October 24, 2017
Here is number 16 on my top 20 streets in Cardiff, I am at Arabella St in Roath.
October 24, 2017
Here is number 16 on my top 20 streets in Cardiff, I am at Arabella St in Roath.
October 20, 2017
The mind-set and tactics you employ to buy your first Cardiff buy to let property needs to be different to the tactics and methodology of buying a home for yourself to live in. The main difference is when purchasing your own property, you may well pay a little more to get the home you (and your family) want, and are less likely to compromise. When buying for your own use, it is only human nature you will want the best, so that quite often it is at the top end of your budget (because as my parents always used to tell me – you get what you pay for in this world!).
Yet with a buy to let property, if your goal is a higher rental return – a higher price doesn’t always equate to higher monthly returns – in fact quite the opposite. Inexpensive Cardiff properties can bring in bigger monthly returns. Most landlords use the phrase ‘yield’ instead of monthly return. To calculate the yield on a buy to let property one basically takes the monthly rent, multiplies it by 12 to get the annual rent and then divides it by the value of the property.
This means, if one increases the value of the property using this calculation, the subsequent yield drops. Or to put it another way, if a Cardiff buy to let landlord has the decision of two properties that create the same amount of monthly rent, the landlord can increase their rental yield by selecting the lower priced property.
To give you an idea of the sort of returns in Cardiff…
|Cardiff Property type||Average Price paid (last 12 months) in Cardiff||Average Rent Achieved in last 12 months in Cardiff||Lower End of Yield Range in Cardiff||Average Yield in Cardiff||Upper End of Yield range in Cardiff|
Now of course these are averages and there will always be properties outside the lower and upper ranges in yields: they are a fair representation of the gross yields you can expect in the Cardiff area.
As we move forward, with the total amount of buy to let mortgages amounting to £199,310,614,000 in the country, landlords need to be aware of the investment performance of their property, especially in the era of tax increases and tax relief reductions. Landlords are looking to maximise their yield – and are doing so by buying cheaper properties.
However, before everyone in Cardiff starts selling their upmarket properties and buying cheap ones, yield isn’t the only factor when deciding on what Cardiff buy to let property to buy. Void periods (i.e. the time when there isn’t a tenant in the property between tenancies) are an important factor and those properties at the cheaper end of the rental spectrum can suffer higher void periods too. Apartments can also have service charges and ground rents that aren’t accounted for in these gross yields. Landlords can also make money if the value of the property goes up and for those Cardiff landlords who are looking for capital growth, an altered investment strategy may be required.
In Cardiff, for example, over the last 20 years, this is how the average price paid for the four different types of Cardiff property have changed…
It is very much a balancing act of yield, capital growth and void periods when buying in Cardiff. Every landlord’s investment strategy is unique to them. If you would like a fresh pair of eyes to look at your portfolio, be you a private landlord that doesn’t use a letting agent or a landlord that uses one of my competitors – then feel free to drop in and let’s have a chat. What have you got to lose? 30 minutes and my tea making skills are legendary!
October 10, 2017
Here is number 17 on my countdown of the top 20 streets in Cardiff based on their turnover and popularity
September 30, 2017
“What’s happening to the Cardiff Property Market” is a question I am asked repeatedly. Well, would it be a surprise to hear that my own research suggests that there isn’t just one big Cardiff property market – but many small micro-property markets?
According to recent data released by the Office of National Statistics (ONS), I have discovered that at least three of these micro-property markets have emerged over the last 20+ years in the area.
For ease, I have named them the …
The ‘lower’ and ‘lower to middle’ sectors of the Cardiff property market have been fuelled over the last few years by two sets of buyers. The first set, making up the clear majority of those buyers, are cash rich landlord investors who are throwing themselves into the Cardiff property market to take advantage of alluringly low prices and even lower interest rates. The other set of buyers in the ‘lower’ and ‘lower to middle’ Cardiff property market are the first-time buyers (FTB), although the FTB market is in a state of unparalleled deadlock as it’s been trampled into near-immobility and incapacity by the new 2014 stricter mortgage affordability regulations and also fewer mortgages with low deposits.
Some of you may be interested to know how I have classified the three sectors ..
