Guildford Property Market update - October 2019

This month I am taking an in depth review of the local Guildford property market to determine to what degree market and agent sentiment relating to BREXIT has had an affect on stock levels, time on the market plus asking and sales prices.

Here is the video version of the blog.

This is how the market looked in September, 2019.

There is a greater stock of houses in the price range £500,000 to £1,000,000 with 4 bedrooms, whose average asking price was £784,905 compared to other properties for sale. There were slightly more semi-detached houses than detached prices on the market last month too. Might this suggest that owners are wanting to sell in order to upgrade perhaps to a detached property?

Property stock - what is available?
Compared to 12 month's ago the housing stock has definitely decreased, by as much as 30%. This was especially so for flats (31%) and terraced houses (27%).

Asking prices
If you have found a house that you would like to buy does it represent good value for money? Comparing it with the prices in the tables below will help you to determine if this is the case.

Asking prices have increased for all properties overall by 6%, though flats were the only specific property type to see an increase. They increased by 10% with vendors selling all other property types asking for the same, or less than they were 12 month's ago.

What is selling quickest so where is the demand?
There were 412 properties on the market, in Guildford, over the last 90 days, taking on average 135 days to sell although as many as half of these properties took less than 64 days to sell. Those properties between asking prices of £400,000-500,000 typically spent less time on the market than properties in all other price ranges, once again suggesting that this might be the "sweet spot" regarding affordability.

Three and four bedroom houses tended to take less time than other property sizes. This applied to semi-detached properties especially suggesting a higher demand for 3/4 bedroom semi-detached houses in the £400-500,000 price range.

The time vendors left their properties on the market, when unsold compared to 12 month's ago, seems to have increased suggesting they were prepared to wait longer to secure a sale. This applied especially to vendors selling semi-detached properties.

Sales prices - are these going up or down?
House buyers want to know if prices are decreasing to determine whether it will be wise to wait in the hope that prices will continue to fall; or if prices are increasing sellers are typically waiting to sell their home in the expectation that they may be able to realise more for it and therefore move to a larger home later on.

When comparing the most recent sales prices available, in July 2019 with those 12 month's ago these have all increased, except for flats which fell by 5%. Semi-detached showed the highest sales price increase at 9%.

No of properties sold - are properties selling?
There were dramatically fewer sales in July 2019 compared to July 2018. Semi-detached house sales fell by a substantial 63%, detached house sales by 37% and flats by 35%.

In conclusion the market does appear to have slowed, whether this is down to people's uncertainty about the future of the property market due to political reasons, or not. However people are still managing to buy and sell property, even though it may be taking longer to secure a purchase as there is no doubt some have to move, when life changes for them.

If vendors demand they sell for the highest price, and in the shortest time possible then the only way to achieve this is by pricing their property at a realistic price; presenting it so that it becomes desirable to their market; and by creating an effective marketing strategy.

Receive 5 fresh ideas to achieve this by making contact today.

If you would like 5 fresh ideas on how to sell your property call 01483 320207 or email richard.hodgson@newman.uk.com

In the meantime why not visit https://instantvaluation.newman.uk.com/ to perform an online valuation for your home to discover how much it might be worth in today's market.

All these stats are available at https://www.home.co.uk/guides/house_prices.htm?location=guildford

Delightful property on corner plot with potential to extend

Located in a quiet close but within a short distance of Merrow village and local schools, including St Peters Catholic and George Abbot this property has the potential to become a desirable family residence.

Having lived in the property for over 40 years with little change except for the addition of a conservatory and double glazing there is scope for some modernisation work and the opportunity to extend (subject to planning approval) into the garden which is a corner plot, to make it into a delightful family residence in a desirable area.

There are several larger 5 bedroom properties valued at the £1m+ mark to confirm that this will be a viable proposition. This is why I like this particular property.

Property with potential to modernise and extend

For those who enjoy the game of golf, Guildford Golf Club is just across the Epsom Road.

