Saturday, 31 August 2019

Character property in Ganghill

There is a straight path leading through the extensive lawn direct to the front door of this magnificent, character property.

Comprising 5 bedrooms, living room, drawing rooms, study and kitchen opening out into the orangery, it will offer accommodation for a large family and buyers wanting to enjoy spacious living. The orangery opens out to a large garden with an outdoor swimming pool.

Kitchen with open access to orangery
Kitchen offers open access to the orangery

Property with swimming pool
Back garden with swimming pool to delight the children

This exceptional property is situated in Ganghill, a quiet street with well maintained grass borders and at whose entrance stand a couple of ornamental stone features with tiled roofs. It is therefore located close to George Abbott school and Burpham village and within easy reach of Stoke Park and town centre.

Located a 10 minute bus ride from London Road station it is also convenient for those wanting to commute to London.

The property is being marketed by our friends at Knight Frank. Further details are available at https://www.rightmove.co.uk/property-for-sale/property-81655544.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.

For a free instant online property valuation click here.

Friday, 30 August 2019

Selling tips - the key features that make up a dream garden

Garden space often plays a key part in a property sale. But what are the key dream features that people would want adorning their gardens, if money was no object?

Garden specialist Oeco Garden Rooms put this question to 1,234 homeowners, who were given six luxury items to choose from. Those surveyed could also go off-piste and write down their own answers if their dream feature was not included.

A personal swimming pool topped the list, with 59% opting for this as their number one item. This was closely followed by a garden room/office (52%), while 50% said they would like a hot tub.

An outdoor kitchen/pizza oven, which has become particularly trendy and desirable in recent years as a foodie revolution has swept across Britain, was in third place, while a water feature/fountain was the ideal item for 41% of participants.

A sauna, something that is especially popular in Northern European countries where temperatures plunge during winter, completed the top 6, with 32% of the vote.

Of the off-piste, written down answers, the most popular responses were ‘hiring a full-time gardener’ to keep a garden in tip-top condition, ‘building a home gym’ and having ‘tennis courts’ or ‘football pitches’.

While some of the dream features are beyond the wishes of most people – only a relatively small number of homes in the UK have a swimming pool or personal football pitch, for example - some are slightly more realistic.

Guildford country cottage garden
A delightful country cottage garden

A water feature/fountain, for example, wouldn't necessarily cost the world to install, and wouldn't need to be ridiculously extravagant, luxurious or expensive. A fountain would be likely to cost more, but a water feature could be purchased for reasonable prices if you made sure to shop around.

What's more, while building a home gym would be costly, a makeshift one – in your garage/shed – would be far more affordable. Gym equipment can be purchased for reasonable prices second hand, dumbbells don't tend to cost much, and gym mats and exercise balls won't blow a hole in your pocket, either.

Pizza ovens, meanwhile, are probably a more realistic option than a whole new outdoor kitchen. They can range from £200 to £900, depending on the size, make and quality of the oven. Not cheap, then, but nowhere near as expensive as a swimming pool, a tennis court or a hot tub. Wood-fired pizzas are all the rage at the moment – as trendy as courgette spaghetti and butternut squash pasta – so if you are eager to add value to your home and increase your chances of selling in the future, an outdoor pizza oven would be a wise move.

In this country, the months in which you can use an outdoor oven are, of course, more limited thanks to our famously unpredictable weather. That said, they come into their own in the spring, summer and sometimes even autumn months. In addition, they will have appeal to hip young professionals and those who fancy themselves as the next Jamie Oliver or Tom Kerridge.

More than anything, your garden needs to be bright, attractive, well-maintained, tasteful and colourful. If you ever come to sell your home, your garden will be a key selling point – so it needs to look the part. Most buyers won't be expecting any of the dream feature set out above, but if you happen to have a pizza oven, a home gym, a spectacular water feature or a garden room/office, make this a central part of your sales strategy. It could just make all the difference.

Gardens have to be versatile places – a place for entertainment, a place to unwind and a place to hold BBQs, dinner parties and family gatherings. That, on the whole, is more important than dream features. But, if you possess dream features, all the better. And don't be afraid to shout out about them.

If you would like to talk to us about property in Guildford please feel free to call me on 01483 600840 or go to https://instantvaluation.newman.uk.com/ to discover how much your property is worth today.