…. and if one looks at the figures for City of Cardiff Council area you can see the three different sectors (lower, lower/middle and middle) have performed quite differently.
|City of Cardiff Council Property Market – Sold Prices||Price Paid in 1995||Price Paid in 2017||Percentage Uplift
1995 – 2017
|Lower (Bottom 10%)||£29,725||£109,000||266.69%|
|Lower to Middle (Lower Quartile)||£38,000||£137,000||260.53%|
|Middle (The Median)||£55,499||£211,484||281.06%|
You can quite clearly see that it is the ‘middle’ market that has performed the best.
You might ask, what do all these different figures mean to homeowners and landlords alike? Quite a lot – so let me explain. The worst performing sector (with the lowest Percentage uplift) was the ‘lower to middle’ housing market. Therefore, interestingly, if we applied the best percentage uplift figure (i.e. from the ‘middle’ market percentage uplift), to the ‘lower to middle’ 1995 housing market figure, the 2017 figure of £137,000, would have been £144,803 instead.
Now, I have specifically not mentioned the upper reaches of the Cardiff housing market for several reasons. Firstly, the lower or middle market is where most of the buy to let investment landlords buy their property and where the majority of property transactions take place. Secondly, due to the unique and distinctive nature of Cardiff’s up-market property scene (because every property is different and they don’t tend to sell as often as the lower to middle market), it is much more difficult to calculate what changes have occurred to property prices in that part of the Cardiff property market – looking at the stats for the up-market Cardiff property market from Land Registry, only 14 properties in Cardiff (and a 3 mile radius around it) have sold for £1,250,000 or more since 1997.
So, what should every homeowner and buy to let landlord take from the information that there are many micro-property markets? Well, when you realise there isn’t just one Cardiff Property Market, but many Cardiff “micro-property markets”, you can spot trends and bag yourself some potential bargains. Even in this market, I have spotted a number of bargains over the last few months that I have shared in my Property Blog and to my landlord database, especially in the ‘lower’ and ‘lower/middle’ market.
September 25, 2017
Here is number 18 on my countdown of the top 20 streets in Cardiff based on their turnover and popularity, I am in Whitchurch on Velindre Road
September 18, 2017
I was having a lazy Saturday morning, reading through the newspapers at my favourite coffee shop in Cardiff Bay. I find the most interesting bits are their commentaries on the British Housing Market. Some talk about property prices, whilst others discuss the younger generation grappling to get a foot-hold on the property ladder with difficulties of saving up for the deposit. Others feature articles about the severe lack of new homes being built (which is especially true in Cardiff Bay!). A group of people that don’t often get any column inches however are those existing homeowners who can’t move!
Back in the early 2000’s, between 1m and 1.3m people moved each year in England and Wales, peaking at 1,349,306 home-moves (i.e. house sales) in 2002. However, the ‘credit crunch’ hit in 2008 and the number of house sales fell to 624,994 in 2009. Since then this has steadily recovered, albeit to a more ‘respectable’ 899,708 properties by 2016. This means there are around 450,000 fewer house sales (house-moves) each year compared to the noughties. The question is … why are there fewer house sales?
To answer that, we need to go back 50 years. Inflation was high in the late 1960’s, 70’s and early 80’s. To combat this, the Government raised interest rates to a high level in a bid to lower inflation. Higher interest rates meant the householders monthly mortgage payments were higher, meaning mortgages took a large proportion of the homeowner’s household budget. However, this wasn’t all bad news since inflation tends to erode mortgage debt in ‘real spending power terms’. Consequently, as wages grew (to keep up with inflation), this allowed home owners to get even bigger mortgages. At the same time their mortgage debt was decreasing, therefore allowing them to move up the property ladder quicker.
Roll the clock on to the late 1990’s and the early Noughties, and things had changed. UK interest rates tumbled as UK inflation dropped. Lower interest rates and low inflation, especially in the five years 2000 to 2005, meant we saw double digit growth in the value of UK property. This inevitably meant all the home owner’s equity grew significantly, meaning people could continue to move up the property ladder (even without the effects of inflation).
This snowball effect of significant numbers moving house continued into the mid noughties (2004 to 2007), as Banks and Building Society’s slackened their lending criteria. [You will probably remember the 125% loan to value Northern Rock Mortgages that could be obtained with just a note from your Mum!!]. This meant home movers could borrow even more to move up the property ladder.
So, now it’s 2017 and things have changed yet again!
