Town or Village Life?

Guildford and the local villages offer a wonderful living environment so does one select a village to live in or the town centre? This will often be a personal preference subject to a property buyer's lifestyle aspirations and their objectives for moving. These might include family and friends; schools; the local infrastructure including public transport; and investment criteria.

The GU1 postcode area includes Guildford Town Centre, Merrow and Burpham where people live to benefit from local schools, shops and leisure facilities.

GU2 is also located close to the town centre but tends to be a little less expensive. It attracts a large student population as it is home to the University of Surrey. Families move to Onslow Village (GU2) because it is a desirable area for those wanting to live close to the town centre or the main line station, to travel up to London for work. This village was designed as a garden suburb, with its own parade of shops and an arboretum comprising trees from all over the world.

Moving out towards the local countryside GU3 comprises villages such as Normandy, Flexford, Puttenham, Worplesdon and the notorious Christmas Pie (named after a family called Christmas and a piece of arable land).

The village named after the Christmas family

Villages closer to town include Burpham and Jacobs Well plus Chilworth and Shalford. The latter two have their own railway stations so are within 10 minutes travelling time of Guildford mainline station.

Finally there is the GU5 postcode area, home to Albury, Bramley and Shere, the beautiful, quintessential English village located between the Guildford and Dorking. The village has historical buildings, a stream with ducks, a small museum, a tearoom, two pubs, as well as St James Church, a 12th century church. These villages all sit on the edge of the Surrey Hills Area of Outstanding Natural Beauty.

The quintessential village of Shere

Which group of residents have gained most financially from the value of their property over the past 20 years? Is it those enjoying town living or those enjoying a quieter, more peaceful existence in the countryside?

The highest average prices paid during the last 12 months were £592,051 (GU3) and £767,163 (GU5) no doubt because these are home to larger properties including some country estates.

There was very little movement in property prices during the last 12 months though GU2 sustained a decrease of £10,932 (2.37%). During the last 5 years the increase in property prices was evenly distributed across all the postcodes at around 17%; but over the last 20 years the highest growth was experienced in the town centre (GU1) where it reached 222.88% and 217% (in both GU2 and GU4) suggesting that perhaps demand for town centre properties does tend to be greater than for property situated out in the country.

If you should like to have a chat about any matters discussed in this article or about the Guildford property market in general then please do contact me.

Family Living at a Reasonable Price

This property offers a substantial amount of rooms for the asking price and is just 10 minutes walk from the town centre.

There are 3 bedrooms upstairs with a fourth bedroom with ensuite on the ground floor ideally suited for a guest, garage with driveway and a substantial kitchen/living area all designed for a young family needing more space in a convenient location.

A Stylish Kitchen in a House Designed for Modern Living

The property is light and airy. It has a stylish kitchen with white cabinets and integral appliances for practical dining and relaxation.

Our friends at Chantries have recently reduced the property asking price so now might be the time to make an enquiry. The listing can be found on Rightmove at:
https://www.rightmove.co.uk/property-for-sale/property-82314215.html

If you would like to have a chat about property prices in Guildford or to discover where and how you can find your next residential or investment property, before it goes onto the portals, call 01483 320207 or email richard.hodgson@newman.uk.com

This document is for information only and should not be relied upon.  All details should be checked and verified with the owner and their professional advisors.  We are not able to offer any legal, financial or tax advice. You should consult your solicitor and financial advisors for this.

Selling Tips - Guide to Staging Your Property

This is the first in a series of guides designed to help you to sell your property at the right price and quickly.

Home Staging
The sale of your home is usually decided within minutes of viewers walking through the front door.

First impressions count, so do all you can to maximise the impact on potential buyers. Below are suggestions to create that wow factor and therefore help you to prepare your house for sale to improve your ability to achieve your asking price.

A property industry trade body claims 85 per cent of agents believes a ‘staged’ property sells three times faster than a non-staged home.

The Home Staging Association says research for a new report shows that staging costs of £500 to £5,000 will produce higher sale prices.

“Seventy per cent of agents stated home staging increased the offer value by one to 10 per cent, with 16 per cent reporting a seven to 10 per cent rise in offer value” it says.