Tuesday, 27 August 2019

On the right track?

When visiting Guildford railway station at around 6 a:m, one recent morning, I was staggered to see just how busy the platform was for the next train travelling up to London Waterloo. It made me wonder a number of things. How early do these commuters have to get up in the morning; and secondly, have they saved time by buying a property to live in, situated close by to the station?

While we are fortunate to have two railways stations in Guildford plus further stations on the outskirts off the town in Shalford, Worplesdon, Farncombe and Godalming, most passengers travel from Guildford mainline station, possibly because it has so many connections to London and other major towns in the South East.

Guildford mainline railway station sign

This is confirmed by a report published in 2015. This studied the number of passenger journeys in and out of the UK's railway stations. The busiest station in the country was London Waterloo with an estimated 99.2m entries and exits in 2014/15, followed by London Victoria with 85.3m suggesting the majority of commuters into London are likely to be living in the South East.

The report confirmed that the busiest station in Surrey (and 40th in the country) was Guildford with 8.1m passenger journeys. Woking was the second busiest (7,462,936 passengers), followed by Epsom (3,740,752), Redhill (3,629,342) and Staines (2,825,096).

So, if Guildford is the busiest railway station in Surrey and people prefer to have a short journey from home to the station how does this affect the property market?

Guildford railway station platform
Guildford mainline railway station

There are 54, 147 and 369 properties on Rightmove currently available for sale to prospective buyers looking to move to a location within 1/4, 1/2 and 1 mile of the station respectively, and therefore within a 20 minute walk.

There are currently 305 more flats and houses, of all types, for sale at least a 10 minute walk away (1/2 - 1 mile) than within a 1/4 mile walk, where there are just 56. This might be because much of this area within 1/4 mile of the station is occupied by Network Rail and the University of Surrey. There are more semi-detached properties on the market within a mile of the station than any other type of house, followed by detached and then terraced. One third of the properties on sale in this area are flats.

Zoopla quotes the average price for property in and around the railway station was £558,347 in August 2019 with flats selling for an average of £331,904 and terraced houses for £479,224.

This compares to the area 1/2 mile away from the station where the average price for property stood at £480,553 in August 2019 with flats selling for an average of £187,312 and terraced houses for £474,683.

The average price for property located 1 mile from the railway station stood at £400,884 in August 2019 with flats selling for an average of £331,904 and terraced houses for £402,368.

These figures therefore suggest that it it is more expensive to buy a property close to the station but gets cheaper as one travels further out from this location. This is possibly because there are fewer properties within the 1/4 mile distance so drives up price, or indeed buyers are willing to pay more for a property located close to the station.

However Zoopla also states that property values increased by 14.61%, in the last 5 years, for properties located more than 1/4 mile away from the station but only 11.52% for those located closer to the station.

If you would like to talk to us about property in Guildford please feel free to call me on 01483 600840 or go to https://instantvaluation.newman.uk.com/ to discover how much your property is worth today.

Monday, 26 August 2019

Well appointed house close to Stoke Park

This property is situated in a quiet wooded street located within easy reach of both state and private schools, opposite to Stoke Park and close to the town centre. It will therefore offer a wonderful family home with potential for extending subject to planning approval.

The state of the art kitchen has been extended to become the centre of the house with bi-fold doors opening out to a magnificent garden. There 4 bedrooms including one with en-suite and the decor is clean and modern. There is ample parking room too.

Property at Ennismore Avenue Guildford
Kitchen with bi-fold doors leading out to a magnificent garden

Located 10 minutes walk from London Road station it is also convenient for those wanting to commute to London.

The property is being marketed by our friends at Collins and with the asking price recently reduced by £70,000 will sell quickly. Further details are available at https://www.rightmove.co.uk/property-for-sale/property-62730192.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.

For a free instant online property valuation click here.

Friday, 23 August 2019

Dennisville - built for Dennis workers, home to students

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

I have included St John's Road, Downing Avenue and Raymond Crescent in my findings for the area affectionately known as Dennisville. This was constructed for the workers at Dennis Brothers, the manufacturer of buses, fire engines, lorries and dustcarts, all built nearby on Cathedral Hill, now demolished and occupied by companies such as Philips, Palmolive, RBS and Avaya.