You would think that with ultra-low interest rates at 0.25% (a 320-year low) the number of people moving would be booming – wouldn’t you? However, this has not been the case. Less people are moving because:
(1) low wage growth of 1.1% per annum
(2) the tougher mortgage rules since 2014
(3) sporadic property price growth in the last few years
(4) high property values comparative to salaries (I talked about this a couple of months ago)
What does thistranslate to in pure numbers locally?
In 2007, 7,642 properties sold in the Cardiff City Council area and last year, in 2016 only 5,400 properties sold – a drop of 29.34%.
Therefore, we have just over 2,240 less households moving in the Cardiff Bay and surrounding Council area each year. Now of that number, it is recognised throughout the property industry around fourth fifths of them are homeowners with a mortgage. That means there are around 1,838 mortgaged households a year (fourth fifths of the figure of 2,240) in the Cardiff Bay and surrounding council area that would have moved 10 years ago, but won’t this year.
The reason they can’t/won’t move can be split down into different categories, explained in a recent report by the Council of Mortgage Lenders (CML). So, of those estimated 1,838 annual Cardiff Bay (and surrounding area) non-movers, based on that CML report –
The first three above are beyond the Government or Bank of England control. However could there be some influence exerted to help the non-movers because of financing the new mortgage and keeping within the new rules of mortgage affordability? If Cardiff Bay property values were lower, this would decrease the size of each step up the property ladder. This would mean the opportunity cost of increasing their mortgage would reduce (i.e. opportunity cost = the step up in their mortgage payments between their existing and future new mortgage) and they would be able to move to more upmarket properties.
Then there is the mortgage rules, but before we all start demanding a relaxation in lending criteria for the banks, do we want to return to free and easy mortgages 125% Northern Rock footloose and fancy-free mortgage lending that seemed to be available in the mid 2000’s … available at a drop of hat and three tokens from a cereal packet?
September 5, 2017
Number 19 on the countdown of my top 20 streets in Cardiff is Rhymney Street in the heart of Cathays. It has an average price £177,442 and has had 280 transactions since 1995.
September 1, 2017
My thoughts to the landlords and homeowners of Cardiff…
The tightrope of being a Cardiff buy-to-let landlord is a balancing act many do well at. Talking to several Cardiff landlords, they are very conscious of their tenants’ capacity and ability to pay the rent and their own need to raise rents on their rental properties (as Government figure shows ‘real pay’ has dropped 1% in the last six months). Evidence does however suggest many landlords feel more assured than they were in the spring about pursuing higher rents on their Cardiff buy-to-let properties.
During the summer months, historic evidence suggests that the rents new tenants have had to pay on move in have increased. June/July/August is a time when renters like to move, demand surges and the normal supply and demand seesaw mean tenants are normally prepared to pay more to secure the property they want to live in, in the place they want to be. This is particularly good news for Cardiff landlords as average Cardiff rents have been on a downward trend recently. So look at the figures here…
Rents in Cardiff on average for new tenants moving in have risen 0.8% for the month, taking overall annual Cardiff rents 1.3% higher for the year
However, several Cardiff landlords have expressed their apprehensions about a slowing of the housing market in Cardiff and I believe, based on this new evidence, they may be exaggerated.
Before we get the Champagne out, the other side of the coin to property investing is capital values (which will also be of interest to all the homeowners in Cardiff as well as the Cardiff buy-to-let landlords). I believe the Cardiff property market has been trying to find some form of balance (one might even say equilibrium) since the New Year. According to the Land Registry…
Property Values in Cardiff are 5.88% higher than they were 12 months ago, rising by 2.68% last month alone!
Yet, I would take those figures with a pinch of salt as they reflect the sales of Cardiff properties that took place in early Spring 2017 and now are only exchanging and completing during the summer months.
The reality is the number of properties that are on the market in Cardiff today has risen by 4.21% since the New Year and that will have a dampening effect on property value increases. As tenants have had less choice, buyers now have more choice … and that will temper Cardiff property prices as we head towards 2018.
Be you a homeowner or landlord, if you are planning to sell your Cardiff property in the short term, it’s important, especially with the rise in the number of properties on the market, that you realistically price your property when you bring it to the market. It is so crucial as the short-term balance of the local property market see-saw slips more towards the buyer with the increase in the number of properties for sale. Everyone has access to every property on the market now through the likes of Rightmove and Zoopla and they will compare your home with other property like yours.