“In addition 77 per cent of developers saw a return in their investment, reporting that the sale of the property paid for the cost of staging, highlighting how professional staging often is the best choice financially for homeowners” it continues.

The association’s research suggests that 74 per cent of agents consider the reception room as the most important to be staged for a sale, with another 10 per cent choosing the kitchen,
and a further 10 per cent stating the master bedroom.

Example of a cluttered house

Declutter

Declutter all rooms and remove any personal items so that the buyer can imagine themselves living there by taking away any distraction from the room itself.  Make sure to pay close attention to detail in the kitchen and bathrooms, as this can make or break a potential sale. Both rooms set the mood for the rest of the home.

Buyers are often looking for more room and how their personal items will look in the house, so pack away anything that creates visual clutter such as ornaments, toys, or excess pieces of furniture to create a feeling of space and order.

Finish DIY projects
Unfinished DIY jobs could be used as a potential bargaining tool to negotiate a lower price. Most buyers will be looking to just move in, and will be reluctant to spend time or money completing your unfinished projects.

Redecorate where necessary
A neutrally decorated, well-presented house can add great value to your asking price. Invest in fresh paint to clean up scuff marks, or to lighten up rooms currently painted in a vivid colour which may not be to a buyers taste.

Neutral colours create a more soothing environment and allow the buyer to imagine their own style in the home.  If redecorating, grey or white walls & grey carpets tend to be popular now so likely to appeal to the mass market.

You need to be able to stand out from the competition on property portals so use brightly coloured soft furnishing, accessories & artwork in photographs to ensure your property jumps off the page!

Clean, clean and clean again
A sparkling, sweet-smelling home creates a good impression. Clean all bathrooms, the kitchen, polish windows, dust all surfaces, hoover the floors and make sure animal and cigarette odours are eradicated by removing cigarette butts and feeding bowls. Ideally pets should be removed too as some viewers may be allergic to cats and dogs.

Define the space
If you have 3 bedrooms they must be presented as 3 bedrooms, not 2 bedrooms and a box room. If you have a lounge and a separate dining area they need to be presented as such rather than a lounge and children’s playroom.

Furniture Placement
Minimal furniture will show off the space in each room, while allowing the buyer to imagine their own furniture in the property. Place living room furniture around the natural focal point in the room, such as a fireplace or feature wall.

Presentation
Try to see your property through the eyes of a potential buyer. Take photographs of each room and then look at them objectively. It will become obvious what needs to change, whether it be de-cluttering or re-positioning furniture. During viewings turn the lights on and display vases of flowers, bowls of fresh fruit and scented candles.

Lighting
Lamps, lamps, lamps! Every room should at least have one lamp in it to create mood lighting. This creates a homely feel and the perfect vibe for selling your home.

Kerb Appeal
Buyers will form an opinion within the first 5 seconds of entering a property so ensure the exterior of the property looks well maintained and welcoming. Tidy the garden, remove weeds, mow the lawn, hide the dust bins and park cars elsewhere. Add colour with plant pots or hanging baskets. Repaint the front door if necessary.

Hallways and Entrances
If a room is dark or lacking interest add a mirror. It will completely transform a space. Not only does a mirror reflect light, it mirrors the room, making it feel double the size. Allow potential viewers to literally ‘see’ themselves in the house by placing a mirror in the hallway. Tidy away all coats, shoes and bags to ensure it is clutter free.

Set the table
A set table helps to capture the imagination of the view. They can then see themselves holding dinner parties or sitting down with friends & family. It also looks fantastic in the photos.

Mentally move out
This is the most important thing you can do. You have decided to move on so do all you can to achieve a quick and profitable sale. Don’t worry if the presentation of your house is not to your taste as you’ll soon be moving on and can look forward to creating a space to suit you in your new home!

Don’t see staging your property for sale as an upfront cost. It is an investment. Spend a little to make a lot in the sale, You should achieve not only a quicker sale, but a higher sale price.

Example of property staged to sell

Next tips ... photography - make it professional

A Property for Cricket Fans

This property is unique being situated almost on the boundary of the local cricket ground, home to Surrey county matches and the annual beer festival. It is close to Dapdune Wharf too.  Just a 10 minute walk into the town centre one can visit shops, restaurants, pubs and the local mainline railway station without the need to have a car.