The price was recently reduced so there will be a surge in demand for this property so why not contact our friends, at Hill Clements, to arrange a viewing before the property sells?
https://www.rightmove.co.uk/property-for-sale/property-72108418.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

In the meantime why not visit https://instantvaluation.newman.uk.com/ to perform an online valuation for your home to discover how much it might be worth in today's market.

The writing is on the wall ... in Guildford

Prefer to watch the video?

People have always wondered to what extent having a blue plaque adds value to a property. To be awarded an official English Heritage plaque, the proposed recipient must have died at least 20 years ago.

Britain's blue plaques celebrated their 150th anniversary in 2016. Most are handmade in Cornwall by the Ashworth family. Frank and Sue are highly skilled artisan craftspeople who have been making the plaques since 1984. Using special tools, clays and glazes they have made plaques to celebrate the lives of Jimi Hendrix, John Lennon and Alfred Hitchcock.

While most plaques are found on London homes, Guildford is fortunate to lay claim to having several notable figures living in the town who have lived in properties now adorned by a blue plaque. One of these was Alan Turing, recently commemorated on the new £50 banknote.

Alan Turing, the mathematician, computer pioneer and code breaker, was largely responsible for the modern computer and helped to crack German codes while working at Bletchley Park during the Second World War.

Alan Turing, the founder of computer science

The inscription found on the plaque at 22 Ennismore Avenue, Guildford states that this was “the family home of Alan M Turing (1912-1954) founder of computer science”.

Turing was aged 15 when his family took up residence in Guildford. Alan Turing’s parents moved to Guildford in 1927 when they bought number 8 Ennismore Avenue, off London Road, opposite Stoke Park, following his father’s retirement in 1927. When further houses were built in the avenue, all the homes were re-numbered so number 8 became number 22.

Although away at school for long periods of time, Guildford gave Alan his first proper home allowing him to join the family for long walks in Stoke Park and on the North Downs. Alan developed an interest in astronomy spending many hours at his Guildford home star gazing up and drawing the night sky. He continued to visit the family home whilst he was at university, in Cambridge.

The plaque was unveiled in July 1988 by the actor Derek Jacobi, who had appeared as Alan Turing in the play "Breaking the Code" which premiered at Guildford’s Yvonne Arnaud Theatre.

Having mentioned Yvonne Arnaud, Germaine Yvonne Arnaud (20 December 1890 – 20 September 1958) was a French-born pianist, singer and actress. She had dramatic roles and made films in the UK during the 1930s and 1940s, and continued to act into the 1950s. The Yvonne Arnaud Theatre was named in her memory, when it opened in 1965.

Yvonne Arnaud, the singer and actress celebrated by the local theatre

She lived at 35, London Road, Guildford for the last two years of her life. Her ashes were scattered in St. Martha's churchyard on St. Martha's Hill and there is a memorial to her in the church grounds.

Daphne Frances Jackson, OBE was an academic. She lived at 5 St Omer Road from 1972 until her death in 1991.

The home of Daphne Frances Jackson, O.B.E.

Although a nuclear physicist she actually rose to fame when she became the first female physics professor in the UK, having been appointed by the University of Surrey, at the age of 34. She eventually became Dean of the university.

Lewis Carroll was one of several authors recognised for living in Guildford. Lewis Carroll lived 1832-1898 and was best-known for the nonsense children's classics "Alice's Adventures in Wonderland" and "Through the Looking Glass".

Lewis Carroll (or the Reverend Charles Lutwidge Dodgson as he was really known) moved the Dodgson family to Guildford and into The Chestnuts, near the castle ruins, in 1868.  He was constantly in Guildford to visit and wrote the second Alice book, "Through the Looking Glass", on one of these stays in 1871.

He died in 1898 and after a funeral service at St Mary's Church was buried in the cemetery on The Mount - where his grave and the memorial cross erected by his brothers and sisters can be seen. 

Lewis Carroll's home "The Chestnuts", Castle Hill

While there was a plaque to celebrate his home in Guildford, installed on one of the entrance pillars to the driveway, this was not an official one and has since been removed.

However there are two pieces of public art dedicated to the author in the town. These are a statue of Alice and a rabbit disappearing down a hole by the river, and a metalwork of Alice going through the looking glass in the castle grounds.