Dennisville Guildford
Dennisville was built to house Dennis factory workers

Two hundred and twenty-three houses were constructed for their workers, in the 1930's. John and Raymond Dennis died in 1939 so their names are commemorated in the names of Dennisville's St John's Road and Raymond Crescent.

Raymond Crescent Dennisville
Street named after Raymond Dennis, one of the Dennis Brothers

A number of two bedroom houses have sold in the area for around £400,000 in the last two years. To prepare the property as a rental investment could take around £20,000 to redecorate and install new bathroom and kitchen but this could achieve a rental of around £1395 per month, which would provide a reasonable annual yield of around 4%.

The three bedroom semi-detached properties in the Dennisville area, which were selling for a maximum of £450,000 last year, are now selling for £400,000 which is probably a reflection of the recent 7.22% slowdown in prices, over the last 12 months.

The bigger houses offer the buyer or investor more rooms, which can be more appealing especially if a landlord is planning to house students studying at the nearby University of Surrey. One such property has been let recently for £3,750 pcm, having been extended to provide six rooms for let, and even the 3 bed houses can be let to sharers for a round £2,000 pcm.

The potential gross yield for these properties will therefore be an attractive 6-10% and there is high demand from students for these properties as they only need to walk 5-15 minutes to reach their destination, at the University.

In conducting my research I managed to speak with one of only two of the original Dennis workers still living in the area. They have been residents since 1960. They purchased the property for £2,000. Now their home is worth around £400,000 and because it is unencumbered they could realise a £398,000 profit over the 59 years, which equates to an annual income of £6,745.

If you would like to talk to us about property in Guildford please feel free to call me on 01483 600840 or go to https://instantvaluation.newman.uk.com/ to discover how much your property is worth today.

Friday, 16 August 2019

Selling Tips - Guide to Property Photography

✔️ The better your preparation, the better your images.

Copyright: Andy Gaunt

✔️ Hire a Professional Photographer. Agents tend not to be professional photographers especially if they use an iPhone to take photos. Don’t scrimp on the cost. Professional photos are the key to marketing and selling the home.



✔️ Move cars, bins, toys and any rubbish out of the external shot.

✔️ Open curtains and internal doors to increase light into the room.

✔️ Turn the TV off to keep the shot free of unwanted distractions.

✔️ Take pets out to avoid capturing them in shots.

✔️ Use a mix of photo media. Virtual tours will better qualify potential buyers. Video lets buyers see themselves living in the house to increase the likelihood of a request to view.

✔️ Take a photo to emphasize each room’s individual selling point.

✔️ Work around the weather. Blue sky and additional lighting can be added when editing the photos.

✔️ Use coloured objects to make photos stand out e.g. cushions, artwork, flowers

✔️ Take shots during the “Magic Hour” at dusk to create effect.

✔️ Turn on all the lights in the house before you start shooting.

✔️ Don’t use flash. It can cause shadows, and degrade the natural look of the image.

Discover how much your property is worth

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

Thursday, 15 August 2019

The house of bathrooms

This traditional Victorian 3 bedroom property located within 10 minutes walk of the town centre has an amazing 3 bathrooms. A shower room has been installed in the basement adjacent to the bedroom and one of the original bedrooms upstairs has been converted into a family bathroom in addition to the original bathroom located to the rear of the kitchen.

Guildford property with three bathrooms
Light and airy modern kitchen

Investors could utilise the front reception room as a bedroom and in so doing should achieve a gross yield of around 6%.

The property is located just a stone's throw from the Waitrose supermarket and town centre. There is a short walk to reach the Guildford mainline railway station. This means that there is little requirement for a car to travel locally, or up to London.

Our friends at Curchods are marketing the property. Further details are available at https://www.rightmove.co.uk/property-for-sale/property-82510142.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

For a free instant online property valuation click here.

Wednesday, 14 August 2019

A well appointed home close to Guildford town centre

This property has huge potential for either a growing family or a property investor, looking for a gross yield of circa 6%.

It has been extended into the roof and refurbished and modernised throughout to provide 3 bedrooms, including one ensuite plus a further bedroom in the basement. This has been tanked to Building Regulations standards.

