This month I am taking a look at the current market plus the weeks leading up to Christmas and the New Year. There is some good news too for homeowners with properties currently for sale.
Rightmove have just published their monthly House Price Index. This provides some encouraging news. When comparing today's housing market with the market a year ago the figure for the number of sellers is down by 13.5% due to the unsettling nature of the market putting off speculative sellers. Meanwhile buyers seem just as determined to buy so the number of sales remain virtually unchanged compared to the same time last year.
The number of sales falling through is also at its lowest since 2015 possibly because there are fewer speculative sellers currently on the market. This means that the more determined sellers have less competition for their property from other sellers. Buyers also have less negotiation power, now they fewer properties available to them so sellers should realise a sales price closer to their asking price.
The current market is price sensitive due to the uncertainty around BREXIT and the upcoming General Election. There is some thought that now is therefore a great time for sellers to prepare their property for listing in preparation for selling early in the New Year. Many sellers make plans during the Christmas break for the New Year. These often include selling their current home to move on in their life.
Taking the initial steps required to list a property now, rather than in the New Year will ensure sellers not only take advantage of the lack of speculative sellers but also benefit from a possible pent-up demand leading to a price rise, due to the General Election result and hopefully, a final decision being made on BREXIT.
This is why there is good news for current sellers willing to consider re-listing their home in order to attract new and more committed buyers.
And now for an update on the Guildford property market ....
Guildford has fallen in line with the conclusions arrived at in the Rightmove report. Property stock fell again in October with overall stock levels falling fractionally.
Asking prices for Guildford property have decreased up to 1% during the past month but sales prices for all property types increased slightly, with the exception of semi-detached properties. This might be because the asking prices were a little higher at the time these properties first came onto the market, typically during the Summer period.
Properties were on the market, for an average of 147 days rather than 157 in October 2019. Three bedroom houses and properties between asking prices of £500,000-1,000,000 typically spent less time on the market than properties in all other price ranges.
As we approach the end of the year the market does appear to be slowing down, as suggested by the Rightmove report. However there do remain signs of potential sales growth as buyers stay on the market and now that the General Election has been called, now really is a good time to consider listing your property.
See you again soon for next month's property update.
To request a copy of the Rightmove Price Index report please email richard.hodgson@newman.uk.com or call 01483 320207
If you are in your twenties, or possibly thirties, or you have children of this age then you are probably giving considerable thought to the idea of buying a home for first time buyers. Hopefully you have reached the stage where you are settled in your work and have been saving up for a deposit to consider affording a home.
Whether you are wanting to extricate yourself from your parents house or are tired of renting and paying off someone else's mortgage, especially if you are sharing with others, it's hard not to dream about finding a property to call your own.
The next thought you probably have is will this be possible in Surrey, especially as it has a reputation for property prices that might not be affordable? If you've searched online it can be depressing looking through the many million pound houses for sale around Surrey but as a first-time buyer you're certainly not alone in that respect.
First-time buyers made up more than a third (36%) of all property purchases in 2018, according to Zoopla. These numbers are up by 85%, from 2010.
So, how does Surrey hold up against the national average of a first-time buyer home?
Typical asking prices in Surrey
The national average price for a first-time buyer home purchase is £220,000 so, of course, you would expect to pay more in Surrey. However, if you manage to set your expectations at a realistic level by looking to buy a starter property like a studio or one bed flat, research suggests that studio apartments can be found for as little as £100,000, in Sunbury-on-Thames and Farnham.
More realistically, the average asking price for a one bedroom flat in Surrey, is currently around the £200,000 though this is likely to be located in less desirable areas of the county.
If your desire is to live in Guildford, a studio flat can be found for as little as £150,000 with the average asking price for a one bed flat at around £265,000, only a little higher than the national average.
The facts
Thirty-three is the typical average age of a first-time buyer in the UK, according to the Government’s most recent English Housing Survey (2017/18).