It was formerly the home of the groundsman but sadly his position was terminated and so the property has been left empty for several years.

A property for cricket fans

Comprising 3 bedrooms, bathroom, kitchen, dining area and lounge it has the potential for extension, as well as modernisation, as it sits on a corner plot, in order to make it into a lovely family home.

Romans are acting on behalf of Guildford BC as their agent and further details can be found at:
https://www.rightmove.co.uk/property-for-sale/property-78861638.html

If you would like to have a chat about property prices in Guildford or to discover where and how you can find your next residential or investment property, before it goes onto the portals, call 01483 320207 or email richard.hodgson@newman.uk.com

This document is for information only and should not be relied upon.  All details should be checked and verified with the owner and their professional advisors. We are not able to 
offer any legal, financial or tax advice. You should consult your solicitor and financial advisors for this.

An Oasis in Abbotswood

This property is a gem occupying a position to the far end of the Abbotswood Estate.

Situated within a short distance of highly regarded schools including George Abbot, it is ideally suited to a family requiring space to enjoy live comfortably. The property is within easy reach of the A3 to London and Portsmouth; and just one mile to the local railway station, at London Road.

The garden is landscaped and goes all the way down to the border with the local nature reserve. The main feature of the garden is the swimming pool, ideal for keeping cool and relaxed in this current warm weather. There are other leisure facilities nearby at Stoke Park and The Spectrum Leisure Complex.

The property is light and airy having been decorated in light tones. There are four good sized bedrooms including one en-suite. The property comes with a double garage and plenty of parking space on the drive way.

Keep cool in the swimming pool at this property in Abbotswood

Most importantly the property is now priced to sell at £850,000, comparing favourably with other properties on the Abbotswood Estate.

The property is on the market with our friends at Gascoigne Pees, in Guildford High Street. Further details are available at:
https://www.rightmove.co.uk/property-for-sale/property-73122890.html

If you would like to have a chat about property prices in Guildford or to discover where and how you can find your next residential or investment property, before it goes onto the portals, call 01483 320207 or email richard.hodgson@newman.uk.com


This document is for information only and should not be relied upon.  All details should be checked and verified with the owner and their professional advisors. We are not able to offer any legal, financial or tax advice. You should consult your solicitor and financial advisors for this.

Burpham or Merrow?

Guildford is a market town surrounded by an area of outstanding natural beauty so property owners have the luxury of country living but with local access to a shopping and business centre within the vicinity.

Two of the most attractive areas in Guildford are Burpham or Merrow so I am often asked by buyers which village would I recommend. This is a difficult question to answer because both locations offer a good quality of life providing a high standard of housing and excellent schools, shops plus local leisure facilities and transport links.

These areas are separated by the Guildford to London railway line via Cobham.

The village of Merrow is located in the north-east of Guildford, 2 miles (3.2 km) from Guildford town centre and situated on the edge of the ridge of hills that form the North Downs. Merrow can trace its origins back many hundreds of years when its name literally meant 'fat', "probably referring to the high fertility of the land". The village grew up around a crossroads at which the A25 road between Guildford and Leatherhead and the original road (Merrow Street), which would have enabled local citizens to travel from Burpham to Dorking, used to intersect.

The oldest houses in the village can still be seen along these two roads, together with St John's Church and the Horse and Groom, a 17th-century coaching inn next door.

Merrow remained a relatively small settlement right up until the 1950s, when the Bushy Hill estate was built. This development of several hundred houses was originally all council-owned, but since the 1980s, many homes have passed into private ownership.

Further expansion occurred in the mid-1980s when the Merrow Park development was built, completely surrounding the old houses on Merrow Street. Comprising several hundred houses and flats, Merrow Park is often considered a suburb in its own right as it has its own shops, school and doctor's surgery.

There are several exclusive roads in Merrow comprising Fairway, Levylsdene and Longmead all leading up to Guildford Golf Club and the North Downs beyond.

The median pricing for houses in Merrow is £500,000 though this might have increased slightly in the past year with houses on the Linden development, at Redland Close, having sold for up to £1.6m.

Merrow has experienced excellent capital growth over the last 20 years with most houses more than tripling in value, at around 365%.

