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