Twenty-nine is the current average number of years for a first-time buyer mortgage term and therefore four years more than the more traditional 25 years recorded just a decade ago.
The average earnings for those living in Guildford is £26,481 so the price earnings figure for those wanting to afford a flat for £265,000 will be 10 times. This is a useful calculation to make when comparing the affordability of one area with another.
Opportunities to reduce your purchase price
There will be instances where a property may be reduced in price because it is not selling (for whatever reason) or where there is work, or modernisation required, so the price can be negotiated downwards to allow a contribution towards the building costs.
There may be the opportunity to purchase a property at a lower price through an auction; or even from the local council, if it is empty and has no proven owner.
However these properties are unlikely to be mortgageable so may need a substantial cash input. In these instances it is always wise to consult with a mortgage broker experienced in funding investment properties.
While Surrey property does cost more doing one's research should unearth more affordable properties. If a first time buyer does manage to get onto the first rung of the property ladder they will potentially realise a capital gain over future years, and if so, this equity will gradually allow them to upscale so you never know, they may even be able to afford the home of their dreams one day to prove that dreams really can come true.
One of the most frequent questions asked by those starting out in the world of property investment is "when is the best time to start investing?" The response from experienced investors tends to be "10 year's ago". I suppose this is based on the assumption that properties are assumed to double in price every 10 years. The secondary response is "and if not 10 year's ago, the answer is now!"
How are landlord's properties performing?
One of my more established landlord friends has been investing for 10 years so was interested in discussing how his investments in Markenfield Road had performed during this period. I suggested we look at both the sale prices and rental figures achieved for properties in the street during this time. Then we could determine how the gross yield had changed as a result of these price changes.
Markenfield Road
This is a well established street situated opposite the cricket pitch, where Surrey County Cricket Club have played in the past. This pitch is also home to the annual Guildford beer festival. The street is located within a 10 minute walk of Guildford town centre The properties in this street were built in Edwardian times, all to a similar design. Most comprise of 2 reception rooms, a kitchen and three bedrooms plus bathroom. Many have been extended by moving into the cellar or up into the loft to provide an extra bedroom plus bathroom. Several houses have been extended out to the rear to provide a larger and more modern kitchen.
Ownership status
The last census suggests that half the properties in the road are owner occupied and approximately a quarter are privately rented, so is popular with landlords. In fact one sixth of properties are occupied by more than 3 people suggesting that they are multi-lets. The majority of owner occupiers are in professional or managerial roles, between the age of 30 and 44 with many being single. The number of degree educated people living here is also greater than the average number in streets local to Markenfield Road. This might have something to do with the proximity of the bars and restaurants in the town centre plus The Stoke Pub and Kings Head pub, at the top of the road.
The figures
Returning to the figures the average value of a typical 3 bed semi terraced house on Markenfield Road was £245,250 in 2005. This figure had risen sharply to £360,395 by 2007 but dropped back to £335,950 for two years before recovering in 2010. Prices have continued to rise with the average value now standing at £469,900. A house in the street has recently sold for £524,950, a 214% increase in 14 years. Then the landlord stated that the rents he had achieved on Markenfield Road seemed to be fairly stable over the ten years. In 2005 the average rent was £1,535 per month but is now between £1,695 and £1,850, dependent on the size and quality of the accommodation provided so rents have risen by just 10-20%. This is all great news for the landlord because his investment back in 2005 would have achieved a gross yield of 8% and now that rents have increased he is achieving 8.3% where as a landlord investing at today's current prices in Markenfield Road would achieve a gross yield of only 4% i.e.50% less. If the new landlord were to rent out to sharers he might increase his gross yield to 5.5%.
The answer
It therefore seems that the maxim that states the best time to start investing was 10 year's ago is therefore true. Just imagine what the yield would have been if one had invested (say) 50 years! If you would like to have a chat regarding property prices in a specific street and how they compare with prices elsewhere in Guildford or to just talk about investment opportunities in general your call will always be welcome. Phone 01483 320207 or email richard.hodgson@newman.uk.com
There are three main principles that are most effective when selling a home. These are presentation, marketing and pricing.