Burpham is home to the largest secondary school in Guildford, George Abbot School, a parade of small shops, and the nationally recognised, Sutherland Memorial Park used for sporting and leisure pursuits.

Similarly to Merrow, Burpham has a mix of housing especially in the Weylea Farm and Weybrook Farm developments built more or less at the same time as Merrow Park. The jewel in the crown is Abbotswood, a conservation area located close to Stoke Park and built as a garden suburb in the Arts and Crafts Style by the notable architect Alfred Claude Burlingham.

The median price for property in Burpham is lower than Merrow, at £325,000. This reflects the many lower-priced starter homes and flats situated in the Weybrook and Weylea housing estates.

One of the reasons why Burpham tends to be a popular place to live for families is that it lies within the catchment area for George Abbott School so there is always a healthy demand for 3/4 bed houses. Burpham has experienced a capital growth over the last 20 years of 380% so achieving a higher capital growth than Merrow.

In conclusion it is therefore difficult to favour one area over the other but if you are a keen golfer then Merrow has to be your preference being the home to the Guildford Golf Club. From there you can walk onto the North Downs and over to Newlands Corner, the beauty spot made famous by Agatha Christie, when she mysteriously disappeared from there in 1926 to then be discovered in a Harrogate spa.

If you should like to chat about any matters discussed in this article or about the Guildford property market in general then please do contact me.

University Challenge

At this time of the year students have returned home from University, at the end of yet another academic year. Now is the busiest time of the year for landlords wanting to prepare their properties for the new group of students moving in for the next academic year.

Students are becoming more particular about the standard of their accommodation but are unable to afford to pay a premium unless Mum and Dad can help. One wonders how long Councils can afford to hold back on charging students Council Tax too. On the other hand landlords are suffering financially due to their loss of tax relief on mortgages and a propensity towards greater licensing and regulation, creating additional expense.

So it seems both students and landlords are facing a growing financial challenge.

Guildford is the home to the University of Surrey, University of Law, the ACM and Guildford College so has a substantial student population all wanting accommodation. The financial contribution they make is an essential key component to the wealth of the town. For example, in 2013/14 the University of Surrey generated more than £1.5 billion for the UK economy, with over £1.1 billion for  the county of Surrey.

The University created 17,500 jobs of which 10,000 were in the Borough of Guildford alone. The University hosts a range of events and activities that are open to the public, particularly in the arts, and has a range of programmes through which it connects with local schools and colleges. It owns the Surrey Sports Park, a world-class facility open to all and home to a range of local sports clubs and teams.

It is responsible for ensuring that all first year students have access to campus accommodation. There are over 5,500 rooms available on campus, at a range of rents from £71pw (budget rooms at Hazel Farm) to £225pw (studio) all inclusive. These rates compare favourably with market rental pricing.

The university has been building new student accommodation at its Manor Park campus since 2005 and is constructing its second phase of around 1,100 rooms, due for completion this year, to provide further accommodation. This will take the total rooms at Manor Park to around 3,000, but the university has planning permission for 4,000 rooms at the site and says it is therefore "examining the possibility" of building more rooms.

While this may seem encouraging the University is caught in a cleft stick because in order to raise funds, it has to attract more students. Over the last 5 years the full-time student population has grown from 13,500 to well over 16,000. According to its corporate strategy, the university plans to increase student numbers to 18,000 by 2022, and 23,000 by 2027, to place additional pressure on Guildford's housing market.

Second and third year undergraduates, in general, will always be encouraged to find their own accommodation within the Guildford private housing sector.

This means that landlords are buying up property in areas like Bellfields and Park Barn, once designed to house the local working population working on lower incomes. Other areas in prime spots close to both the University and town centre include Guildford Park Road, Woodbridge Road, Worplesdon Road and Westborough. These areas tend to offer comparatively low cost housing so for example, there are currently 136 3+ bed houses for sale in these areas, with prices starting from £300,000 for a 3 bed/2 rec property in Groom Walk, Slyfield, to a 5 bed detached house in Ridgemount, located just behind the university for £897,000. The median asking price for a 3 bed property in these areas is £450,000.