Alice in Wonderland

Alice Through the Looking Glass

Another famous author to be born in Guildford was the humourist P. G. Wodehouse. He was born on October 15th 1881 and lived at 59 Epsom Road, now converted into flats.

An unofficial plaque to celebrate PG Woodhouse, living in Guildford

He was the third son of a British magistrate based in Hong Kong, so his parents in fact lived in Hong Kong. However his mother was visiting her Sister in Guildford when he was born prematurely. He was then baptised at St Nicolas' Church in the town centre, with the first names Pelham Grenville.

Wodehouse wrote more than 70 novels and 200 short stories, creating numerous much-loved characters including the inimitable Jeeves and Wooster.

George Bernard Shaw was another Surrey resident having lived in Hindhead and then at Piccard’s Cottage located to the west of Guildford in Sandy Lane, between 1900 and 1902. Built in 1878, the house was converted into two houses (Piccard’s Rough and Piccard’s Wood) in 1958 but the blue plaque remains on view from the road.

George Bernard Shaw lived at Piccards Cottage for two years

It is in no doubt that blue plaques add prestige and historical interest to a property. They are cherished by their current owners, knowing that their home was once lived in by a well-known Guildford celebrity. Whether they add value to a property is not known, as those properties that remain as they were when occupied by their famous residents, have not been sold for many years and so there are no sales records on the Land Registry.

Having said this the properties tend to be large homes set in attractive locations so will increase in value over time, as the Zoopla figures suggest.

If you would like to talk to us about the Guildford property market and prices please feel free to call me on 01483 320207 or go to https://instantvaluation.newman.uk.com/ to discover how much your property is worth today.

Anyone for tennis?

I love this house as it is tucked away on a small development of just three properties in a driveway off one of the most desirable roads in this area, situated off Epsom Road.

It is therefore just a short distance away from London Road station and the town centre. The house is ideally suited to families whose children have been accepted entrance to Tormead and Lanesborough private schools, which are on the door step; and for tennis players wanting to play at the popular Pit Farm tennis club located around the corner.

This is a substantial 5 bed executive modern home comprising a master bedroom with 2 dressing rooms, shower room and bathroom; plus 4 additional bedrooms; an open plan kitchen, breakfast area, dining area and sitting room; and sauna, all located over three floors. There is a self-contained annexe with bedroom, kitchenette and shower room too.

The house is being marketed by our friends House, based in Cranleigh. Further details are available at:- https://www.rightmove.co.uk/property-for-sale/property-63817464.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

In the meantime why not visit https://instantvaluation.newman.uk.com/ to perform an online valuation for your home to discover how much it might be worth in today's market.

Do detached properties in Burpham make good investments for Buy to Let?

Several property owners in Burpham have placed their properties on the market to sell, to allow them to move on. In several instances they have not sold, so they have decided to put the property on the rental market until they believe the current uncertainty in the market improves, to have a better chance of selling their home.

One of these property owners approached me to seek my advice on what they sort of return they might expect for their detached property in Great Oaks Park.

Great Oaks Park has some excellent properties for sale and rental

We therefore discussed two matters. Would it be worth keeping the property but using it as investment rather than a residential home? Secondly, how is the rental market performing in Burpham and therefore how much rental income might they earn, in order to cover their mortgage payments plus deliver a reasonable rate of return.

Firstly, we found that 335 detached houses have changed hands in Burpham since the year 1996.

Property values in Burpham have risen on average by around 463% over the last 23 years, but most detached properties in Burpham have beaten that rise.

When we look back to 1996, a three bedroomed detached property in Great Oaks Park sold for £124,000 in January, 1996 but was sold again for £640,000 in August 2014. This is an increase of 516%. A similar property has sold this year for £725,000 which equates to a current increase of 584%.

With excellent capital growth you would expect yields to be comparatively lower, but most four bedroom properties in the vicinity of Great Oaks Park achieve rents of £2,750 to £3,000 per month. This means annual yields can be around an attractive 5%!

It therefore confirms that "yes" property is always worth keeping for the long term, as an investment property, especially in Burpham, Guildford because a capital gain is always likely.