The decisions that house sellers make around these principles can significantly influence the chance to sell their home above or below market value. How you prepare your home for viewers and hiring the right estate agent to market your home will not only ensure your property is sold sooner but can potentially add thousands of pounds to its value and sale price.
Presentation
Declutter
Get rid of all the excess stuff that you have accumulated over the years, using the garage or your loft to store bulkier items or better still perhaps store it at friend's or family's houses, for the short term.
Potential buyers should not need to use their imagination to realise what the property might look like if they were living there themselves. Make it easy for them to see the most of the fantastic living space you are offering. Ideally storage spaces and garages should be empty or well organized to emphasize their practicality to potential buyers.
Touch up
Give your walls and ceilings a fresh coat of neutral paint to make your home appear lighter and more spacious. This will enable viewers to gain a quick impression of how they could adapt the rooms to their needs and tastes. It will also make it easier for the buyers to move straight into your home and to use the rooms immediately, than if the walls are painted in loud colours or are too dark.
You want to create a great first impression from the garden gate to the front door and to create a memorable experience and lasting impression that moves a viewer towards becoming a buyer.
Fix and clean
Make any minor repairs to any damaged items that you might have been putting off. For example, fill holes in walls, repair cracked tiles, replace missing doorknobs and worn or stained carpets.
The majority of buyers want to be able to move in and without having to make repairs that were left behind. Clean everything until it sparkles. Remove limescale, clean or re-grout tiles. Eliminate bad odours. Hang out fresh towels in the bathroom. How does the garden look?
Perhaps the bushes and shrubs require a trim. Clean patios and decking. Mow the lawn. All these jobs around the house may not directly add value to your property but it will make it more presentable so you are more likely to sell as potential buyers visualize the need for less work and more downtime in future years.
Light and airy
Mirrors make a room look surprisingly bigger and lighter especially in smaller rooms or hallways so have windows cleaned inside and out and replace any broken light bulbs to make the place feel light and airy. Ensure you have lamps on in any dark corners. This will make the property feel bigger and more attractive.
Make your property look better
Plants and flowers add colour, life and light to a room and they smell great. So does that fruit bowl full of different coloured fruits, on your kitchen table or counter.
Cater for all the senses
Bad smells are one of the biggest turn-offs for buyers. Rather than just covering them up fix the source of the smell. Unblock drains, wash out bins, open windows and air the kitchen from old cooking smells. Conversely good smells can make a property feel more enticing.
Marketing
How do you choose the right estate agent?
Choose an agent who can demonstrate the most extensive marketing techniques and tools to attract the highest number of potential buyers. After all more viewers equals more offers which leads to a higher sale price. The photos taken and used need to be professional to showcase your home in the best possible way. Ask agents to show examples of their still images and virtual reality photography. 360-degree viewings are becoming more popular. Floor plans are a must.
One very important marketing tool is that is becoming more popular is video. Ask would-be agents to show you the videos they have recently produced and used to promote or sell other properties. Video is a great way to advertise the lifestyle that living in your home will provide. This will go far beyond the static pictures and imagination required to picture what a home is really like.
In this new age of social media more and more buyers are discovering property for sale on platforms such as Facebook, Instagram and Linkedin. Videos are the new commodity required to sell houses. If a picture paints a thousand words then the video brings a thousand pictures to life.
Showing the property
If you have hired a great estate agent let them show the property to viewers instead of you doing this yourself. It is a part of a professional estate agent's job to know the things to say and what to highlight. A great agent should have the techniques to deal with objections and ability to move viewers towards making offers.
Pricing
On the topic of pricing choose the agent who demonstrates the most experience, research, evidence and facts when it comes to setting the price of your house. Work with the agent who knows the most about your area. There is a wealth of information an agent should show you on the homes for sale nearby that you are currently competing against; plus evidence of sold homes in your area, with size comparisons, as well as their own local results.
