London Property

Is the London property market slowing?

Property Investor LondonWednesday 3rd December was the last McHugh & Co auction of 2014. Focusing on residential property in London this auction gives a good indication of the state of the London property market.

PropVestment attended the auction on the instruction of client’s interested in some of the lots on offer. Here is how it went:

Key observations:

  • Only 50% of the lots sold
  • Development lots sold the best, 5 of the 8 sold, at an average of £1.865m which was on average 55% above the guide price.
  • Houses did not sell well, only 3 of 9 selling, at an average of £499k, on average 17% above guide price. For the ones that did not sell, reserves were not met at an average of 3% above guide price.
  • Flats sold fairly well, 6 out of 10, at an average of 34% over guide price.
  • Lots in Zone 1 & 2 sold well and above guide, however many outside central areas did not sell.
  • Lots sold by councils, or trusts sold well, where as private sellers seemed to keep high reserves.

London property analysis

Developers were hungry for prime development lots in good locations, where there is confidence that final products will sell and where there is potential to achieve higher values. However locations away from prime residence or commercial zones did not fair so well. Some lots were offered by London Borough of Camden, the ones on normal residential streets sold well, but ones in proximity to estates and tower blocks did not. Council are cashing in.

Flats sold well, these are properties that are more affordable and hence there is greater demand.

Luxury houses suffered, where sellers are anticipating very high prices. The irony is that with the Stamp Duty announcement in the Autumn Statment these properties will be less desirable and therefore sellers will not achieve the prices they want.

Another factor that may contribute to slower sales is the up coming holiday season, with many auction lots requiring 4 week completions it is not desirable or possible to complete. Auction purchases require greater legal scrutiny and finance is still difficult.

For advise, appraisals or general consultancy on London property feel free to get in touch: info@PropVestment.com

London Property

 Note: PropVestment only attended the first 30 lots on offer, data is from first hand observation, although we aim to provide accurate information this information is not verified with McHugh and Co.
Allsop Residential Property Auction February 2013

Allsop Residential Property Auction – February 2013

Interesting observations from property auction

Allsop Residential Property Auction February 2013

This Valentine’s day, Thursday 14th February we attend the Allsop Residential Property Auction in London’s Cumberland Hotel. Never have we seen such a packed out property auction room, it is not a small venue however felt more like a cattle market.

As usual we will bring you some facts of what sold and what did  not sell in the property auction, as well as what properties were bargains and what were bank busters.

Key observations include the expected high priced sales in London in particular in area such as Kensington, Chelsea and Fulham. Properties in North of England did not sell well with most of those present in the auction purely focused on London property. Finally a surprise observation was that of ground rents. These seem to be longer term but much more secure investments, with the bonus potential when it comes to extension or other approvals.

There were many regulated tenancies, therefore sold much below the vacant value of such properties. There was a great deal of lots that were for the unconventional investor.

Property Auction: The numbers!

The Allsop Residential Property Auction featured 288 lots, therefore it was not possible for PropVestment to stay for all. We stuck around until Lot 87, which really meant 72 active lots, with 19 withdrawn or sold prior.

  • Out of 72 lots, 56 sold with 16 where the Reserve was not met. 78% Success
  • Average highest bid was £287k but the average selling price was £237k.   Average unsold lot highest bid was £459k. This shows that the higher value lots struggled, with sellers keeping higher reserves.
  • Average sold lot was 27% higher price than the guide. Where as the average reserve not met lot was 3% under guide.

Residential Property Auction Bargains

  • Lot 61 – 3rd Floor 3 Bed Duplex Maisonette in W13, London, Rent on AST at £22k – Sold for £150k ….almost 15% rental yield…. 98 years lease left
  • Lot 76 – Freehold Public house in Wiltshire with a 9 year commercial lease at £24k rising to £25,880. Sold for £180k…. 14.4% Yield…pays for itself in under 7 years

Residential Property Auction Bank Busters

  • Lot 32 – £1300 Ground rent investment, Sold for £54k, and the leases are 124 years to run, only 2.4% yield
  • Lot 23 & 24 – Ground rent investment in South Kensington, £2k  and £2.4k per annum respective and went for £235k and £460k respectively. However there were flats in the buildings with under 25 years lease left. So the value is instilled with these rather than the ground rent income.
  • Lot 53 – Commercial with 11 years lease, and flat on regulated tenancy in Dorset. Sold for £181k, currently yielding 6%