There are also 284 3+ bed rental properties, for family rental in the University catchment area, with a median rental of £2,300. Landlords will typically rent out properties by the room at a average room rental of £650 pcm so having converted a couple of reception rooms into bedrooms, or gone up into the loft or down into the basement to create a 5 bed rental property they can now charge £3,250, compared to the £2,300 for the family house to make an additional £950 per month. This obviously makes economic sense for them to do so, if planning to invest in the property for the long term.

However a recent report called "At The Limit - Student Housing Crisis" stated that over a 5 year period students have had to move further out to the fringes of Guildford town, including Merrow and Burpham, with markedly more students living in Woking due to this continuing issue of lack of property and excess demand leading to increasing rents. This explains why students tend to start their search for next year's accommodation as early as November in the previous year, so that they have a better opportunity to secure better quality homes at a reasonable price.

This issue will never go away if universities need more students to attract funds to finance further education to create skills to enable the working population to compete in the 21st century workplace.

The only solution might be for larger corporate housing developers to build student blocks to be leased back to the university, to provide accommodation for all students, whatever their year. Secondly, technology may help as it now allows for universities to deliver remote learning so that students will not necessarily have to live away from home in order to learn.

Artificial intelligence might also reduce the need to accommodate so many students and university staff in one locality, as it takes over some of the lower skilled roles; and also delivers educational content on demand. The University is currently working with 5G network architects and technicians to make this a reality.

Having considered these challenges Guildford still remains a wealthier and a more pleasant place to live in, for having resources such the University in the town but what price is the local housing sector having to pay to achieve this?

If you should like to have a chat about any matters discussed in this article or about the Guildford property market in general then please do contact me.

A Charming Home in the Centre of Town

This clean and bright Victorian property, is just a stone's throw from the High Street.

It has been extended into both the attic and basement to create a third and forth bedroom to provide additional accommodation. There are two reception rooms. There is a cloakroom downstairs and the bathroom is situated on the first floor.

Victorian property modernised to a very high standard

The property has been completely modernised over recent years to include a kitchen with bi-fold doors leading out to the well kept rear garden where one can enjoy quiet Summer evenings after a long day at work.

The property is located between both railway stations so convenient for those working out of town. 

Our friends at Chantries are marketing the property. Further details are available at https://www.rightmove.co.uk/property-for-sale/property-81450806.html 

If you would like a chat about property prices in Guildford or want to discover where you will find your next residential or investment property in Guildford call 01483 320207 or email richard.hodgson@newman.uk.com

Large family home overlooking The Chantries

This property has huge potential to be extended (subject to planning) to become a large family home having been in the same ownership for the last 50 years.

The front and rear lawns have been well maintained and the property looks fresh and clean though in need of modernisation.

Family property with views over The Chantries 

Located in a peaceful, rural surroundings it overlooks The Chantries yet is within a reasonable walking distance of the town centre so one will have ample parking at home without the need to drive into town. This will make it an ideal home for someone who therefore commutes up to London.

The property is being marketed by our friends at Knight Frank and with the asking price recently reduced by £100,000 will sell quickly.

Further details are available at https://www.rightmove.co.uk/property-for-sale/property-81869795.html 

If you would like a chat about property prices in Guildford or want to discover where you will find your next residential or investment property in Guildford call 01483 320207 or email richard.hodgson@newman.uk.com

A Country Home in Charlotteville

This delightful property, built in 1869 is situated in an area of historic interest and just a 10 miinute walk from the cobble High Street. It has been tastefully modernised and decorated throughout so is ready to move into right away.

The front and rear lawns have been well maintained and the property looks fresh and clean.

Light and airy kitchen with doors leading out into the garden

Relax in the garden after a long day at work

There are two bedrooms and most importantly for a property of this age a bathroom upstairs. The property includes a workshop/shed out in the garden. This is well stocked with shrubs and therefore a delightful place to relax in the Summer evenings.

The property is being marketed by our friends at Seymours, in Guildford. Further details are available at https://www.rightmove.co.uk/property-for-sale/property-72554134.html 

If you would like a chat about property prices in Guildford or want to discover where you will find your next residential or investment property in Guildford call 01483 320207 or email richard.hodgson@newman.uk.com