are available at http://www.rightmove.co.uk/property-for-sale/property-55804136.html

If you would like to have a chat about property prices in Guildford or a general discussion on investment opportunities in the area your call will always be welcome. Phone 01483 320207 or email richard@guildfordpropertyblog.co.uk

The Tale of Two Estates - Bellfields and Park Barn

Guildford's streets were paved with gold

Guildford is recognised for being one of the most attractive areas to live in Surrey and the reason for this is its location close to an area of outstanding natural beauty plus its proximity to London, excellent schools, the major airports and motorway network.

The Saxon name for "Guildford" was guilden (golden) ford. It may have been called that because of golden flowers that grew at the riverside or because of the golden sands on the banks of the river.

Two of the most prestigious streets built to the south of Guildford, on facing sides of a valley created by the River Wey, are Guildown Avenue and Warwicks Bench. Their situation offers stunning views for the local residents. 

Typical properties in Guildown Avenue overlooking Guildford

Guildown Avenue was built within a conservation area, not far from The River Wey, in St Catherine's Village, named after St Catherine's Chapel built in the 14th century. It could therefore be loosely described as having been built on golden sand. The houses were built to comply with the wishes of the local Arts and Crafts Movement. Several renowned architects have therefore designed houses here including Sir Edwin Lutyens.

Properties in Warwicks Bench overlook The River Wey

Warwicks Bench contains some of Guildford’s most prestigious homes all in a beautiful setting with south-facing views. Locals were aghast to seeing them being built in the early 1900's, on prime land (as would today's "NIMBYs" when new developments are proposed) but when viewed today, from the meadows in Shalford Park, you can only just glimpse the opulent houses, due to the tree growth in the gardens that surround them. Nobody therefore complains today about the position they occupy just outside the town centre.

In fact they are held up as a fine example of the quality of housing that Guildford delivers and it is for this reason that it would be interesting to see how house prices in both these roads have changed over recent years and how they compare today.

Guildown Avenue comprises 32 properties with an average current value of £1,733,110, compared to an average property value of £407,411 for the local postcode of GU2. One of the most expensive properties in the road is currently valued at £3,061,000. It was sold for £1,075,000 back in 1999 so has risen by 285% over the last 16 years. This is equivalent to a gross value of £14.21 per hour, for 24 hours a day, which is more than double the minimum wage!

Warwicks Bench Road has a current average value of £1,633,090 compared to an average property value of £516,073 for the local GU1 postcode area. One of the most expensive properties in this road was a house built in 2004 and sold for £2,195,500 but 11 year' later is now worth an estimated £3,540,000, so has risen by 217% over this time period. This is equivalent to a gross value of £13.99 per hour, for 24 hours a day over the last 14 years which is also more than double the minimum wage!

This would therefore suggest that while a property in Warwicks Bench might be worth a little more capital appreciation in Guildown Avenue might make you richer by as much as 22p per hour.

If you would like to have a chat about property prices in Guildford or a general discussion on investment opportunities in the area your call will always be welcome. Phone 01483 320207 or email richard@guildfordpropertyblog.co.uk

House on Worplesdon Road designed for work, rest and play

This splendid two bedroom semi detached house stood out as it offers both accommodation for a small family plus an excellent office/games room measuring a substantial 28ft x 14ft so the buyer could spend considerable time in their working or playing, whatever the time of the year. 

House in Worplesdon Road includes man shed

There is a nearby primary school and excellent communications for the town centre or A3 London to Portsmouth trunk road leading to the M25, in addition to a local Sainsbury store within walking distance.

The property has been well maintained with a  modern bathroom suite and is well priced so should sell quickly. An investor should expect to realise a gross yield in excess of 5%.

The agents are Seymours, Worplesdon Road, Guildford and further details are available at http://www.rightmove.co.uk/property-for-sale/property-55648049.html

If you would like to have a chat about property prices in Guildford or a general discussion on investment opportunities in the area your call will always be welcome. Phone 01483 320207 or email richard@guildfordpropertyblog.co.uk

Gardens sold to build Wroth Place in Burpham

As one drives around town to meet property investors and landlords several new housing developments can be spotted. One of these is Wroth Place, on London Road, in Burpham. It is being built on an area of land created by taking plots from a number of gardens sold off from a row of houses on New Inn Lane. 

The purchase of a new property therefore begs the question "Is it worth buying a new property or are you better of purchasing a traditional house?"

This new development is being built by Denton Homes. It has been named to reflect the local history of Burpham and its renowned Parliamentarian Robert Wroth who lived between 1660 and 1720 and served the borough on three separate occasions. Robert Wroth owned an estate near Guildford and was a close friend of the 1st Lord Onslow.

According to the publicity materials for the new development, currently under construction, "the site has all the benefits of being situated close to routes to the M25 and London with easy access to Heathrow and Gatwick airports". It is located close to George Abbot school and the new Aldi plus Sainsbury stores too.

Wroth Place provides a variety of accommodation including 3, 4 and 5 bedroom style homes. The properties have all been built on a small footprint so typically downstairs offers only a kitchen plus living room while the bedrooms are built over two floors using the loft space for the upper floor. The gardens are much smaller than one would expect with a more traditional house. 

Traditionally purchasers will pay a slight premium for a new home in order to enjoy the opportunity to be the first owners and to have no, or little work to do, allowing them to move in on day one. Sometimes there is a discount for buying the first property in the development to help fund the builder's labour and materials to enable them to afford to continue building on site. 

There can be a discount at the end of the project too should the developer be challenged in selling the entire development. However a smaller site like this is likely to sell reasonably well especially in the current property market, which shows no sign of flagging.

The question is therefore what premium is one likely to have to pay for a new house compared to a more traditional one in the current market?

The following properties have been released for sale so far:-

• Plot 1 -    5 bedroom detached house - £795,000
• Plot 2 -    4 bedroom semi-detached house - £610,000
• Plot 3 -    4 bedroom semi-detached house - £620,000
• Plot 10  - 3 bedroom end of terrace home - £500,000
• Plot 11 -  3 bedroom terraced house - £485,000

A representation of houses being built at Wroth Place

The average asking price for 3 bedroom terraced properties in Guildford is £350,000. This is a substantial saving on the new properties at Wroth Place. Semi-detached 4 bedroom houses are on the market for an average asking price of £575,000 so once again these are less expensive compared to the 4 bedroom semi-detached houses on Wroth Place. 

However the 5 bedroom detached house in Wroth Place is lower in price than the average asking price for a traditional 5 bedroom detached property in Burpham, currently priced in the range of £850,000 to £1m but these houses tend to be built on much more land and are likely to be far more spacious than the house at Wroth Place.

When buying a traditional 5 bedroom house in Burpham you are more than likely going to be buying much more house for your money. If only the room dimensions and floor space calculations for Wroth Place were available so that this could be confirmed.

If you would like to have a chat about property prices in Guildford or a general discussion on investment opportunities in the area your call will always be welcome. Phone 01483 320207 or email richard@guildfordpropertyblog.co.uk