However, even with this uplift in the number of properties for sale in Cardiff, property prices will remain stable and strong in the medium to long term. This is because the number of properties on the market today is still way below the peak of summer of 2008, when there were 6,687 properties for sale compared to the current level of 2,623 (if you recall, prices dropped by nearly 20% in Credit Crunch years of ‘08 and ‘09).
Compared to 2008, today’s lower supply of Cardiff properties for sale will keep prices relatively high…and they will continue to stay at these levels for the medium to long term.
Less people are moving than a few years ago, meaning less property is for sale. Fewer properties for sale mean property prices remain relatively high and this is because of a number of underlying reasons. Firstly, buy-to-let landlords tend not sell their properties as often than owner-occupiers, consequently removing the property out of the housing market selling cycle. Secondly, Stamp Duty is much higher compared to 10 years ago (meaning it costs more to move). Next, there is a dearth of local authority rental housing so demand for private rented housing will remain high. Then we have the UK’s maturing owner occupier population, meaning these older people are less likely to move (compared to when they were younger). Another reason is the lack of new homes being built in the country (we need 240k houses a year to be built in the UK and we are currently only building 145k a year!) and finally, the new mortgage rules introduced in 2014 about how much a person can borrow on a mortgage has curtailed demand.
Some final thought’s before I go – to all the Cardiff homeowners that aren’t planning to sell – this talk of price changes is only on paper profit or loss. To those that are moving … most people that sell, are buyers as well, so as you might not get as much for yours, the one you will want to buy won’t be as much, (swings and roundabouts as Mum used to say!)
To all the Cardiff landlords – keep your eyes peeled – I have a feeling there may be some decent buy-to-let deals to be had in the coming months
August 22, 2017
The most recent set of data from the Land Registry has stated that property values in Cardiff and the surrounding area were 5.8% higher than 12 months ago and 12.27% higher than January 2015.
Despite the uncertainty over Brexit as Cardiff (and most of the UK’s) property values continue their medium and long-term upward trajectory. As economics is about supply and demand, the story behind the Cardiff property market can also be seen from those two sides of the story.
Looking at the supply issues of the Cardiff property market, putting aside the short-term dearth of property on the market, one of the main reasons of this sustained house price growth has been down to of the lack of building new homes.
The draconian planning laws, that over the last 70 years (starting with The Town and Country Planning Act 1947) has meant the amount of land built on in the UK today, only stands at 1.8% (no, that’s not a typo – its one point eight percent) and that is made up of 1.1% with residential property and 0.7% for commercial property. Now I am not advocating building modern ugly carbuncles and high-rise flats in the Cotswolds, nor blot the landscape with the building of massive out of place ugly 1,000 home housing estates around the beautiful countryside of such villages as Lavernock, Sully and Radyr.
The facts are, with the restrictions on building homes for people to live in, because of these 70-year-old restrictive planning regulations, homes that the youngsters of Cardiff badly need, aren’t being built. Adding fuel to that fire, there has been a large dose of nimby-ism and landowners deliberately sitting on land, which has kept land values high and from that keeps house prices high.
Looking at the demand side of the equation, one might have thought property values would drop because of Brexit and buyers uncertainty. However, certain commenters now believe property values might rise because of Brexit. Many people are risk adverse, especially with their hard-earned savings. The stock market is at an all-time high (ready to pop again?) and many people don’t trust the money markets. The thing about property is its tangible, bricks and mortar, you can touch it and you can easily understand it.
The Brits have historically put their faith in bricks and mortar, which they expect to rise in value, in numerical terms, at least. Nationally, the value of property has risen by 635.4% since 1984 whilst the stock market has risen by a very similar 593.1%. However, the stock market has had a roller coaster of a ride to get to those figures. For example, in the dot com bubble of the early 2000’s, the FTSE100 dropped 126.3% in two years and it dropped again by 44.6% in 9 months in 2007… the worst drop Cardiff saw in property values was just 18.09% in the 2008/9 credit crunch.
Despite the slowdown in the rate of annual property value growth in Cardiff to the current 5.8%, from the heady days of 9.89% annual increases seen in mid 2014, it can be argued the headline rate of Cardiff property price inflation is holding up well, especially with the squeeze on real incomes, new taxation rules for landlords and the slight ambiguity around Brexit. With mortgage rates at an all-time low and tumbling unemployment, all these factors are largely continuing to help support property values in Cardiff (and the UK).