Do not simply be impressed by the agent that proposes the highest asking price of your property. The price at which a house is listed is extremely important. Local Rightmove statistics show that over 40% of properties have had their listing price reduced before they sell often due to being overpriced in the first place. Rightmove also demonstrates that if a home does not sell within the first four weeks of being listed the interest level drops, levels out and then often does not sell at all.
Subsequently an agent typically suggests a price reduction to gain further attention. Time is lost when this happens. Would-be buyers see that the price has been reduced and can be forgiven for thinking the home has not sold due to a lack of interest or that there is something wrong with it. This is then often reflected in fewer offers received and when it eventually does sell the price achieved can be less than should have been if the property had been priced correctly at the initial valuation.
If you would like to talk to us about property in Guildford 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.
This spacious property is a 3 bedroom detached house and I like it because it is situated within a 2 minute walk of Guildford's historic High Street. It also retains some period features including an inglenook fireplace and wood beams in the lounge area.
Period features and an inglenook fireplace
Delightful conservatory connects the kitchen to the garden
There is a conservatory that connects the kitchen into the spacious, manicured garden which will be a wonderful retreat after a long day out at work.
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.
This is a modern home built in recent years but has the grandeur of a more established character property from former years. I like it because it is both stylish and practical situated in a curved terrace, built on 3 floors, overlooking a green with spectacular views over towards the town centre and Pewley Downs.
There are 4 bedrooms, 3 bathrooms and a large lounge area with a substantial kitchen with French doors leading out to a spacious conservatory, which then leads out into the garden.
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.
This wonderful railwayman's cottage was built at the time when the railway first came to Guildford and so has considerable character yet it has been completely refurbished, including a new kitchen.
I like it because it is located directly opposite the mainline railway station and so would be ideal for a couple busy commuting up to London and wanting a guest bedroom, or even a nursery if planning to start a family.
The property is semi-detached with 2 reception rooms and 2 bedrooms so would also make an ideal multi-let property for young commuters happy to share. There is an upstairs shower room which is unusual for a property of this type.
For further information please visit https://www.rightmove.co.uk/property-for-sale/property-59400522.html. If you would like to arrange a viewing please contact the agents Winkworths but please hurry as the property has been reduced in price and will therefore prove to be popular.
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.
Local amenities can be a big pull for property buyers, so it helps to know which essentials they would struggle to do without. As a seller, the local area – and, more specifically, the local amenities in your area – are likely to form a key part of a prospective purchaser’s buying decision, which means it pays to be clued-up.
Research carried out recently has sought to shed some light on this very topic. Revealingly, house-hunters still like the reassurance of key local amenities being within walking distance of their homes, despite the increase in online alternatives in recent years.
The survey, which polled 2,088 people, asked respondents the following question: “When looking for a new home… Which, if any, of the following would you need to be within walking distance of your new home (i.e. within a 15-minute walk)?”
Unsurprisingly, a supermarket within walking distance was the most in-demand local essential, with 49% of those surveyed saying they would need a major retailer nearby to consider moving to an area.
Homebuyers were also keen on a local Post Office branch (26%), a train or underground station (25%) and a local pub (23%) being in close proximity.
Despite the rise of online shopping and banking in recent years, many people still like local essentials to be physically available. So much so, only a quarter (25%) of those surveyed said they were not too fussed if no local amenities were situated within a 15 minute walk.
The research also showed a number of differences by gender and age. Women, for example, were more likely than men to need a Post Office and a supermarket close at hand. By contrast, men were more likely to require a pub within a 15-minute walk.
A pub was, in fact, more important for those surveyed than banks, schools and places of worship, but this might have something to do with the demographics involved – including people without young children and those who bank online – and the increasingly secular society we see in the UK.