Rental values are likely to increase in Burpham

Secondly, the rental market in Burpham continues to thrive as the area is in the catchment area of excellent schools such as George Abbott. There is a parade of local shops and two supermarkets plus great access to the A3 trunk road between London and Portsmouth. This means that there will always be excellent demand for property in the village.

Rental prices are likely to increase as there are very few 4 bed houses in the area available to rent to satisfy the market demand in this area. Rental income will therefore continue to increase yet costs will remain low, assuming interest rates charged on mortgages stay low.

If you would like to talk to us about the Guildford property market and prices please feel free to call me on 01483 320207 or go to https://instantvaluation.newman.uk.com/ to discover how much your property is worth today.

A rare opportunity in Onslow Village

These properties do not come up to often but when they do they provide a great opportunity for either a new owner, or a developer, to bring them up to a modern standard in order to reflect their personality onto the property. This is why I like this property.

Character property in need of modernisation

This is a three bedroom, 1930's, character, semi-detached house with views across to Guildford Cathedral. It has a garage which could be replaced by a 2 storey extension, subject to planning permission, and is located in the very popular and sought after area of Onslow Village. This was not only designed as a garden village and has therefore its own unique styling but it is conveniently located for the mainline railway station, Surrey University, the Royal Surrey County Hospital and the town centre.

This 3 bed house is being marketed at a price that compares favourably to neighbouring property values, by our friends at Surrey & Hampshire, in Godalming so why not contact them to arrange a viewing now? https://www.rightmove.co.uk/property-for-sale/property-63509145.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

In the meantime why not visit https://instantvaluation.newman.uk.com/ to perform an online valuation for your home to discover how much it might be worth in today's market.

Realise the benefits of having your property re-valued every 6 months

We all know getting your home valued at different points in your life is important. This is especially important if you are trying to sell or are planning to sell in the future, but most people don’t realise you need to re-value every 6 months or so, to really reap the benefits.

The market can change quickly
The valuation you arranged is unlikely to be accurate if more than 6 months old, because the market (which tends to determine the value of your home) changes all the time. If you plan to move, or want to know the latest trends occurring in the local property market, to make an informed decision, it’s time to get a new valuation.

Guildford has gained from a 200% growth in property values over the last 20 years.

To build equity
If you haven’t arranged to have a valuation done for a while, you may discover that the increase in your property value over recent years, has created enough equity for a deposit on another property. This does not suggest you leverage yourself to the hilt, but it is useful to know how much equity you possess, particularly if you have considered moving, or are thinking of purchasing a property as an investment.

Are you considering some major renovations?
If you are, it’s also a good idea to get a property valuation to work out whether or not you might be over-capitalising your property. If you find a good valuer or estate agent, they should also be able to advise you on what kind of extension or refurbishments will add value to properties in your area, if you have thoughts of adding value to your property before moving in the long-term.

Making renovations to your home because it’s something you really want – like a walk-in wardrobe - is all well and good, but it might be an idea to keep in mind the potential resale value of your property before you proceed. For example, making a walk in wardrobe out of a third bedroom could detract, rather than add, to the value of your property if you live in an area where demographics are weighted towards families.

Maximise your war chest but do not over-capitalise your home compared to others in the area

Re-mortgaging your property
A preliminary valuation will help you work out what percentage of your property you own, and whether you can get a better deal. If your mortgage is up for renewal, you should definitely know the value of your home to give to your mortgage provider; and to support you in your negotiations to achieve a favourable mortgage and repayment terms. They will double-check the value, so ensure you get a professional valuer, to provide a more accurate figure.

So, act now. Get your new home valued to stay informed and up to date with your options.

Family living at a reasonable price close to town centre

This property provides a reasonably sized home for the advertised price so would make an ideal home for a young family. There are three bedrooms with two reception rooms and is located within a stone's throw of London Road railway station and the town centre yet has the luxury of a car parking space.

It would make an ideal investment property as well, returning around 4% gross yield if the rent charged for a single let was pitched at around £1,500 pcm. This is why I like this particular property.