Upcoming Property Auction’s PropVestment will attend:

Barnett Ross: Thursday, 28th February 2013 12 noon Catalogue now online
Radisson Blu Portman Hotel, 22 Portman Square, London W1H 7BG

Salter McGuiness: Tuesday, 5th March 2013 1330 Catalogue now online
Quality Hotel, Empire Way, Wembley, HA9 0NH

Next Allsop Residential Property Auction Catalogue

Property Auction Final Say

Property auctions still seem like a great place to sell, especially if the property you own is not finance friendly. Meaning that traditional buyers will falter at a mortgage stage. There is a lot of auction activity at the large auctions but there is a massive bias to London.

PropVestment can help you vet potential investments and guide you to make the right choices for selling or buying property in auction. The property market is changing and you need to be fully informed prior to any decision.

Call us today for a chat: 07960 344 399

Previous Auction articles can be found in the Auctions section.

Official Allsop Results

Allsop Residential Property Auction Feb 2013 results

 

Acuitus Commercial Auction

Commercial Investors getting high yields: Acuitus Commercial Auction

Property Investors get over 10% yield at Commercial Auction

Acuitus Commercial AuctionOn Thursday 18th October 2012, PropVestment attended the Acuitus Commercial Real Estate Auction in The Millennium Hotel in Grosvenor Square, London. We were present with a client interested in a couple lots, that unfortunately were outbid. However the observations told an interesting tale about the UK commercial property sector in particular the expectations of investors.
The first observation was that there was twice as many people as there were seats, leaving us to stand. This shows that the number even took the auctioneers and the hosts by surprise.

Although there were over 50 lots on offer, we could only stay to see the first 30 on offer.
Out of which 22 sold with 8 Reserve Not Met,  a success rate of 73%, much higher than other recent residential auctions we have attended.

Read more

Property Investor London

London Property Market: McHugh & Co Auction October 2012

London Property market is active but tentative.
Investors want the right deal.

London Property MarketOn Wednesday 10th October, PropVestment attended the McHugh & Co Auction in London’s BAFTA with a client and prospective bidder. We observed some interesting trends from the lots and bidders.

There were a total of 32 lots, however only 19 were sold on the day or prior. So there was only 59% success rate. This shows that where sellers are keeping prices too high and investors are smart enough to hold back. This is contrast to a year ago when it seemed that almost anything was selling in the auctions. PropVestment wrote that auctions were for selling rather than buying. 

Read more

Barnett Ross Auction

Development projects selling well: Observations from Barnett Ross Auction

Results from Barnett Ross Auction July 2012

On Tuesday 17th July 2012 PropVestment attended the 60th Barnett Ross Auction in London, to find that the UK property market shows mixed feelings, with development projects selling very well.

  • Buyers demand high yields

  • Sellers demand high prices

  • Development projects sell well, buyers willing to take risks for returns

  • Means market is still slow for traditional sales

Barnett Ross AuctionMost of the properties and lots in this auction were of a commercial or development projects nature.With only 2 of the 69 lots as pure residential. It can be seen as a successful auction on the day with 70% lots sold on or prior, however this is comparatively less to the 92% success to their last auction in May.

 

One of our clients showed interest in a standard commercial and another lot with development potential. We were able to get the commercial lot at a very reasonable price, resulting in a rental yield of 9.6%. The winning bid was over guide but the returns and limited risk meant this was a very good deal for our client. We was expecting more competition however as the lot was just outside the hot market that is London there was less interest from inexperienced investors that have a premium and preference for London only property.

For the other lot that was a risky and uncertain proposition for future development. We advised our client of the potential returns once site was cleared and planning obtained. A strategy was put in place to bid up to 150% of the guide. Unfortunately the lot sold at over 400% guide.

Due to confidentiality we cannot reveal these details but here are some highlights of the auction:

Developments Projects Selling Well

  • Lot 2: Reserve Below £100k, Sold at £170k – Freehold vacant corner property in Ilford
  • Lot 3: Reserve Below £150k, Sold at £700k – Total derelict shop unit with potential for 3 story development in Kings Cross.
  • Lot 61: Reserve Below £175k, Sold at £257k, Vacant office and first floor flat in NW2, potential for 2x one bedroom flats.
  • Lot 67: Reserve Below £7k, Sold at £34k, vacant land and potential for more adjacent as unregistered, potential for house or flats. in SE25

Bargains

  • Lot 23 Sold at £725k, Rental £93k with 2 vacant units – 13% yield with rise possible – Industrial in Tottenham
  • Lot 25 – Sold £215k, Rental £29k – 13.5% yield. – 2 shops in Cheshire.