One of the best pubs in Guildford
Furthermore, the findings highlighted, as expected, the different priorities of millennials (those aged 18-34 years old) and the baby boomers (those aged 55 and above). The over-55s were the most likely demographic to demand a physical bank and Post Office within a 15-minute walk of their new abode.
On the other hand, only 16% of those aged 25-34 years old required a bank nearby. What’s more, only 20% would demand a local Post Office nearby – with millennials less likely to have much call for stamps or the sending of letters and parcels.
The generational divide was also highlighted when it came to the demands for a train or underground station. While only 20% of over-55s saw this as a necessity, 38% of millennials – more likely to be commuting to jobs in town and city centres – said it was a key local amenity, second only to a local supermarket.
Local schools also caused a generational divide. Only 7% of over-55s, a demographic much more unlikely to have young children, required a school close by, in comparison to 28% of 25-34 year olds, an age when many people look to start a family.
While good local amenities are highly desirable, sellers who don’t have all the local essentials outlined above should not despair too much. There will be many other factors that will influence whether a buyer decides to purchase a home – the home itself, the street, and the immediate local area.
And, as the research showed, different people require different things. Some will want a local pub or a high-street branch of a bank; others will want to be close to a Post Office, an outstanding local school, good restaurants/nightlife or excellent transport links.
It’s impossible to be all things to all people, but luckily Guildford has many good local amenities, to shout out about including local supermarkets, several train stations and pubs within the town and out in the local countryside. If buyers know they can shop fairly locally and get to and from work with relative ease, your home is likely to become much more appealing.
It’s very far from a one-size fits all situation when it comes to property, but if you have good local amenities it would be a wise choice to make this a key part of your sales strategy.
If you would like to talk to us about property in Guildford 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.
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 on the property. This is a three bedroom, 1930's, character, semi-detached house with views across to Guildford Cathedral.
Property with potential to extend
I like this property because 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 is conveniently located for the mainline railway station, Surrey University, the Royal Surrey County Hospital and the town centre.
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.
As you go through life you will always find that people are always there to give their advice of opinion whether it's asked for or not. Selling your home is no different. You will discover that suddenly everyone wants to get involved in the process.
Here are six home selling myths uncovered to help you get the most out of the process.
The best time to sell is in the Spring
While homes do sell in Spring they also sell in Summer, Autumn and Winter. The truth may be that people can't be bothered in the Winter so prefer to wait a few weeks until the days are lighter and the weather is brighter. However there is not a best time to sell your home.
You can sell your home by yourself
While estate agent fees may make your toes curl up, going solo can actually be more difficult. There is more to selling a home than just creating a fancy-looking advert. You will also have to arrange viewings; market your home; establish relationships with potential buyers; and filter the offers. Estate agents may get a bad reputation but ultimately they are professionals at selling homes.
Noisy locations are a turn off
Houses near roads and train stations are actually very popular these days as they tend to be close to transport links and buses. In addition to this window glazing is so advanced nowadays that you would rarely hear traffic noise once inside a property.
Upgrades need to involve major works
People massively overspend on DIY projects in the kitchen and bathroom when in reality so long as these rooms are not too outdated and appear clean potential buyers don't care. Simple improvements often provide the best results so tidy up the front garden, recondition the front door and give the living room a fresh lick of paint.
Price your property high and then reduce the price
This is one of the most common mistakes sellers make. If they price their home too low they might leave money on the table but price it too high and you could miss out on offers. Instead of pricing your home with space to negotiate you should price your home at what it is worth.
Make the buyer wait
When you receive an offer you should reply straight away. When a buyer makes an offer that buyer is ready to purchase your home. Moods could change and you don't want to lose a sale because you stalled in replying. Some people believe that waiting to reply puts you as a seller in a better negotiating position but that just isn't the case.
Buying a property is a big decision and can be daunting and confusing but hopefully the confusion between fact and fiction has been solved. If you have any questions please get in touch today.
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.
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
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