Family house close to Guildford town centre

This 3 bed house is being marketed by our friends at Bourne Estate Agents so why not contact them to arrange a viewing now - https://www.rightmove.co.uk/property-for-sale/property-65673382.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

In the meantime why not visit https://instantvaluation.newman.uk.com/ to perform an online valuation for your home to discover how much it might be worth in today's market.

Detached house with potential to modernise

Located in a quiet close within a short distance of Merrow village and local schools, including St Peters Catholic and George Abbot, this property has the potential to become a desirable family residence.

Having lived in the property for over 40 years making little change except for the addition of a conservatory and double glazing there is scope for modernisation work and the opportunity to extend (subject to planning approval) into the garden which is a corner plot. This will make the property a delightful family residence, located in a desirable area.

3 bed house in need of modernisation located in a desirable area

There are several larger 5 bedroom properties valued at the £1m+ mark located in this road to suggest that this will be a viable proposition. This is why I like this particular property.

For those who enjoy the game of golf, Guildford Golf Club is just across the Epsom Road.

The price was recently reduced so there will be a surge in demand for this property so why not contact our friends, at Hill Clements now to arrange a viewing before the property sells?
https://www.rightmove.co.uk/property-for-sale/property-72108418.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

In the meantime why not visit https://instantvaluation.newman.uk.com/ to perform an online valuation for your home to discover how much it might be worth in today's market.

How can you find a good property deal in Guildford?

I was talking to a developer the other day, when he suggested that there were no property bargains for him to buy in Guildford. Here is what I discovered recently about finding bargains that I had discovered over the last few months.

A 2 bed bungalow in Gateways sold last May for £525,000. In July 2016, the property had previously sold for £575,000, a drop in value of 8.7%!

Having purchased the property at a reasonable price and realising that the average price of property in this road is £1,120,750 a developer would have had the opportunity to profit from their investment.

This road comprises mostly detached 4/5 bedroom homes so the buyer would have the scope to increase the size of this property. While the property would not lend itself to being converted into a house it did at least have sufficient garden room to allow for the floor space to be increased subject to planning permission, and by modernising the bungalow increase its value to resell the property at a higher price.

On the other hand another property in Harvey Road sold for £1,622,500 in May this year. This represented a substantial increase of 63% since it was last sold for £995,000 nearly 4 year's ago, in November 2015.

This increase in price was realised by using a cleverly designed plan to maximise the use of space throughout. This home is now an impressive refurbished and remodelled six bedroom detached family home. The property has been extended to provide an additional 100 sqm. There is a new and substantial kitchen and breakfast area plus two additional bedrooms including one further ensuite bathroom.

The prime area of Harvey Road is situated above the High Street so is very close to the town centre, in addition to providing beautiful far reaching views across Surrey and Berkshire on the horizon. Harvey Road is also close to Pewley Downs providing access to miles of lovely walking and riding countryside with many footpaths and bridleways. The Royal Grammar School for boys is located in the Upper High Street not far away; and a short walk to The High School for girls.

This just goes to prove that a property does not necessarily have to be purchased at a discount in order to realise a healthy return on one's investment, However understanding your market and creating a high specification to meet the expectations of your buyer, ideally wanting to live in a lovely house close to the town centre, does help.

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.

Guildford v Jacobs Well

While speaking with a number of house owners in Jacobs Well recently it appeared that they had moved away from Guildford town centre to enjoy living in larger properties but comparatively less expensive.

This made me wonder what are the actual figures and is Jacobs Well definitely a place to be considered as a potentially cheaper home?

Jacobs Well has a population of just 1,171 and is situated on the northern edge of town surrounded by woods and not far from the River Wey and Sutton Green (the former home of John Paul Getty, the billionaire). There is a small shopping parade in one of the residential roads and the centre of all social activities is the village hall.

Having previously lived in terraced properties these house owners would have sold their 2 bed semi detached properties, in Guildford, for around £424,900 whilst their new 3 bed semi-detached bungalow in Jacobs Well could be acquired for a £400,000, or slightly less, so was around 5% less expensive.