Sellers Keeping Reserves too high?

Over 22 lots where the reserve was not met, a fair few where the difference was only a few thousand, possibly 1% of the asking price. Some will have sold after but this shows why the market is so slow, sellers holding out at higher prices and buyers and demanding higher yields and so will not pay too high a price.

Please have a read of our analysis of other auctions recently: Brendons, Allsops, Savills and where we feel the roles of auctions have changed 

If you require any assistance or property advice: call us today 07960 344399 for a FREE consultation

info based on observation from the Barnett Ross Auction, data correct as to what was observed.

 

 

Slow London auction market: Observations from Brendons Auction


Brendons Auction, London Ealing Hotel, Wednesday 11th July 2012

Brendons Auction

Today PropVestment attended the Brendons auction with a client looking to bid on a lot.
As usual we had done our homework in terms of reading all the legal packs and researching rental and resale value of potential buys.

What was very surprising when we got there, expecting 400 people like the last Brendons auction was only around 30 people. Further 7 of the 18 lots “SOLD PRIOR” or “WITHDRAWN”.

Ultimately only 2 of the remaining lots sold, both of which went considerably over guide.  Both were development potentials that needed substantial work to be done in them. Our client unfortunately got outbid with the sale going 30% over guide.
All the other 9 lots, thats 50% were “UNSOLD” due to reserves not met or no bids whatsoever.

Property Market Analysis:

  • Sellers holding out at unrealistic prices.
  • High reserves show low confidence in market prices and auction mechanism.
  • Sellers bidding mainly on “bargain” or “distressed” properties with a quick refurb and resell in mind.
  • Low attendance, means low volumes in market, potentially as finance remains scarce.
  • There were no under 30s bidding. Mean no first time buyers.

It is clear the property market is struggling, finance must be opened out. People with finance are extra cautious. They are only investing where there are strong returns at low risk.

Uptill now we have seen all the auctions we have visited and analysed as booming with high sales and lots of people, seems like that hype is slowing. Possibly as this was not in central London there was lack of presence of cash rich overseas investors.

This is a huge change from earlier in 2012 when we observed booms: Auction are for selling . We also have analysis from Allsop and McHugh and Savills

We currently have many off the market properties in London, please contact us for exclusive deals. We do not publish  everything online. Email info@PropVestment.com
Many below market value deals and development projects.

“There is always an opportunity to make money in property”

 

Allsop Residential Auction February 2012: Results, Analysis & Conclusions – PropVestment

PropVestment provides a brief but insightful analysis of the results from Allsop Residential Auction in February 2012. We spent some time attending on behalf of a client looking to make a cash investment.

Allsop Residential Auction Headlines

  • 90% success for all lots in London and South East.
  • AST (Assured Shorthold Tenancy) yields over 10% 
  • Northern England struggling
Allsop Residential Auction

90% success rate at Allsop Residential Auction for London and South East

As you can see with the above chart, London as shown by the M25 statistics shows that over 90% auction success with an average price of £324,074. South East and South West also sold well with almost similar success rates however the values were significantly lower.

The worst success was the North East and Northern Ireland. The North East had the lowest success and the lowest average value for the Mainland. This means that this part of the country is the worst effected and the limited activity shows that even bargain hunting investors are staying well way.
The Northern Ireland results could be attributed to problems in mainland Ireland, however with only 6 lots that all sold, the data set is very limited.

Rental yields above 10% , investors market

The main information to be taken from these statistics is that most sales are investments for rental yields, with ASTs demanding lower prices but therefore higher yields. This can be attributed to risk factors.

An interesting stat is that sites with planning permission had a very low success rate, there are buyers there but sellers are keeping a high reserve on these.

CONCLUSIONS

As with previous auction articles like Auctions are for sellers we see similar stats here, majority of lots in London and South East sell well at high prices, however the rest of the market is struggling.
Auctions are for experienced investors and sellers, and not currently for first time buyers. 

