Tag Archives: real-estate
Prime central London lettings market subdued in second quarter of 2016
Activity in the prime central London (PCL) lettings market has been subdued during the second quarter of 2016, according to the latest analysis report. The sector saw a reduction in demand and as a result a higher number of properties on the market, says the report from real estate from JLL. As a result prospective tenants have ample choice and this has led to falls in rental values in some price ranges, particularly where properties are not presented to the highest standard. The excess of supply has led to pressure on rents across Prime Central London. However, immaculate properties presented in first class condition are not dropping in value and while the lower end of the market had previously been relatively immune, rental values fell in the second quarter. On average rental values declined by 1.9% during the second quarter of the year and over the 12 months values fell by 4.3% with declines of 8% to 10% per annum across higher rent levels. Rental market activity has remained stable with the number of transactions in the 12 months to the first quarter of 2016 down by only 1% compared with the same period in 2015. But activity picked up slightly quarter on quarter in the second quarter of 2016 with the volume of transactions increasing by 12% during this period to a similar level with the second quarter of 2015, with apartment lettings down by 1% but house rentals up by 8%. The main feature of the current market is an oversupply of stock, according to Neil Chegwidden, residential research director at JLL. ‘With weakened tenant demand, the increased supply of properties on the market is not being eroded. Available supply has also been boosted by owners electing to rent out their properties as opposed to selling them, given the diminished demand in the sales market,’ he said. ‘Sources of new demand have been limited in 2016 and this has left existing tenants in a strong bargaining position. Although most are choosing to remain in their current accommodation due to the upheaval and cost of a move, some are moving elsewhere to take advantage of these conditions,’ he added. According to Lucy Morton, director, residential agency at JLL based in Knightsbridge, the outlook for the third quarter of the year is much more optimistic. ‘Whilst the first six months of 2016 were challenging for the prime central London lettings market, the third quarter is more active,’ she said. ‘Along with an increase in transactions we expect the current oversupply of available properties to diminish as demand increases. We are seeing and letting to an influx of high net worth students and families eager to get settled before the start of the next school year. There is a marked increase in enquiries from relocation agents acting for the City corporations relocating expats into London,’ she added. Continue reading
UK farmland market sees muted activity post Brexit
Just over 123,000 acres were publicly marketed across Great Britain in the first seven months of 2016, which is comparable with the acreage marketed during the same period of last year. But the data from the latest UK farmland update report from real estate firm Savills suggests that uncertainty surrounding Brexit has created a lull in market activity. The data also shows that during the first half of 2016, the average value of farmland across Great Britain fell by just under 2%. The average downward trend continues to be led by arable values, which are more exposed to pressure from low commodity prices. In England activity was down by 6% but in Scotland, the opposite, a degree of referendum fatigue may have helped increase activity which was up by 8% while in Wales activity increased by 35% but the report points out that was coming from a much smaller base where a few farms can distort the figures either way. It also points out that the farmland market normally quietens in the summer so it is difficult to assess the ‘actual’ Brexit effect. ‘Most of the questions surrounding Brexit and its impact on the UK remain unanswered and will do for some time,’ said Ian Bailey, head of agricultural research. ‘But our analysis to date is beginning to suggest that the impact of changes to trade agreements could be far more significant than changes to the existing agricultural subsidy. The key issues determining prices achieved for farmland remain low commodity prices and location based demand,’ he explained. He also pointed out that in some areas there is evidence of a good number of larger farms coming to the market, especially across the southern half of England but in many areas there is an expectation that the second half of the year will be quieter than during the first six months. The Savills report predicts subdued activity overall with 2016 supply down around 8% in compared with 2015. It expects that the muted activity in England will continue to the end of the year and in Scotland there will be reduced supply in the second half of the year after an active first six months while supply is likely to be boosted in Wales. An analysis of farm transactions, where Savills acted for the buyer or seller, for the first half of the year indicates that there has not been any material change in the profile of buyers and sellers during the first half of this year compared with last year and the last analysis in February. ‘We expect this to continue into the second half of the year although, the opportunities offered by weak sterling, may increase the activity of overseas buyers,’ said Bailey. ‘Agriculture tends to do well in time of economic uncertainty. In addition, the weak pound creates opportunities for overseas buyers. Both of these factors, along with the anticipated reduced supply, may help support farmland values,’ he added. Continue reading
Currency fluctuations adding to slowdown in Dubai property market
Residential property prices in Dubai fell again during the second half of 2016 and the slowdown is projected to continue. Data from two sets of figures covering the second quarter show that the real estate market is slowing although sales are holding up. However, currency fluctuations are adversely affecting demand from foreign buyers. The data from CBRE shows that it was the sixth consecutive quarter of declines with the average sales rate down 2% quarter on quarter and 12% year on year, with the most significant fall recorded in the upper segment of the market. ‘Prices within the mid-market segment have proven to be far more resilient to this downward rate trend, reflecting the current demand for affordable accommodation in freehold communities,’ the report says. Although sales have held up relatively well, rental values in the mid-market segment of the market in areas like Al Barsha, Oud Metha and Bur Dubai have fallen, reflecting the higher availability of homes on the market. It suggests that the devaluation of major currencies, global economic uncertainty, redundancies and lower accommodation budgets mean that there is likely to be a further softening of demand levels and sales rates in the short term, especially for higher end and larger units. Indeed, the firm predicts that property sales rates are set to fall further by an additional 3% to 5% in the coming quarters although some locations may vary. ‘It is estimated that around 48,000 new residential units, apartments and villas, could enter the Dubai market during the period 2016 to 2018, provided that construction delays are at a minimal,’ said Mat Green, head of research and consulting UAE at CBRE Middle East. Meanwhile, the latest Phidar Advisory Dubai residential research note for the end of the second quarter of 2016 shows that residential prices dropped in the first half of the year and projects further declines. ‘Some claim this is a supply story, but supply has expanded slowly over the past thirty months. The current declines reflect soft demand,’ said Jesse Downs, managing director of Phidar Advisory. The Phidar house price index data shows that apartment lease rates declined 2.2%, while sale prices declined 3.7%, pushing gross yields up to 7.9%, a three month gain of 12 basis points while lease rates for villas decreased 3.6% and sale prices declined 1.1%, which pushed yields down to 4.7%, a loss of 12 basis point in the first half of the current quarter. ‘The compression of villa yields is unsustainable and should slowly reverse in the coming year. Sale prices and rent declines for both villas and apartments will likely continue for the next 12 months, possibly up to 18 months,’ added Downs. She also pointed out that as there are a high number of foreign buyers in Dubai currency fluctuations are affecting the real estate market. ‘The strong US dollar is one of the biggest barriers to a Dubai real estate recovery now. Unfortunately, a strong dollar also is usually associated… Continue reading