There is one reception room available which could provide a fifth bedroom with access to a separate w.c. adjacent. The most impressive area is the kitchen/diner/family area which has bi-fold doors out into the garden, where you will discover a garden house.

Extensive kitchen at Gardner Road Guildford
Relax with friends and family in this extensive kitchen/diner/family room

Located opposite the cricket ground and within easy reach of both Guildford train stations, the property is only a 15 minute walk into the town centre saving 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 Chantries. Further details are available at https://www.rightmove.co.uk/property-for-sale/property-81422342.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.

For a free instant online property valuation click here.

Tuesday, 13 August 2019

A grand house in the town centre

This amazing property has everything including a wine cellar, play room, 5 bedrooms with 2 ensuite plus an extensive kitchen/dining/lounge area which adds a modern touch to this period home.

Guildford property with modern kitchen diner and lounge area
A grand house right on the edge of the town centre

Located within the Waterden Road conservation area, just a 5 minute walk into the upper High Street and not far from the G-Live centre and London Road railway station it offers a substantial residence in an ideal location with parking and a garage for several cars.

There is also a workshop/shed out in the garden which has been maintained to a high standard to offer a delightful place to relax in the Summer evenings.

The property is being marketed by our friends at Strutt & Parker, in Guildford. Further details are available at https://www.rightmove.co.uk/property-for-sale/property-72202030.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.

For a free instant online property valuation click here.

Friday, 9 August 2019

How can families move up the property ladder?

Many couples come to a point in their lives when it is time to move into a larger property so often ask me where should they move to next?

They generally want to move from a smaller 3 bed house, often with a third bedroom that is barely more than a box room, to a 4 bed house with a larger garden for the children to play in.

Their budget will often depend upon their current circumstances of course. But most have experienced some capital growth in recent years and may have a second property to sell in order to realise funds, having lived there before they married.

Guildford property sellers moving up the property ladder


On the assumption that they want to stay in the local area (80% of people moving are thought to stay in the same area) especially if they have children in local schools and that they currently live in a 3 bed terraced or semi-detached property the sales price is likely to be £450,000 compared to a median purchase price of £580,000 for a 4 bed terraced or semi-detached house; and £750,000 for a 4 bed semi or detached property in the same area. Moving up to 5 miles out of town will reduce the price for a 4 bed semi or detached property to around £650,000.

Alternatively they could extend their current property, as many property owners are doing to save the cost of moving expenses.

Alternatively they could consult a property agent with knowledge of the current state of the local property market and opportunities to view a property before it is listed on the property portals, in order to realise their property dream.

Discover how much your property is worth

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

Friday, 2 August 2019

Where will Guildford build new homes?

For anybody that has traveled in and out of Guildford mainline station, or has the pleasure of walking, running or cycling along the River Wey towpath from the town centre to Ladymead, will be aware of the changing skyline as the dull, featureless industrial units have been demolished and more stylish housing developments have taken their place.

New apartment blocks in Walnut Tree Close Guildford
Apartments in construction along Walnut Tree Close

It seems that times are changing. No longer do we require industrial units for manufacture and warehousing but more homes for those wanting to step up onto the first rung of the property ladder. Both central and local government have recognised this growing need and therefore provided the required planning permission to enable developers to build the apartment blocks suited to the requirements of young home buyers, while also regenerating the local economy.

It was well known that Guildford was unable to meet its responsibility to have a 5 year supply of housing land so realised it had to build more new homes – 12,426 properties are required between 2015 and 2034 so where will these be built?

One significant location has been Walnut Tree Close. It was the ideal location as brownfield sites became available through the demolition of the former industrial units reducing the need to build on green fields or green belt land.

The area has seen a number of new residential developments being built and completed over recent years, to create a new and attractive residential neighbourhood close to the town centre and mainline railway station. Some developments overlook the River Wey providing an idyllic home away from the town centre.

Changing skyline Walnut Tree Close Guildford
Changing skyline in Walnut Tree Close

The building of apartment blocks has opened up the possibility to rent stylish new apartments all with modern facilities and managed services; and in some cases enable purchasers to qualify for financial assistance through Help to Buy or Shared Ownership schemes, making it easier for them to afford their own home, in a town where affordability was limited yet employment opportunities plentiful.

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.