London sends out early spring shoots to the country market

The first green shoots of recovery have been seen in some prime residential markets beyond London which recorded their first quarterly price rise in a year, according to the Savills prime regional index.

Key commuter hotspots, close to London, showed particularly strong quarterly growth of over 5 per cent.

Average values in the UK index (which measures properties averaging just over £1 million) increased by a marginal 0.6 per cent in the first three months of this year. This growth was mainly confined to the South East where values rose by 1.5 per cent, driven by the equity-rich sellers of London homes who started to make the move to the country.

“There was a noticeable increase in buyer numbers from London in the Home Counties this quarter with 43% of buyers coming from the capital in January to March, compared with 36% in the final quarter of  2011,” says Yolande Barnes, Head of Savills residential research.

“This is a clear sign that the £18 billion of foreign private equity that has flowed into prime central since 2007 is now beginning to trigger a migration of equity out to prime markets in the regions.  Over the course of the property cycle, its impact will be felt everywhere as it moves out from London and increasingly impacts on cheaper properties.”

Crucially, prime regional prices are still on average -17.1 per cent below their former 2007 peak and represent extraordinary value for those seeking to leave London, Barnes believes.  Even in the South East, prices are still 11.7% cheaper than they were in 2007.

“Ultra-prime country properties over £2m had been recovering more in line with London prices, although still stand nearly 10% below their former peak. It would appear though that the 7% stamp duty rate has now created a threshold in the market in which properties priced between £2.0m and £2.5m could see some chipping of values or buyers pausing for thought.

“There are clear signs that the falls we have seen in prime markets – even those close to London – are now slowing and that those regions which are traditionally the first to recover after the capital have bottomed out, and are even starting to recover.

“In January, we said that 2012 would present ‘unprecedented opportunities’ for buyers selling in London and buying in the country and some of them now appear to be taking that opportunity.  The price differential between London and the country has opened to its widest ever and this has triggered interest from Londoners priced out of larger homes in the capital.”

Annual growth across the prime UK market, like the mainstream market, remains in negative territory at -2.8 per cent year on year, and values are still more than 17 per cent below peak – in contrast to prime central London where they are now some 20 per cent above their former peak.  After the budget, many more Londoners may well wish to avoid the £2m pricing point so a trade out to a larger £1m country house may prove an increasingly attractive option to them.

The Savills market strength indicator for prime property in the Home Counties has just started to tick up and reveals positive prospects for country house values further afield as time goes on.

Average values across the South East have all but flat-lined, with annual falls of just -0.8 per cent on the back of the quarterly rise, while the Eastern region is just -2.2 per cent down year on year, but marginally positive (+0.3%) in the first three months of the year.

Some key commuter hotspots have shown sharp first quarter growth on the back of  renewed interested from London equity buyers, Henley has grown by +5.2%, Guildford, +4.0%, Harpenden +4.5% and Esher by +3.9 per cent.  This is the first clear signal of a ripple of wealth out of the capital, which traditionally indicates that the prime markets further afield should be beginning to bottom out.

Richard Gordon of UKPI said: “This latest report confirms our suggestion that the recent activity seen in London will begin to filter out to the suburbs and commuter belt around the south east and Home Counties. (See article here)

“The property market in these areas continues to strengthen and it is increasingly looking like 2012 will be seen as the turning point. It demonstrates the good value to be had in areas like Wokingham and Newbury and supports our decision to include these properties in our sales portfolio.”

See: Regent Court, Wokingham

See: Sidestrand Road, Newbury

Source: Propertytalklive!

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