*Graphics from www.allsops.co.uk Allsops Residential Auction

Auctions are now for selling rather than buying property

On Monday 6th February 2012 PropVestment paid a visit to Barnard Marcus residential property auction at Grand Connaught Rooms in London. We were in for a surprise as we were there as a buyer but soon found auctions are now for selling.
This was the first major property auction of 2012 in London. Thus it was pack out, many experienced and new property buyers in the hall.

Auctions are for buying not selling now

Lot 1 had guide of £800,000, a four bed house in Battersea, it went for £1.28m + 2.75% fees. This was the story of all the first twenty or so lots.
All the first 23 lots were in London, the average winning bid was over 30% above the guide price, taking out 5 where even at this level the Reserve was not met, the other 18 properties sold at over 36% above guide price.

A few other key high lights from this auction:

  • Most land only deals did not sell, reserve not met
  • A piece of land without planning permission for a possible 8 units went for £860k, that’s insane for the area, almost £110k land cost then planning then construction.
  • Most of the lots on by order of Mortgage companies got bids over guide however did not sell due to Reserve Not Met (RNM). This can only be the case as the lenders have over valued in the past and now face negative equity. Failures.
  • Properties in North England and Wales were the hardest sale, many RNM and a few with highest bids well under guide prices.

PropVestment Conclusions: Auctions are now for selling

Property Auctions have changed now, its a much more public affair and it seems that its no longer a place where you can pick up a bargain. The sellers use it to sell properties that otherwise will not fetch a similar price through traditional means such as local agents. This tell us something about the quality of the properties and legalities of them. There were many amendments to the information provided with particular importance on certain higher rentals, those properties were on the day changed to vacant possession. Therefore the guide rental was incorrect, how is one to know what the real rentability of a property is without doing thorough research.
Due to these pit fall, an auction is no longer a place for inexperienced or first time buyers to find a property to buy. Auction are now for selling.
Rather it is a place where landlords can easily offload not so good properties and rely on the ignorance or lack of research of bidders.

PropVestment Auction Advice
Buyers – Do your thorough research and get someone to look at the legal documents prior to bidding.
Sellers – Use auctions to sell unwanted properties, especially in London, everything sells

Have a read of our observations last year at Savills here

Short Lease: Good Investment or Bad Investment?

Came across this Short Lease listing today (below). Is it a worth while investment? £100k guide price.

The Short Lease listing

LEASEHOLD MAISONETTE VACANT POSSESSION
By Order of the London Borough of Enfield
Situated in a popular residential area, close to Trent Park and local shopping/ travelling facilities including Oakwood Underground Station (Picadilly Line).

A Self-Contained Purpose Built First Floor Maisonette with accommodation comprising:
Living Room
Bedroom (One)
Bedroom (Two)
Kitchen
Bathroom/WC
Leasehold for a term of 99 years from 25th December 1959 at a ground rent of £15 per annum.
Entire Vacant Possession upon completion

Short Lease

Short Lease, no problem

 

The maths

Its no secret that with only 46 years on lease most normal lenders will not lend.
So cash invest it.
£100,000 invested (if can buy for guide)
Rent: £13200 (based on asking rental for same flat few doors down)

46 years means over £600k income
Take out your £100k with saving account interest over first 8 years

Leaves £500k, yes half a million for not doing anything

The twist 

Call PropVestment and we will show you how to pull out your full £100k in 6 months and keep the property forever. Free lifetime Income

RESULTS – Short Lease
After publishing this article, one of our most read articles of all time, the property ended up fetching £187,000 in the auction and the buyer could extend the short lease to a whole 125 years for another £36,000.
Overall this ended up being a high price to pay for an property of this type however the buyer saw the future scope and realised that short lease should not stop you picking up a good property.

 

First time buyers face scarce supple due to council property

London Property has No Recession: Observations from Savills Auction

On Monday I went to The Royal Garden Hotel, Kensington to the Savills Residential Property Auction. The atmosphere of auctions has changed, and there were some shocking observations I made, both subjective and objective.

Key Points: First 50 Properties



Average Guide Price £259k
Average Bid (Sold) £288k
Average Bid(RNM) £324k
Average Highest Bid £301k
Average increase on Guide by Highest Bid 19%
  • Sellers’ Auction, High Prices & Reserve not met too often
  • Properties sold up to 205% of guide price
  • Reserves not met on over a third of properties Read more