August 17, 2017
Over the last 12 months, the UK has decided to leave the EU, have a General Election with a result that didn’t go to plan for Mrs May and to add insult to injury, our American cousins elected Donald Trump as the 45th President of the United States. It could be said this should have caused some unnecessary unpredictability into the UK property market.
The reality is that the housing and mortgage market (for the time being) has shown a noteworthy resilience. Indeed on the back of the Monetary Policy pursued by the Bank of England there has been a notable improvement of macro-economic conditions! In July for example it was announced that we are witness to the lowest levels of unemployment for nearly 50 years. Furthermore, despite the UK construction industry building 21% more properties than same time the previous year, there has still been a disproportionate increase in demand for housing, particularly in the most thriving areas of the Country. Repossessions too are also at an all-time low at 3,985 for the last Quarter (Q1 2017) from a high of 29,145 in Q1 2009. All these things have resulted in…
Property values in Cardiff according to the
Land Registry are 5.8% higher than a year ago
So, what does all this mean for the homeowners and landlords of Cardiff, especially in relation to property prices moving forward?
One vital bellwether of the property market (and property values) is the mortgage market. The UK mortgage market is worth £961,653,701,493 (that’s £961bn) and it representative of 13,314,512 mortgages (interestingly, the UK’s mortgage market is the largest in Europe in terms of amount lent per year and the total value of outstanding loans). Uncertainty causes banks to stop lending – look what happened in the credit crunch and that seriously affects property prices.
Roll the clock back to 2007, and nobody had heard of the term ‘credit crunch’, but now the expression has entered our everyday language. It took a few months throughout the autumn of 2007, before the crunch started to hit the Cardiff property market, but in late 2007, and for the following year and half, Cardiff property values dropped each month like the notorious heavy lead balloon, meaning …
The credit crunch caused Cardiff property values to drop by 18.1%
Under the sustained pressure of the Credit Crunch, the Bank of England realised that the UK economy was stalling in the early autumn of 2008. Loan book lending (sub-prime phenomenon) in the US and across the world was the trigger for this pressure. In a bid to stimulate the British economy there were six successive interest rates drops between October 2008 and March 2009; this resulted in interest rates falling from 5% to 0.5%!
Thankfully, after a period of stagnation, the Cardiff property market started to recover slowly in 2011 as certainty returned to the economy as a whole and Cardiff property values really took off in 2013 as the economy sped upwards. Thankfully, the ‘fire’ was taken out of the property market in Spring 2015 (otherwise we could have had another boom and bust scenario like we had in the 1960’s, 70’s and 80’s), with new mortgage lending rules. Throughout 2016, we saw a return to more realistic and stable medium term property price growth. Interestingly, property prices recovered in Cardiff from the post Credit Crunch 2009 dip and are now 41.3% higher than they were in 2009.
Now, as we enter the summer of 2017, with the Conservatives having been re-elected on their slender majority, the Cardiff property market has recouped its composure and in fact, there has been some aggressive competition among mortgage lenders, which has driven mortgage rates down to record lows. This is good news for Cardiff homeowners and landlords, over the last few months a mortgage price war has broken out between lenders, with many slashing the rates on their deals to the lowest they have ever offered. For example, last month, HSBC launched a 1.69% five-year fixed mortgage!
Interestingly, according to the Council of Mortgage Lenders, the level of mortgage lending had soared to an all-time high in the UK.
In the Cardiff postcodes of CF3/5/10/11/14/15/23/24, if you added up everyone’s mortgage, it would total £5,548,345,594!
Since 1977, the average Bank of England interest rate has been 6.65%, making the current 323 year all time low rate of 0.25% very low indeed. Thankfully, the proportion of borrowers fixing their mortgage rate has gone from 31.52% in the autumn of 2012 to the current 59.3%. If you haven’t fixed – maybe you should follow the majority?
In my modest opinion, especially if things do get a little rocky and uncertainty seeps back in the coming years (and nobody knows what will happen on that front), one thing I know is for certain, interest rates can only go one way from their 300 year ultra 0.25% low level … and that is why I consider it important to highlight this to all the homeowners and landlords of Cardiff. Maybe, just maybe, you might want to consider taking some advice from a qualified mortgage adviser? There are plenty of them in Cardiff