If they were to return to Guildford town centre to purchase a 3 bed semi-detached house in the area where they had previously lived this would typically cost £550,000, considerably more than their new bungalow in Jacobs Well.

So it seems that while the house owners might have saved a little by purchasing in Jacobs Well, it is really the comparative saving they have made by acquiring a property with 3 bedrooms rather than their existing 2 bedrooms, that has saved them money. More importantly they now enjoy the country life and the benefits that this has brought to 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.

Guildford Property Market update - September 2019

For this month's Guildford property market update I have taken a look at the latest figures available to indicate the state of the nation, as the housing market continues to be influenced very much by national issues such as BREXIT and what possible affects the new PM and his policies will have on the property market, both locally and nationally.

Wages rose 3.9% in the three months to June, the highest rate of growth since 2008 according to new figures released by the Office for National Statistics. Wage growth continues to outstrip inflation, 1.9% in June, the same as in May and down 0.1% on April.

GDP contracted in the second quarter of 2019. This is the first time there has been a fall since 2012. Manufacturing output and construction both fell, and the trade deficit narrowed, following a sharp rise at the beginning of 2019, coinciding with the UK's original departure date from the EU.

UK employment remains at its highest level since 1971. The ONS report 32.76 million people aged 16-64 were in employment in the three months to the end of June. The number of self-employed part-timers has increased to over 1.5 million, more than double 25 years ago.

HMRC reported house sale transaction levels in July were 12.4% below the same month a year ago. It is worth pointing out that the June 2019 figure has just been revised from a 16.5% fall to a 4.7% fall. It is likely that the July fall is not as substantial as is being currently reported.

Nationally there were 7.8% fewer homes for sale in June compared to a year ago, according to Rightmove, with sales volumes 4.6% lower to date in 2019. With demand levels starting to stabilise, the RICS expect some improvement in sales rates at the national level over the next 12 months.

The latest RICS Residential Market Survey suggests market demand is beginning to stabilise. In July demand levels increased for the second month running, following consecutive months of decline since July 2018.

The low interest rate and greater availability of mortgage products might have influenced the number of mortgage approvals. These rose slightly in June to 66,440, above the 60,000 projected in the May Bank of England inflation report. Although buyer interest remains, the average time to find a buyer in July, was 62 days, the longest since July 2013, according to Rightmove.

The latest data available at The Land Registry states the average house price in the UK is £230,292. Property prices have risen by 0.7% compared to the previous month, and risen by 0.9% compared to the previous year.

How does the local Guildford property market compare?

Average property selling prices have continued to increase but only marginally at 2% overall, over the last 12 months.

Most vendors I speak with have been concerned, for whatever reason, that their properties have been taking longer to sell. Current figures suggest the following number of days are taken for homes within a 3 mile radius of the centre of Guildford, to sell.

The number of properties sold in the most recent month for which data is available, compared to the same month last year, has reduced dramatically. Some say this is due to a reduction in the level of seller and buyer confidence due to the current state of the nation so vendors are delaying their decision to move; or extending their homes rather than move to a larger property.

Currently their are 557 homes for sale in the Guildford area with 48 having been added in the last 14 days with an average asking price of £556,692. However a substantial number of property listings have also been removed from Rightmove over the last week suggesting that properties are being sold, even after months of delay.

Source: home.co.uk

Considering the uncertainty the Country has been through in the last three years with the ‘B’ word issue, stock levels and the increase in time to sell might be of concern but as prices are still moving up, albeit by only a small overall percentage, the underlying resilience of the local market does remain strong, as suggested by the long term price increases that Guildford has experienced.

Now looking forward towards the end of the year .. how will Guildford house values change under the new Prime Minister?

Boris Johnson and Brexit are short-term distractions from the long-term issues of the UK property market. Until we start building at least 300,000 properties a year to meet the demand for UK property, demand will always outstrip supply, meaning irrespective of short-term fluctuations that may or may not be caused by domestic and world events, prices will always in the medium to long term remain stable and increase.

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 offers open access to the orangery

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.

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.

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.

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.

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 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.

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.

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.

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 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.

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.

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

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.

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.

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.

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.

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.

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.

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.

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